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EXPERT OBSERVER
The latest report by the Centre for International Economics demonstrates that Sydney has the worst planning system in Australia with 50 percent of the cost of a new house going to taxes and red tape.
The report was commissioned by the Housing Industry Association to compare housing costs in capital cities and Sydney has the largest extra cost of all Australian cities.
The report demonstrated that tax and red tape was 50 percent of the average new dwelling in Sydney compared to 37 percent in Melbourne, 33 percent in Perth, 32 percent in Brisbane and 29 percent in Adelaide. The total extra cost for Sydney was $840,874 compared to an extra cost in Adelaide of $436,165.
The report found that a large number of reports are now required for the planning application for a new home with reports required for soil tests, native vegetation protection, contamination, heritage assessment and traffic management. An earlier research project by the Urban Taskforce found that some Sydney councils require up to 27 reports for a development application for a simple house.
We also found that there were 81 separate reports required for residential DA's across all of the Sydney councils. Clearly some of these reports are necessary to assess a development application but the number of expensive specialist reports has grown dramatically, adding even more to the cost of building homes.'
The Urban Taskforce is most concerned that more taxes and levies are coming in New South Wales due to the removal of the cap on local infrastructure levies from July 1, 2020. The cap had been $30,000 for greenfield homes and $20,000 for infil homes but these caps are being incrementally increased until no cap applies from next year.
We believe some councils will add $100,000 for a greenfield home which will simply be passed on to home purchasers which is $70,000 more than the previous cap. Sydney will then have a tax and red tape cost of closer to 60 percent of the cost of a new home.
While the Centre for International Economics report focussed on house and land packages a similar disproportionate extra cost is added to apartments. Apartments in many cases must also contribute costs to council affordable housing schemes and in Parramatta contribute $20,000 to the light rail project.
While we do not in any way condone poor construction standards it is likely that the excessive planning delays for most projects combined with the massive extra costs from levies and red tape are putting pressure back on the cost of building and this needs to be considered by the NSW Building Commissioner.
The Urban Taskforce is very concerned at the downturn in housing approvals in Sydney and the evidence of such excessive extra costs for each home is making the situation worse.
The NSW Government must urgently review the excessive costs and excessive red tape to bring Sydney more on a par with other Australian cities. The federal Minister for Housing, Michael Sukkar, was reported as saying the states, particularly New South Wales, must reform their planning systems and the Urban Taskforce agrees with his assessment of the fundamental problem with housing supply in New South Wales and particularly in Sydney.
Leadership is required from the NSW Minister for Planning, Rob Stokes, and his Department of Planning, Industry and Environment to get a better and faster planning system that delivers more affordable housing.
CHRIS JOHNSON is the Urban Taskforce CEO 
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Half the cost of a new Sydney home is taxes, levies and red tape: Chris Johnson

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EXPERT OBSERVATION
The ABS data for June 2019 shows a continuing drop in housing approval numbers across New South Wales.
Apartment approvals in the year to June 2019 were 2,435 compared to a year ago when they were 3,082 in June 2018. This represents a drop of 21 percent. The high point two years ago in June 2017 had apartment approvals at 3,604 over the year. Clearly the apartment approvals are slowing down in response to a more difficult market with tighter credit restrictions.
The ABS data indicates that house approvals, trend, in NSW are falling at a similar rate to apartments. The June 2019 figures have 4,393 house approvals year to date compared to 5,589 only a year ago in June 2018. This represents a drop of 22 percent over the year.
Overall dwelling approvals in New South Wales, trend, dropped by 21.4 percent over the last year. Our worry is that there does not appear to be any signals that the falling approvals will stop in the near future.
The Urban Taskforce is concerned that the significant fall in dwelling approvals in NSW will go down further without some strong signals from the NSW Government that housing growth is needed.
The recent decision by the Independent Planning Commission to reject Lane Cove Council’s proposal for urban infill development next to St Leonards Station by preferring to retain the existing character of detached houses has sent a negative message to the development industry.
It is important that the government send out signals that they support housing growth in urban areas so that housing supply and the jobs that comes with this continues.
Our concern is that the supply chain is slowing down too quickly and the result of this will be a low housing construction period in the years ahead.
The NSW Government must take action now to reverse the declining approvals or they will be facing low housing production, a loss of jobs and escalating house prices in the months before the next state election.
CHRIS JOHNSON is the Urban Taskforce CEO
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New South Wales housing approvals falling: Chris Johnson

