Billbergia's $3.2 billion Rhodes Bay Masterplan has advanced to public exhibition, presenting an architectural framework by SJB for eight residential towers and 1,720 dwellings on former industrial waterfront land in Rhodes, New South Wales. Declared a State Significant Development by the Housing Delivery Authority in February 2025, the masterplan proposes to open a stretch of Parramatta River foreshore that has been inaccessible to the public for more than a century.

Masterplan framework and tower composition

SJB's architectural framework distributes the 1,720 dwellings across eight residential towers ranging from eight to 40 storeys, positioned to open former industrial land for public use while establishing a continuous connection to the Parramatta River foreshore. The building composition creates varied tower heights responding to the waterfront site condition.

The masterplan delivers 16,000sqm of new public open space, centred on a 300-metre foreshore promenade and community parklands integrating sporting and water-based facilities. The active ground plane connects Averill Street to the river foreshore through walkable streets, with the design strategy centred on expanding the accessible public domain and creating a continuous foreshore link.

Frankie Layson, Partner and Urban Designer at SJB, says the masterplan will more than double the planned amount of open space originally proposed for the site. "Rhodes Bay will open the waterfront for everyone, connecting Averill Street to a generous foreshore through lively, walkable streets and an active ground plane. Across all three stages, the masterplan will more than double the planned amount of open space, creating a significantly expanded public domain with play areas, water play, markets, civic spaces and quieter places for the community to enjoy."

The public domain program incorporates community gardens, play areas, water play, markets and civic spaces, with SJB's design positioning the foreshore as a recreation destination comparable to Sydney waterfront precincts including Blackwattle Bay and Pirrama Park.

Billbergia's Rhodes Bay Masterplan will deliver new waterfront homes, public spaces and community facilities along Sydney's Parramatta River | Credit: Billbergia

Stage 1: three towers and 800 apartments on a one-hectare site

The initial stage of the Rhodes Bay Masterplan spans a one-hectare site at 25–27 Leeds Street between Averill and Leeds Streets. Designed by SJB in collaboration with Furtado Sullivan, the first stage delivers three residential buildings ranging from 28 to 40 storeys, with 800 apartments comprising 181 one-bedroom units, 311 two-bedroom units, 298 three-bedroom units and 10 four-bedroom units, supported by basement parking.

Stage 1 also incorporates more than 4,000sqm of retail and commercial space earmarked for food, beverage and recreational uses. A learn-to-swim centre and outdoor multi-purpose sports and play spaces are included within the stage's community program.

The site is adjacent to the future 900-place Rhodes East Public School, with Billbergia scheduling Stage 1 completion before the school opens.

New sporting, recreation and play spaces will form part of Rhodes Bay's extensive network of community parklands and public open space | Credit: Billbergia

Design Excellence process and foreshore promenade

SJB's masterplan design followed a Design Excellence process, with the resulting architectural framework establishing the staged delivery approach for the eight-tower development. The 300-metre foreshore promenade serves as the central spatial organising element, connecting community parklands, sporting facilities and water-based recreation spaces along the Parramatta River.

The ground plane integrates the residential towers with active uses and public open space, with the design approach creating a continuous pedestrian corridor between Averill Street and the river where industrial operations previously occupied the waterfront for more than a century.

Billbergia's 15-year Rhodes programme

Saul Moran, Development Director at Billbergia, says the masterplan represents a "once-in-a-generation opportunity to transform the peninsula's industrial legacy into a vibrant, connected waterfront community." Moran notes the development will deliver significant new community amenities, including the waterfront promenade, community gardens and a multi-purpose precinct for sport, retail and dining.

Billbergia has led Rhodes' urban renewal for more than 15 years. The developer has delivered more than 3,000 homes alongside civic infrastructure including the 1.2-hectare Phoenix Park, the 13,000sqm Rhodes Central Shopping Centre, the $63 million Bennelong Bridge and the $90 million Rhodes Recreation Centre.

More than 4,000sqm of retail and commercial space will bring food, beverage and recreational uses to the new waterfront precinct | Credit: Billbergia

Rhodes Bay Masterplan works are expected to commence on site late in 2027, subject to approvals.

Images: Billbergia / Supplied

Architecture & Design Team

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