S&S Projects’ Rainbow Bay Pipeline Reaches for New Heights

The amalgamated site neighbours S&S Projects’ 12-storey Esprit development—one of its three completed projects in the precinct.

Designed by Cottee Parker Architects, the latest proposal includes a mix of 68 two-bedroom and 20 three-bedroom apartments.

According to the documents, the proposed development’s contemporary podium-and-tower form “adopts a coastal residential expression” with a vertical landscape element connecting its upper residential levels with the planted podium and street interface.

▲ A rendering of the 17-storey residential tower proposed by S&S Projects for 209-213 Boundary Street, Coolangatta.

Under the plans, 14 residential levels—each accommodating between four and eight apartments—would sit atop two podium levels, a ground floor and two basement levels with 126 carparking spaces.

Capping the scheme, a rooftop recreation deck would provide communal amenity, including a swimming pool and pool deck, outdoor seating and barbecue areas, landscaped spaces, gym, sauna, steam room, ice bath and hot bath facilities.

According to a planning report prepared by Urbis, the 57m tower proposal exceeds the area’s prescribed 38m height limit but remains within the 50 per cent performance outcome uplift allowable under the strategic framework.

“The proposed height is appropriate having regard to the planned high density role of the site and the broader transition occurring within Coolangatta,” the report said.

▲ A rendering of the Coolangatta tower proposal comprising 88 two and three-bedroom apartments.

It also noted it was “consistent with nearby towers that have been recently approved by council and are either completed or under construction”.

“The proposal has been designed to make efficient use of three consolidated high density residential zoned sites, while responding to its established coastal urban setting and proximity to surrounding residential development, public open space, beaches and local services,” the documents said.

The Boundary Street site is within walking distance of Rainbow Bay and Snapper Rocks, an area that has recorded sustained apartment development activity in recent years.

With a trio of projects in the Rainbow Bay precinct—Flow, Awaken and Esprit—already under its belt, S&S Projects is also currently progressing Radia, a $215-million apartment project comprising 38 residences, which is being built by Hutchinson Builders and is scheduled for completion in 2027.