In planningPerth CBD · Mixed use
102 Pier Street
505 rooms above an operating public car park, keeping its 442 bays and their income.
Pier Street, Perth CBD · Concept
We take the risk out of development.
Senior development management for owners, developers and investors in Western Australia. Led by two architects with more than 55 years of combined experience.
Projective DM
Most projects are won or lost before the builder is appointed. We make sure yours can be built for the number that made it worth doing.
55+ yrscombined experience in the UK and Australia
$1.1bn+of Perth CBD projects in planning
113 / 113stores open on day one at DFO Perth
$1.2blargest project led: Perth Children's Hospital
Selected work
In planning
CompletedEllenbrook · Retail · Vicinity Centres
Ellenbrook Central
A $63m extension delivered to budget and programme through COVID-19.
Director experiencePerth Airport · Retail
DFO Perth
Brought back to the board-approved budget without changing the design. On time, under budget, fully leased and open on day one.
From site to handover
Engage us for one stage or all six
01
Site
What is it worth, and what could it be?
02
Feasibility
Options tested on cost, yield, programme and funding.
03
Approvals
A brief and a planning path with fewer redesigns.
04
Design
The right team, one brief, buildable from the start.
05
Procurement
Comparable prices and the right contract for the risk.
06
Delivery
Owner-side representation through to handover.
Who we work with
Perth and regional WA
People
Two directors. Equal partners. On every project.
Gareth and Anca Barrett have worked as architects, design managers, contractors and owner-side developers. You deal with one of them from the first meeting to handover.
Gareth Barrett
Director
Architect. 35+ years across design, construction and development, including Garden City Booragoon ($600m+) for Scentre Group and DFO Perth.
Anca Barrett
Director
22+ years in architecture, design management and BIM, including Perth Children's Hospital ($1.2b) and Perth Stadium Station.
"Maybe we should call the estimated build cost the required build cost. If the project can't be built for that sum, the feasibility fails."Gareth Barrett, from "The divergence of expectation, cost and quality"
Our directors have worked with
Vicinity CentresScentre GroupDexusGDIGeorgiou GroupFar East ConsortiumPrimewestMultiplexSouthern Cross Care
Contact
Let's talk about your project.
Work
Projects since 2019.
Development and design management for owners, developers and contractors across Perth and regional WA. Projects our directors led in earlier roles are under People.
Values in AUD excluding GST, as at August 2026. Value bases differ (estimated project cost, stabilised value, gross realisation value or pricing estimate) and are shown for scale only.
Case study · Perth CBD
102 Pier Street
Turning an operating public car park into a high-rise living asset, without giving up the parking income.
- Project data
- Location
- 102 Pier Street, Perth
- Sector
- Mixed use, flexible living
- Scale
- 505 rooms · 442 bays retained
- Est. cost
- $360m
- Our role
- Development strategy and feasibility
- Status
- Planning
The challenge
The site is an operating public car park in the CBD. Any scheme had to protect the existing parking and its income, while answering demand for accommodation from students, health workers, key workers and CBD professionals.
Our approach
We wrote the architectural concept brief, led operator engagement and validated the parking requirements. We then ran comparative feasibilities on different operating mixes, so the owner could see each option's cost, yield and risk side by side.
Where it stands
A concept for 505 rooms above the retained car park, with the option to expand parking capacity. The final operating mix is under assessment.
505rooms in concept
442parking bays retained
$360mestimated project cost
5user groups: students, health and key workers, professionals, medium-stay
Concept renders and plans.
Case study · Ellenbrook
Ellenbrook Central
A $63m shopping centre extension, delivered to a tight budget and programme through COVID-19.
- Project data
- Client
- Vicinity Centres
- Location
- Ellenbrook, Perth
- Sector
- Retail
- Value
- $63m
- Our role
- Design management, concept to completion
- Status
- Completed
The challenge
The extension had to be delivered to a tight budget and programme in a difficult economic climate. In 2020, COVID-19 made that harder still.
Our approach
Working alongside Vicinity's development team, we provided design management from concept through to completion, including onboarding the consultant design team.
We worked with the designers to meet the brief and exceed expectations for the client and the public, while holding the budget.
