The Toowong Central redesign has replaced the project’s original three-skyscraper concept with a revised four-tower precinct that could create one of Brisbane’s largest future private construction pipelines.

Verso Development Group has submitted amended plans for the approximately $1 billion redevelopment of the long-vacant former Aviary site in Brisbane’s inner west.

The revised proposal reduces the maximum building height from the original 58-storey concept and introduces four slimmer towers of approximately 33 to 39 levels.

The changes follow community consultation and a detailed information request from Brisbane City Council covering building height, traffic, heritage, public space, setbacks and construction impacts.

For contractors, the key point is that the project has not been abandoned or substantially reduced in ambition.

It has been reconfigured into a broader mixed-use precinct incorporating traditional apartments, build-to-rent housing, student accommodation, retirement living, retail, hospitality and publicly accessible open space.

If approved and financed, Toowong Central could generate work across demolition, enabling works, piling, excavation, basements, concrete structures, façades, mechanical services, electrical systems, plumbing, fire protection, vertical transport, fit-out, landscaping and public-realm construction.

The revised application remains under assessment and does not yet represent an approved or awarded construction project.

Toowong Central Redesign Responds to Council and Community Concerns

The original Toowong Central proposal was lodged in 2025 for a 1.4-hectare site bounded by High Street, Sherwood Road and Jephson Street.

That scheme proposed three towers of approximately 49, 55 and 58 storeys and more than 1,100 apartments and accommodation units.

Its scale attracted substantial attention because the towers would have ranked among Brisbane’s tallest residential buildings outside the CBD.

Brisbane City Council subsequently raised concerns covering matters such as:

• building height and bulk
• tower setbacks
• traffic and access
• public transport interfaces
• heritage impacts
• public open space
• construction management
• pedestrian connectivity

The Toowong Central redesign responds by spreading the proposed development across four slimmer towers and lowering the maximum heights to approximately 33–39 levels.

The developer says the new design also retains more than 5,300sqm of publicly accessible space, representing close to 30 per cent of the site and approximately three times the minimum planning-code requirement reported for the development.

The redesign therefore attempts to maintain the project’s scale while providing more space between buildings, stronger pedestrian connections and a larger ground-level public realm.

What Is Proposed at Toowong Central?

The Toowong Central redevelopment is planned as a mixed-use urban precinct rather than a conventional apartment complex.

The revised proposal includes four towers containing a combination of:

• private residential apartments
• build-to-rent accommodation
• student housing
• retirement living
• visitor accommodation
• retail tenancies
• restaurants and cafés
• community and public areas

This broader mix may help the developer deliver the precinct in stages and respond to different parts of Brisbane’s housing market.

The inclusion of build-to-rent, student accommodation and retirement living also broadens the project beyond owner-occupier apartments.

For the construction industry, this creates distinct building packages with different operational and fit-out requirements.

A retirement-living tower may require accessibility, care-support and resident-service infrastructure that differs from student accommodation or conventional residential towers.

Build-to-rent developments often require durable finishes, centralised management systems and shared amenities designed for long-term institutional ownership.

Student accommodation can require compact room layouts, communal facilities, security controls and high-volume services infrastructure.

Four Towers Replace the Original Three-Tower Scheme

The most visible change is the move from three very tall towers to four lower buildings.

The original concept included towers reaching approximately 58 storeys.

The revised scheme reportedly proposes buildings ranging from about 33 to 39 levels.

Although each tower is lower, the addition of a fourth building means the redevelopment remains a substantial construction undertaking.

Four separate structures can create additional requirements across:

• tower cranes
• vertical transport
• façade systems
• building services risers
• fire compartments
• access and loading
• staged commissioning
• temporary works

The revised configuration may also allow individual buildings to be delivered separately rather than requiring the entire precinct to proceed as one continuous package.

That staged approach could spread construction activity across several years and create multiple procurement windows for contractors and suppliers.

Toowong Central Contractor Opportunities

The project remains subject to planning approval, financing, detailed design and a final development decision.

However, its proposed scale indicates a broad future contractor pipeline if it proceeds.