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EXPERT OBSERVER
The July 2019 State of the States report on economic performance by CommSec has New South Wales slipping to second spot after Victoria.
New South Wales has led the economic performance of Australia’s states as measured byCommSec for some time but has now slipped to second spot.
While NSW measures well on dwelling commencements at 14.9 percent against a decade average a detailed look at the figures indicates that Victoria is doing better on this measure.
In the July quarter Victoria commenced 15,899 dwelling commencements while NSW, which is 20 percent bigger, only produced 14,735 commencements. 
On top of this, dwelling approvals in NSW and particularly in Sydney have been falling fast. Year to date dwelling approvals for Greater Sydney in May 2018 were 53,665 but this has fallen to 41,365 by May 2019. 
This 22 percent drop in one year seems to be continuing due to slowing industry confidence, lending restrictions by banks and a slow planning system in Sydney. 
We are also concerned that the NSW Government will lift the cap on local infrastructure levies from July 1, 2020 and that this could add up to $70,000 extra to the cost of housing.
The Urban Taskforce believes the current slide in economic performance in New South Wales, asshown in the July CommSec data, may continue with big drops occurring in housing approvals in the state, and particularly in Greater Sydney. 
CommSec measures dwelling commencements that come from approvals in the past and the slowing housing approvals will inevitably flow intoreduced dwelling commencements in the months ahead.
The Urban Taskforce also believes that recent planning decisions by the state government to not approve the Ritz Carlton Hotel in Pyrmont or the St Leonards South medium density housing proposed by Lane Cove Council, are sending signals to the development industry that maintaining the existing character of neighbourhoods is more important that supporting new development.
CHRIS JOHNSON is the Urban Taskforce CEO
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CommSec data shows NSW sliding on economic performance:  Chris Johnson

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EXPERT OBSERVATION
In a classic catch 22 example of a planning system of contradictions, the Independent Planning Commission has preferred to respect local character over a council’s proposal for development around a railway station.
Lane Cove Council has been proposing for some years that new housing development belocated at St Leonards South, near St Leonards station, in what would seem to be a good example of Transit Oriented Development.
Generally the state government has supported proposals by local councils but in this instance the government’s Independent Planning Commission has dismissed the council’s proposal on the basis that the planning proposal did not respect the existing local character of the area.
The Urban Taskforce is concerned that a NSW Government planning document issued in February 2019 titled ‘Local Character and Place Guideline’ seems to promote a preferredsuburban character with no buildings over 3 storeys high in the publication. 
We believe the government is sending signals to the community that a suburban character is better that an urban character, with taller apartment buildings. 
It would appear that the local community in StLeonards South have been encouraged by the government’s promotion of local character as being suburban, to argue against change even when their own council has proposed the new apartment precinct.
It seems that the Department of Planning, Industry and Environment will have the final say onthe St Leonards South precinct plan, but our concern is that their own documents promote the importance of local character over Transit Oriented Development around railway stations.
The Urban Taskforce supports Lane Cove Council’s sensible proposal to accommodate housinggrowth in a precinct adjacent to St Leonards Station and close to the proposed Crows Nest metro station. 
We are very concerned at a growing approach from planners in some councils and within the government to be promoting the respect of local character rather than providing a leadership role in where new more urban precincts should occur around railway stations.
Chris Johnson is the Chief Executive Officer of Urban Taskforce
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Respecting local character rules stopping new development around railway stations: Chris Johnson