The outcome
Programme and budget were maintained, and the project delivered the outcome Vicinity wanted.
$63mextension
22new specialty stores
3 + 1mini-majors plus a full-line Kmart
Solarshading over new roof-deck parking
Case study · Director experience
DFO Perth
Over budget and short on time. Brought back to the board-approved budget without changing the approved design.
- Project data
- Client
- Vicinity Centres and Perth Airport
- Contractor
- Georgiou Group
- Scale
- 33,000 sqm · 113 tenancies · 1,500+ bays
- Value
- $70m
- Role
- Gareth Barrett, Group Design Manager
- Status
- Completed
The challenge
A greenfield outlet centre on Perth Airport land. The project needed to come back into line with the pre-approved board budget, save programme, and get to site within a short timeframe, all without changing the approved design.
Our approach
Brought on through the contractor at the client's request, Gareth found programme savings through design changes and took significant cost out of the scheme. The client then kept him on to the end of the project for consistency and full design management.
The outcome
Delivered on time and under budget, 100% leased and 100% open on the target opening day.
113 / 113tenancies open on day one
100%leased at opening
On timeand under budget
33,000sqm outlet centre
Delivered by Gareth Barrett as Group Design Manager at Georgiou Group, before founding Projective DM.
Case study · Fremantle
LIV Apartments
Three buildings in Fremantle's East End, joined by a landscaped spine and built to a high sustainability standard.
- Project data
- Location
- East End, Fremantle
- Contractor
- Georgiou Group
- Sector
- Multi-residential
- Our role
- Design management
- Status
- Completed
The brief
A vibrant, community-focused and highly sustainable residential project, with frontages that reflect the character of each street the buildings face.
Our approach
Design management in collaboration with the client, council, community and head contractor Georgiou.
The outcome
Three distinct buildings around a central landscaped spine running the length of the site, providing 690 sqm of recreational space.
7.5 staraverage NatHERS rating
One PlanetLiving Community registered
690 sqmlandscaped recreation space
3distinct buildings
Approach
Senior advice where it changes the outcome.
Most cost overruns are locked in early: a thin brief, half-finished documents and a cost plan built on assumptions. We get involved at the start, so design and cost move together.
What clients get
About modular delivery. Where modular construction suits a project, we assess it alongside traditional delivery. Our related company, ModCo, offers modular builds. We will always tell you about that relationship, and you are free to choose any builder.
People
Two directors. One standard.
Gareth and Anca Barrett lead Projective DM as equal partners. Between them they have led some of the largest retail, health, transport and mixed-use projects in Western Australia and the UK.
Gareth Barrett
Director
An architect with over 35 years in design, construction and development in the UK and Australia. Gareth was Project Design Manager at Scentre Group, Group Design Manager at Georgiou and Regional Development Design Manager at Vicinity Centres before founding Projective DM in 2019. He leads development strategy and feasibility, working with owners and boards to set the brief, budget and programme.
Architecture (Hons), University of Kent
Anca Barrett
Director
More than 22 years across architecture, design management, development delivery and BIM. Anca leads design management on Mill Green and 180 Hay Street, and on retail projects including Morley Galleria, Forest Lakes and Dianella Plaza. She was BIM Design Manager at Scott Penn Hall, held senior construction BIM roles on Perth Stadium Station and Wellington Street Bus Station, and was Health Team Project Leader on Perth Children's Hospital.
Design management · BIM · Health and transport
Projects our directors have led
Before and since founding Projective DM
Insights
Notes on cost, risk and design.
The divergence of expectation, cost and quality
Why projects reach tender far from the feasibility that approved them, and how early design management closes the gap.
Gareth BarrettDesign thinking: the way of the future?
Design is about people. Applied to strategy, it gives teams a shared language and a real understanding of the people who use a place.
Gareth BarrettContact
Let's talk about your project.
Tell us about your site, your asset or your project, and one of our directors will be in touch personally.
Gareth Barrett, Director0414 501 309gareth.barrett@projectivedm.com
Anca Barrett, Director0403 569 498anca.barrett@projectivedm.com
Based inPerth, Western Australia
The best first step is a short conversation. Call or email either director directly.