Demolition and enabling works

• site establishment
• surveying and service locating
• demolition and removal works
• hazardous-material assessment
• temporary fencing and hoarding
• utility disconnections and relocations
• traffic and pedestrian management
• temporary drainage
• neighbouring-property protection

Groundworks and structure

• bulk excavation
• retention systems
• piling
• ground anchors
• basement construction
• dewatering
• concrete supply and pumping
• formwork
• reinforcement fixing
• precast elements
• structural steel

Building envelope

• unitised façade systems
• glazing
• balustrades
• roofing and waterproofing
• external cladding
• sun-shading systems
• sealants and fire stopping

Mechanical, electrical and hydraulic services

• air-conditioning and ventilation
• electrical distribution
• communications systems
• building management systems
• security and access control
• fire detection and suppression
• domestic water systems
• sewer and stormwater infrastructure
• emergency power
• energy monitoring

Vertical transport and access

• passenger lifts
• service lifts
• escalators
• loading facilities
• car park systems
• accessible pathways

Internal fit-out

• apartments and accommodation rooms
• commercial kitchens
• retail and hospitality tenancies
• communal areas
• gyms and wellness facilities
• resident lounges
• management offices
• joinery and cabinetry
• flooring and finishes

Public realm and landscaping

• public plazas
• footpaths and pedestrian links
• landscaping and irrigation
• street furniture
• lighting
• wayfinding
• urban drainage
• tree protection and planting

These areas are indicative and do not confirm that tenders or subcontract packages are presently available.

Businesses should verify future procurement opportunities through Verso Development Group and authorised project contractors.

More Than 5,300sqm of Publicly Accessible Space

The public-realm component is one of the main selling points of the revised proposal.

More than 5,300sqm of publicly accessible space is proposed across the precinct.

This could include landscaped areas, plazas, pedestrian connections, outdoor dining and gathering spaces.

Public space is commercially important because Toowong Central sits between major roads, retail activity, rail infrastructure and established residential areas.

A development of this scale must manage large daily flows of residents, visitors, workers, delivery vehicles and public-transport users.

The public-realm work could therefore become a significant civil and landscaping package rather than a minor finishing scope.

Potential requirements may include:

• high-quality paving
• shade structures
• drainage
• retaining walls
• public seating
• lighting
• planting and irrigation
• pedestrian safety measures
• universal-access upgrades

Heritage Building Changes Remain Part of the Assessment

The site includes the locally recognised Carver and Co building.

The original proposal raised concern about how development would affect that structure.

Revised plans reportedly propose partial demolition and relocation of parts of the building, followed by adaptive reuse as a hospitality venue such as a bar or restaurant.

Heritage relocation and adaptive reuse can create specialist work across:

• heritage documentation
• measured surveys
• careful dismantling
• material storage
• structural stabilisation
• reconstruction
• restoration
• specialist joinery
• hospitality fit-out

The final approach will depend on Brisbane City Council’s assessment and any conditions imposed through the approval process.

Transport and Access Will Be Critical

Toowong Central is located close to Toowong railway station, bus services and a major retail centre.

Its transit-oriented location supports higher-density housing, but the scale of the proposal also creates traffic and access concerns.

The revised plans reportedly include approximately 1,424 residential and visitor parking spaces.

They also propose changes such as a larger bus lane and an internal passenger pickup and drop-off area.

Construction delivery will require detailed planning because the site is constrained by busy roads, neighbouring businesses, pedestrians and public transport.

Potential construction-management challenges include:

• tower-crane positioning
• concrete deliveries
• oversize loads
• worker parking
• pedestrian diversions
• road occupancy permits
• noise and vibration
• restricted delivery hours
• neighbouring-business access

Traffic management, logistics planning and just-in-time material delivery may become major parts of the construction strategy.

Five Development Stages Could Extend the Construction Pipeline

The revised Toowong Central redesign reportedly proposes five development stages.

Staging allows a developer to sequence construction, sales, leasing and financing across separate components.

For contractors, staging can produce both opportunity and risk.

The opportunity is that the project may generate several years of procurement and delivery work rather than one short construction period.

The risk is that later stages may depend on:

• market demand
• finance
• presales or leasing
• construction costs
• completion of earlier stages
• planning conditions

A five-stage program may involve separate contracts or repeated packages for:

• structures
• façades
• building services
• fit-out
• landscaping
• commissioning

Companies that perform successfully on early works may be well positioned for later stages, although no future award should be assumed.

Construction Could Begin in 2027 if Approved

Current reporting indicates construction could begin by around June 2027 if Brisbane City Council approves the revised proposal and the remaining commercial requirements are resolved.

That timing is indicative rather than guaranteed.