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EXPERT OBSERVER
The three cities of Sydney, the Harbour City, the River City and the Parkland City will need a vision to have robust growth over the next 20 to 30 years.
With concerns being expressed across Sydney’s suburbs, that medium density could destroy the character of the detached house suburbs, it would seem that major development should occur inSydney’s three cities.
The Urban Taskforce has developed 20 to 30 year visions for the three cities of the Harbour City, the River City and the Parkland City at the Aerotropolis, to give a futuristic feel for how Sydney’s centres could look from 2040 onwards.
We were asked to produce these visions by the Sunday Telegraph and the Daily Telegraph so that their readers could get a glimpse of the future form of the three cities. 
To develop the visions, the Urban Taskforce has worked with Sydney 3D modelling firm Arterra Interactive, Sydney architects LAVA who provided futuristic building forms, and architects Bates Smart who provided a base form for growth aroundCircular Quay.
The Urban Taskforce supports the Greater Sydney Commission’s approach to the three cities, but we are concerned that there seems to be a very suburban approach to Sydney’s character that is beingpromoted particularly in relation to local character. 
The best way to preserve local character is to ensure that most new development occurs in more urban locations in city centres and around railway stations.
 Soour visions for Sydney’s three cities are deliberately robust with significant height and the incorporation of greenery within the urban cores.
It is good to see that the Lord Mayor of Parramatta, Andrew Wilson, is a supporter of a robust city for Parramatta, with building forms that are not just boxes. And that Sam Sangster, the CEO of the Aerotropolis Authority supports the futuristic vision for the Aerotropolis while expressing some concerns about the heights illustrated.
For the Harbour City, Sydney Lord Mayor, Clover Moore, supports more height but is concernedthat her plans are being held up by the state government.
An essential part of the Urban Taskforce vision for the three cities is that they are connected by fast rail and that they work as a connected economic system. 
Cities around the world are now becoming polycentric networks of economic power, where urban centres with quality jobs, retail and urban livingbecome cosmopolitan hubs for local communities.
Here are futuristic and current views of the three major cities for Sydney.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/22/harbour%201.jpg" alt="">
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/22/harbour%202.jpg" alt="">
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<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/22/parkland%202.jpg" alt="">
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/22/river%201.jpg" alt="">
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/22/river%202.jpg" alt="">
CHRIS JOHNSON is the Urban Taskforce CEO
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Sydney's three city policy needs a vision for robust growth: Chris Johnson

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EXPERT OBSERVER
The Greater Sydney Commission’s new measurements across Greater Sydney demonstrate how the swing to public transport works best with more apartments.
The impressive document released today by the Greater Sydney Commission on measuring progress in Sydney’s growth demonstrates the important link between apartment numbers and public transport usage.” says Urban Taskforce CEO Chris Johnson. 
The GSC report indicates that the Eastern City has 49 percent apartments and that 50 percent of travel to work in the Eastern City is by public transport. With half the population living in urban density it is clear that a similar percentage use public transport. The South District has 19 percent apartments and has about 10 percent of travel to work by public transport.
As Sydney grows the roll out of metro rail systems are likely to see taller apartment buildings clustered around the stations. The Greater Sydney Commission has an important role to ensure that appropriate levels of density occur around public transport initiatives.
The GSC document ‘The Pulse of Greater Sydney’ contains many important measures that willinfluence the growth of Greater Sydney. These include tree canopy cover, where the Northern District is stated to have 40 percent tree canopy cover but a close look at the map indicates that most of this is due to the large areas of National Parks that extend up to the Hawkesbury
River. Eastern Sydney by comparison has only 15 percent tree canopy coverage, as it does not include any National Parks. It would seem that National Parks on the edge of built up areasshould not be included in tree canopy measures.
The Pulse of Sydney is a good initiative by the Greater Sydney Commission, but it is important that targets be developed to ensure that Sydney grows in a sustainable and affordable way, and that people can live in the types of residential accommodation that suits them, in locations that they desire.
CHRIS JOHNSON is the Urban Taskforce CEO
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Greater Sydney demonstrates that public transport needs urban density: Chris Johnson

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EXPERT OBSERVATION 
The NSW Government has extended the implementation date of two important planning policies by four months, as a sign that planning is slowing in NSW.
The Low Rise Medium Density Housing Code was due to begin on July 1 2019 across all councils after being delayed for a year. But last Friday the planning regulations were changed to give 46 councils another four months to implement the code in their planning documents.
Sydney council Lane Cove has implemented the code from July 1 but they changed their Local Environmental Plan to prohibit multi dwelling housing in R2 Low Density Residential zones which dramatically reduces the availability of land where the code could apply.
It is likely that the 46 councils given another four months to implement the code will also restrict areas it can be applied.
The Urban Taskforce believes the ‘Missing Middle’ code has generated a perception across Sydney’s councils that it could change the character of the suburbs, and we recommended that councils define significant appropriate areas where a town house typology would be appropriate.
Last Friday also saw an extension given to the deadline for councils to produce a Draft LocalStrategic Planning Statement by 1 July 2019 to now be required by 1 October 2019.
The final statements were due on 1 December 2019 but these have been extended by four months to 31 March 2020.
Originally Sydney councils had to finalise their strategic plans by 1 July 2019 but in September 2018 councils were given an extra five months until 1 December 2019.”
The Urban Taskforce is concerned at the slowness of the implementation of these planning policies, as Planning Minister Rob Stokes has stated that his preference is to bed down the planning system so all parties have clear, fixed rules - but it seems the time span to do this is stretching out as the state government and councils try to drive outcomes.
CHRIS JOHNSON is the Urban Taskforce CEO
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NSW planning policy deadline extension is a concern: Chris Johnson

