A development application has been submitted for a 36-storey residential tower at 457 Adelaide Street in Brisbane City. Lodged by Russo Custodians Pty Ltd, the proposal seeks to redevelop the narrow 367m² site with a high-rise building comprising 20 large three-bedroom apartments.
The site is currently occupied by a five-storey commercial building with ground-level retail. The proposed development would exceed the height limit set under the City Centre Neighbourhood Plan, which permits a maximum of 12 storeys for sites of this scale, triggering impact assessment and public notification.
According to architect Nettletontribe, the building would prioritise a slender vertical form with articulated façades and generous private balconies to improve visual interest and airflow. The tower proposes whole-floor and dual-level apartments, aiming to deliver large-format housing within the inner city.
The podium would maintain active frontage to Adelaide Street and include a defined awning and landscaped interface. Vehicle access and servicing, including refuse collection, would be located off Howard Street at the rear.
Communal facilities would be split across a podium level and a rooftop terrace featuring a swimming pool, barbecue area, and outdoor seating. A total of 689m² of communal area is proposed.
The site is located in Brisbane’s Principal Centre (City Centre) Zone and is subject to the City Centre Neighbourhood Plan. While the zone supports high-density mixed-use development, the plan imposes a 12-storey limit for sites with frontages under 20 metres, such as this one.
The application notes that the proposed height is consistent with surrounding towers and is supported by its context within the dense city core. The prelodgement meeting with Council acknowledged the need for “outstanding architectural merit” and “best practice subtropical design” to support any additional building height, which the applicant contends has been achieved.
Project Rundown
| Development Parameter | Proposed Development |
|---|---|
| Address: | 457 Adelaide Street, Brisbane City |
| Development Type: | Residential – Multiple Dwelling |
| Site Area: | 367m² |
| Gross Floor Area (GFA): | 7,355m² |
| Height: | 36 storeys / approximately 117 metres |
| Apartments: | 20 x 3-bedroom apartments |
| Elevators: | 2 lifts (lift-to-unit ratio 1:10) |
| Communal Space: | 689m² across Level 1, Mezzanine, and Rooftop |
| Retail: | Nil |
| Car Parking: | 24 spaces (20 resident, 4 visitor) via car stackers |
| Bike Parking: | Internal to each unit (no centralised resident or visitor bike parking) |
| Developer: | Russo Custodians Pty Ltd |
| Architect: | Nettletontribe |
| Landscape Design: | Wild Studio |
| Town Planner: | Urbicus |
| Sustainability: | Rooftop Solar: No proposed solar on plans for communal building energy consumption Energy Efficiency: Passive design, facade articulation, shading Waste Management: Dedicated refuse room with compactor, no recycling chute, requiring manual recycling removal Water Conservation: Rainwater tank for irrigation integrated within podium design Green Landscaping: 213m² of landscaping, green edge elements Active Transport Facilities: Footpath access to Adelaide and Howard Streets, no formal end-of-trip facilities |
| Date Submitted: | July 2025 |
| Assessment Level: | Impact Assessable (MCU), Code Assessable (Building Works) |
| DA Application Link: | A006831322 |
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The proposed residential tower at 457 Adelaide Street is spearheaded by Russo Custodians Pty Ltd, the private development vehicle of Brisbane entrepreneur Angelo Russo. While Russo Custodians has maintained a low public profile and this appears to be its first major residential project, it is part of the Russo family’s broader property network, notably connected to Northshore Group.
One of Northshore’s most celebrated projects is the revitalisation of the heritage-listed Stewart & Hemmant building at 15 Marshall Street in Fortitude Valley, which has been transformed into a dynamic commercial, retail, and office precinct that blends heritage charm with contemporary use.
The subject site has had numerous proposals lodged to date including one in May 2016 and a design update in mid-2019.
This application explains why the building onsite that is owned by Sarina Russo has been left as a derelict eyesore in the middle of all the development that has occurred in that part of the city.
What happens when the owners of the two short buildings either side put up new towers? 2 years of building and lost views for the buyers of these apartments?!
That would never happen, surely. The Brisbane City Council would not allow it. 🙂