Before physical construction begins, the project may still need to complete:

• development assessment
• approval conditions
• detailed design
• building approvals
• contractor procurement
• financing
• utility agreements
• construction planning

The most important contractor signal will be the appointment of a builder or managing contractor.

That would indicate the project is moving beyond planning and toward procurement of enabling works and major trade packages.

Why Toowong Central Matters to Brisbane’s Housing Pipeline

Brisbane is attempting to increase housing supply while managing construction-cost escalation, labour shortages and infrastructure capacity.

Large transit-oriented projects can deliver substantial housing close to existing rail, bus, retail and employment services.

However, developments of this scale can also create debate over height, neighbourhood character, congestion, affordability and public infrastructure.

The revised scheme attempts to address that tension by:

• reducing tower heights
• introducing more slender buildings
• increasing publicly accessible space
• providing different accommodation types
• improving transport interfaces

Supporters argue that the long-vacant site should provide housing and public amenities.

Critics continue to question the proposed scale, affordable-housing contribution, parking, cycling infrastructure and the effect on the surrounding suburb.

The Project Faces Major Construction-Cost Risk

A $1 billion development does not automatically become a $1 billion construction contract.

The figure is an indicative development value and may include land, finance, professional services, statutory charges, construction and other project costs.

The final delivery cost will depend on the approved design and market conditions.

Major risk areas include:

• concrete and reinforcement prices
• façade costs
• mechanical and electrical services
• vertical transport
• excavation and retention
• construction labour
• finance costs
• staging inefficiencies

Queensland’s approaching Brisbane 2032 construction program may increase competition for workers, cranes, formwork systems, project managers and specialist subcontractors.

The project’s viability will therefore depend not only on planning approval, but also on whether the developer can secure an acceptable construction price and delivery structure.

What Contractors Should Watch Next

Businesses interested in Toowong Central should monitor:

• Brisbane City Council’s assessment
• further amended plans
• public consultation outcomes
• development approval
• builder or managing-contractor appointment
• demolition and enabling-works packages
• early contractor involvement
• construction finance
• project staging

Construction, engineering and building-services businesses can improve their visibility through the Bowen Basin Index business directory.

Businesses supporting major developments can also list their firm on Bowen Basin Index.

Toowong Central Project Snapshot

• Project: Toowong Central
• Developer: Verso Development Group
• Location: Toowong, Brisbane
• Site area: Approximately 1.4 hectares
• Indicative development value: Approximately $1 billion
• Revised proposal: Four mixed-use towers
• Indicative heights: Approximately 33–39 levels
• Previous design: Three towers reaching approximately 58 storeys
• Publicly accessible space: More than 5,300sqm
• Proposed stages: Five
• Proposed parking: Approximately 1,424 residential and visitor spaces
• Uses: Apartments, build-to-rent, student accommodation, retirement living, visitor accommodation, retail and dining
• Current status: Revised development application under assessment
• Possible construction start: Around mid-2027, subject to approvals and commercial decisions

What Happens Next for the Toowong Central Redesign?

The main project milestones to watch are:

• council review of the revised application
• resolution of planning and heritage matters
• traffic and access assessment
• development approval
• detailed design
• builder appointment
• demolition and enabling works
• construction finance
• confirmation of the first development stage

Final View

The Toowong Central redesign is a major attempt to keep a billion-dollar development alive while responding to council and community concerns.

The developer has replaced three very tall towers with four lower buildings, retained more than 5,300sqm of publicly accessible space and expanded the project’s mix of housing and accommodation.

The revised design remains substantial and could create one of Brisbane’s most significant future private construction pipelines.

However, it is not yet an approved or construction-ready project.

Planning assessment, detailed design, finance and contractor procurement remain ahead.

For contractors, the project should be watched for the first signs of commercial delivery: builder appointment, demolition works, excavation, piling and early trade procurement.

If those milestones occur, Toowong Central could generate years of work across structures, building services, façades, fit-out, civil construction and public-realm delivery.

Disclaimer

This article is based on publicly available planning information, developer material and current media reporting available at the time of publication. The Toowong Central proposal remains subject to assessment, approval, financing, detailed design and final investment decisions. Potential work areas discussed are indicative and do not confirm that specific tenders or subcontract packages are open. Contractors and suppliers should verify current project and procurement information directly with the developer, Brisbane City Council and authorised project representatives before making commercial decisions.

Sources

• Brisbane City Council Development.i – Toowong Central development application
• Verso Development Group – Toowong Central project page
• The Urban Developer – Revised Toowong Central plans