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The rate cut announced by the Reserve Bank of Australia to 1% is a great boost for the housing market but the NSW government must add its support.
The record low RBA interest rate of 1% sets a framework for a boost to the ailing housing market in New South Wales.
The NSW government must use this once in a generation low interest environment to reactivate the ailing housing market in the state. 
Housing approvals have collapsed over the last year and pre sales have also slowed down for new apartment projects.
The federal level is clearly trying to help with the RBA’s rate cut, as well as APRA’s loosening of credit restrictions on bank loans and the re-election of the Morrison Government has lifted confidence in the housing industry.
The missing ingredient is a signal from the NSW government that they want housing supply to continue.
The NSW government now needs to help kick start the industry by reducing the excessive time it takes for approvals, and by delaying the removal of the cap on local infrastructure contributions that could add $50,000 to the cost of a new home.
There also needs to be clarity on the status of various priority / planned precincts that seem to have got caught up in the rezoning process.
The Minister for Planning, Rob Stokes, and the Minister for Housing, Melinda Pavey, need to develop an action plan that can build on the positive environment that is coming from federal decisions.
They may also need to liaise with the federal Minister for Housing, Michael Sukkar.
The Urban Taskforce is keen to work with all levels of government to re-activate the housing industry in New South Wales.
CHRIS JOHNSON is the Urban Taskforce CEO.
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Rate cut a boost for housing but NSW government must do more: Chris Johnson

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EXPERT OBSERVATION
The NSW Premier's priorities for the next four years do not include housing supply.
The previous priorities for the NSW Premier for 2015 - 2019 included a number of priorities around housing supply, but these have been left off the 2019 - 2023 priorities.
While many of the Premier's new priorities are laudable, the absence of any priority around housing supply seems to signal a lack of interest in how the state will house population growth in an affordable manner.
Premiers Priority 7 is about reducing street homelessness by 50% by 2025, and this is a laudable priority to pursue.
Urban Taskforce member Toga has led the way in this area with their Addison Project in Randwick, which provides accommodation free of charge in an old motel that is awaiting development.
Another Urban Taskforce member, PAYCE, supports the Sydney Street Choir and they run programs that help with homelessness.
The last round of Premier's Priorities included 'Making Housing More Affordable' (Including target housing completions per year) and "Faster Housing Approvals' and ‘Accelerated Rezoning for Housing' but none of these have been included in the latest priority list.
While housing value has decreased in the last few years, there is now a big housing approval shortage that will inevitably lead to an under supply in the years ahead. This will reduce the number of new homes required for population growth, and inevitably lead to housing prices going up again.
The priorities from the last four years that referred to housing supply related to the planning system seem to have been replaced by priorities for greener public spaces and for greening the city.
While these are worthwhile areas to aim for they do not compare to the economic importance of housing supply and housing costs.
Clearly how housing is managed in a time of high population growth is an important policy issue for the NSW Government that should be measured. As the Premier in her media Release said, 'What gets measured gets done'.
CHRIS JOHNSON is the Urban Taskforce CEO
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Berejiklian's priorities leave out housing supply: Chris Johnson

