A retirement facility proposed in The Gap would place 76 independent living apartments within part of Ashgrove Golf Course, bringing new attention to how older residents’ housing, road access and neighbourhood outlooks are balanced along Waterworks Road.
The Gap Site Draws Retirement Living Proposal
A new retirement facility has been proposed for 837–857 Waterworks Road in The Gap, with plans showing two apartment wings within the south-eastern section of Ashgrove Golf Course.
The proposal seeks approval for 76 independent living apartments, made up of 35 two-bedroom apartments and 41 three-bedroom apartments. The buildings would sit within a 7,145sqm lease area on the broader 40.6ha golf club site.
The project is designed by Cox Architecture and lodged by Aura Holdings, with Urbis listed as planning consultant. The application is impact assessable and remains in progress.
The building height is one of the clearest points of attention. The proposal reaches 10 storeys overall, although its Waterworks Road presentation is listed as seven storeys. The plans include a gross floor area of 11,615sqm, 3,955sqm of site cover, 1,349.33sqm of deep planting and 1,694.49sqm of communal space.
Height And Views Form Early Concerns
The Gap proposal has already drawn at least one objection. A submission dated 10 May 2026 opposed the development on the basis of height, outlook, traffic and suitability for retirement living at the site.
The submission raised concern that nearby homes would look towards the proposed buildings instead of the mountains and golf course. It also questioned the scale of the buildings in the local area and raised concerns about additional traffic on Waterworks Road, which was described as already busy and slow in that section.
Walkability was also raised. The submission argued the site was too far from The Gap shops for retirement living residents and raised concern about scooters on footpaths and the risk of traffic incidents.
Those concerns remain part of the assessment material. The application has not been decided.
Design Response Focuses On Setbacks And Planting
The design material presents the project as a landscape-led response to the golf course site. It says the buildings have been shaped around the slope of the land, with parking partly concealed beneath a landscaped podium and the taller form positioned further into the course setting.
A mature fig tree near the entry is used as a key feature in the design. The plans arrange arrival points, pedestrian paths and internal circulation around the tree, while also using planted areas, bridge links and setbacks to break up the building form.
The material identifies homes opposite the site on Waterworks Road and says the proposal has been considered against nearby residential outlooks. It lists an approximate 60-metre separation from residences, supported by landscaping and a break between the two wings.
Road-facing apartments would also include acoustic responses because of traffic noise along Waterworks Road. These include solid balustrades and glazing treatments, with façades designed to manage noise while retaining the broader architectural form.
Apartments Planned For Ageing In Place
The proposal is aimed at older residents seeking independent living accommodation in The Gap. Apartment layouts are planned with wide internal circulation, large balcony openings, level access thresholds and storage features intended to support residents over time.
Resident facilities would include a swimming pool, wellness area, consultant room, wine room, bar and billiards area, rooftop garden, rooftop dog wash and landscaped communal areas. Some communal spaces would look over the golf course and surrounding hills.
The development also proposes 105 parking spaces for residents, staff and visitors, including 82 resident spaces and 23 staff and visitor spaces. Twelve resident golf buggy spaces are also included.
Golf club parking would be replaced or supplemented through 40 spaces, made up of 33 replacement spaces, one accessible space and six new spaces. Vehicle access would use the existing golf club area, while servicing and loading are identified from Bennett Road.
Assessment Continues For Waterworks Road Proposal
The application was submitted on 27 April 2026, recorded as properly made on 7 May 2026, and had a confirmation notice sent on 14 May 2026. Public notification dates have not yet been listed.
Application material has also been provided to Powerlink as part of the referral process.
The proposal is more than a new retirement facility. It is a test of how a large green site along Waterworks Road could accommodate older residents’ housing while still addressing height, traffic, views, landscape and the surrounding neighbourhood edge.
Published 15-May-2026