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The NSW Budget indicates that the softening housing market has wiped out $10.6 Billion in expected stamp duty since 2017 but the Budget has no stimulation for the housing market.
The NSW Budget is a well -rounded document that continues the government’s roll out of city shaping infrastructure with $93 Billion committed to key projects.
The positive commitment to infrastructure is offset by a loss of $10.6 Billion in expected stamp duty due to the soft housing market.
The major commitment to infrastructure should underpin the urban growth across the state with a major focus on public transport growth that should occur around rail stations and in city centres.
The housing development industry is getting mixed signals from government on where development should occur and this is eroding confidence within the industry. 
Confusion exists over the ‘missing middle’ code, the future of spot rezoning, affordable housing levies and the impact of lifting the cap on infrastructure levies. 
Resolution is needed on these areas so that the current slow-down can be reversed.”
While housing construction is down the budget papers do point out that this is partly off-set by the large infrastructure construction commitment and a swing by some developers towards commercial office projects. 
Unfortunately for the budget these projects do not contribute stamp duty to the Treasury.
The Budget Statement (P 2-4) states that apartment commencements fell 22 per cent within the final quarter of 2018 and then states ‘Expectations for ongoing strong population growth and a stabilisation in house prices from late 2019 should encourage the commencement of more projects. 
How conditions in the housing market evolve over the next 12 months will be important for dwelling investment and household consumption.’ 
The budget included a proposal to drive reform of Federal Financial Relations with a review from a NSW perspective.
On major rail infrastructure projects the Sydney Metro West will receive $6.4 Billion over 4 years to fast track construction.
 These large rail infrastructure projects in Minister Andrew Constance’s portfolio are important locations for Sydney’s growth.
Western Sydney is a big winner in the budget with Stuart Ayres portfolio receiving $561 million for 2019-20 towards the Parramatta Light Rail, $404 million to upgrade the Northern Road, $286 million for Westmead Hospital, $196 million for Nepean Hospital. $108 million for Campbelltown Hospital.
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The Minister for Planning and Public Spaces, Rob Stokes, had smaller financial commitments including $113 million to create connected communities and $162 million to upgrade government-owned land and buy new land for public parklands as well as for increasing tree canopy across Sydney.
The NSW Budget demonstrates that the state’s finances are in a strong position but the reduction in expected stamp duty is warning signal that the housing market has problems in years ahead. 
The Urban Taskforce believes that the NSW Government needs to have a plan to ensuring the softening housing market is managed back into a strong position that handles population growth and continues the large number of jobs the industry generates.
CHRIS JOHNSON is the Urban Taskforce CEO
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NSW Budget has little to help the housing sector: Chris Johnson

The residential transformation of St Kilda Road is set to continue into with more new apartment plans for the sought-after boulevard.

Wing Tai Asia has lodged plans for a major residential tower at 464-466 St Kilda Road, replacing the former VACC House with an 18-storey mixed-use development designed around a retained heritage podium and a sculpted contemporary tower.

The proposal, prepared under Victoria’s Significant Residential Development with Affordable Housing pathway, would deliver 325 apartments and ground-floor retail across the prominent 4,653 sqm boulevard site in Melbourne’s St Kilda Road North Precinct.

The project centres on the adaptive reuse of the site’s heritage-listed VACC Building, an eight-storey office designed by Bernard Evans that has occupied the address for decades. Planning documents state the development would involve “carefully dismantling and conserving off-site the original metal fabric of the podium visible from St Kilda Road,” before reinstating it as the defining frontage of the new scheme.

Above the restored podium, Wing Tai is proposing a curvilinear residential tower. The scheme includes 172 one-bedroom apartments, 63 two-bedroom apartments, 66 three-bedroom apartments, and 24 four-bedroom apartments, alongside two ground-floor food and beverage tenancies fronting St Kilda Road.

The tower has been designed with substantial articulation and variable setbacks to minimise perceived bulk and maintain view corridors along the boulevard. Urbis, which prepared the planning report, said the design “has been significantly articulated through a curvilinear design” with “an interplay with materials, façade expression and depth” to create visual separation and visual interest.

The proposal also includes 254 basement car spaces, landscaped pedestrian links connecting St Kilda Road and Queens Lane, and a biophilic landscape strategy featuring canopy trees, raised planters, cascading greenery and a glass oculus pool overlooking the eastern frontage.

Planning documents confirm the $270.1 million development will contribute 3 per cent of project costs to the Social Housing Growth Fund as part of the application process.

Wing Tai acquired the St Kilda Road property in 2018 alongside Abacus Property Group for $95.38 million, before later consolidating ownership of the site. The property previously served as the Victorian Automobile Chamber of Commerce headquarters for around 60 years.

The transformation of the St Kilda Rd boulevard is already beginning to materialise, with a number of high-profile projects recently completed, launched, or approaching launch as developers continue to back the long-term appeal of the precinct.

Among the most notable recent completions is Louise by Samuel Property Group, just off the strip on Queens Lane, the same pocket Hirsch &amp; Faigen recently launched The Queensbury. Mirvac is too on the same street with The Albertine, which is approaching completion.

Dexus recently secured approval for its slice of St Kilda Road, while Gurner also has approved plans for the precinct.

Joel Robinson

Wing Tai unveils 325-apartment St Kilda Road tower on former VACC House site

Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
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Chris Johnson

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