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GUEST OBSERVER
In the middle of the night, while most residents were sleeping, a devastating fire started at Grenfell Tower in London.
The emergency response was rapid and robust: more than 200 firefighters attended the scene, with assistance arriving just six minutes after the first calls were made. Emergency services have confirmed that 12 people are dead. More remain missing and dozens are injured. Already, people are asking how the fire spread so rapidly and why it was so difficult for residents to escape. 
Doubtless, in time, a thorough investigation will reveal the full details of what caused the disaster. But from an engineering perspective, there are a number of factors in the design of the 24-storey tower block that may have contributed to the speed and scale of the blaze.
Most of the current guidelines across the world contain detailed design requirements for fire safety such as evacuation routes, compartmentation and structural fire design. But Grenfell Tower was built in 1974. At that time, the rules and regulations were not as clear and well-developed as they are now. 
Evacuation and compartmentation
The evacuation route is one of the most important design elements when it comes to fire safety. The route should allow occupants to escape the building as quickly as possible, while sheltering them from smoke and flames. Some tall buildings have staircases installed on the outside to prevent people from getting stuck in the corridors and provide access to fresh air while they escape. Other options include installing high-power fans inside buildings, to clear the evacuation route of smoke in the event of a fire. This feature is included in the design of Dubai’s Burj Khalifa, the tallest building in the world. 
It’s clear that residents were not happy with the fire safety of the escape route from a blog posted in November 2016 and the design below would suggest there was only one set of stairs for evacuation. Investigators will need to determine what evacuation routes were available.
<a href="https://www.propertyobserver.com.au/images/2017/06/14/Screen%20Shot%202017-06-15%20at%209.07.32%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/14/Screen%20Shot%202017-06-15%20at%209.07.32%20AM.png" alt="">
Another key strategy is to correctly design fire compartments to keep the fire from spreading quickly. This entails placing barriers in the building – such as fire-resistant doors and walls – to confine the fire to a local area, or at least slow the speed at which it can spread. These compartments are designed based on the function of the buildings by architects, so residential and commercial buildings will have different compartment design strategies. 
In current design practice, some buildings even include special design measures for fires, such as refuge rooms for occupants in the higher storeys, who could have trouble escaping down stairs. There are also active fire protection methods such as using sprinklers. Though a parliamentary report following the 2009 Lakanal House fire in Camberwell, London, in which six people died, recommended that sprinkler systems be installed in tower blocks across the UK, it’s not clear that these measured were implemented in Grenfell Tower. A local residents action group also claimed that their warnings about a lack of fire safety measures “fell on deaf ears”.
Materials matter
The fire risk level of any building also depends on its structural design – that is, the capacity of its materials to resist fire. Different materials receive different fire ratings in each design. For example, steel buildings are normally required to have structural elements such as beams or columns that can stand for one to two hours with the help of fire protection material such intumescent paint, which swells up when heated to protect the material beneath. 
According to reports, the key structural components of Grenfell Tower are mostly made of concrete – a material which rates highly in terms of fire resistance. While other materials can buckle in high temperatures, concrete structures can help to prevent the collapse of a building in case of fire, as well as making it safer to use helicopters – which can dump up to 9,842 litres of water at a time – to extinguish the blaze. 
There were also reports relating to cladding added as part of an £8.7m refurbishment in 2016. The material used for the cladding was primarily aluminium, which is not fire resistant. What’s more, aluminium has high conductivity – so the cladding itself could have heated up very quickly, failing to prevent the fire from travelling through the windows and up the exterior of the block from one storey to another.
In truth, most old buildings do not conform to the latest guidelines for fire safety design, so it is imperative to update them by installing sprinklers, fire alarms and extra fire evacuation staircases. While those affected may have to wait for some time before the causes of the fire become clear and responsibility is taken, landlords and local councils can act now to help prevent another disaster of this scale from happening again.
Feng Fu is lecturer in Structural Engineering, City, University of London and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/feng-fu-384030" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

London's Grenfell Tower disaster: how did the fire spread so quickly?

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GUEST OBSERVER
PIA supports the thrust of the proposed reforms to the NSW planning system to improve the impact of strategic planning, strengthen community engagement and build community trust.
The NSW Government today foreshadowed a different direction to the exhibited reforms by seeking to mandate independent planning panels of experts to determine high value development applications in every council.
The previously exhibited reforms included a power for the Minister of Planning to order the establishment of a panel for a particular council – rather than a general requirement for every council.
PIA continues to support the selective introduction of Local Planning Panels with determinative authority especially in urban areas with a high development assessment volume and in circumstances where there is no delegation of assessment or determination to appropriate council officers.
This is consistent with our submission to the reforms. However, they should not be mandated in circumstances where there is an effective and harmonious alternative delegation system in operation.
PIA continues to support a streamlined and effective process of decision making for planning applications. If there are councils where there are resources, and there is an effective and harmonious alternative delegation system in operation, PIA NSW believes that Planning Panels should not be mandated.
PIA continues to support an effective role for elected councillors, particularly in making strategic planning policy for the LGA to achieve outcomes for communities and places.
The administration function relating to approvals/refusals should be managed either by delegation to staff, or in the case of more substantial matters by a panel who are equipped to take on technically complex assessments.
Panels are good for their detailed expertise, complex development assessment, and independent assessment and they do reinforce the fact that good governance is needed in the development application process.
Jenny Rudolph is president, PIA NSW, and can be contacted <a href="https://www.planning.org.au/nsw" target="_blank">here</a>.
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The role of planning panels in NSW: Jenny Rudolph

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<img src="https://counter.theconversation.edu.au/content/78593/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Self-checkouts aren’t necessarily faster than other checkouts, don’t result in lower staff numbers, and there are indirect costs such as theft, reduced customer satisfaction and loyalty.
Worldwide, self-checkout terminals are projected to rise from 191,000 in 2013 to 325,000 by 2019. A survey of multiple countries found 90% of respondents had used self-checkouts, with Australia and Italy leading the way.
Employment in the Australian supermarket and grocery industry went down for the first time in 2015-16 and is projected to remain flat for a few years. But staff numbers are projected to rebound again, in part due to the need to curtail growing theft in self-checkouts.
Social trends pushing self-checkout
There are a couple of intertwining trends that explain the rise of self checkouts.
We now visit our supermarkets more frequently than ever before, two to three times per week in fact. This means our basket contains fewer items and being able to wander up to a self-checkout, with little to no wait time, has been an expedient way to shop. Most shoppers consider self-checkouts both fast and easy to use. Although this varies with age - 90% of shoppers aged 18-39 found self-service checkouts easy to use, only 50% of those over 60 years said the same.
Shoppers also gain value from taking control of the transaction – being able to ring up their own goods and pack them the way they want. This is because a sense of control over their own shopping can lead to greater customer satisfaction and intent to use and reuse self-serve technology.
The numbers behind self-checkouts
Wages represent around 9.5% of supermarket revenue in Australia, and reducing wages is one of the reasons proposed for the uptake of self-checkout.
But from a business perspective, moving from “staffed” checkouts to self-serve machines isn’t cheap. A typical setup costs around US$125,000. On top of that there are the costs of integrating the machines into the technology already in place - the software and other systems used to track inventory and sales, and the ongoing costs - to cover breakdowns and maintenance.
But the biggest direct cost to retailers of adopting self-service checkouts is theft. Retail crime in Australia costs the industry over A$4.5 billion each year.
There is reason to believe that rates of theft are higher on self-service machines than regular checkouts. A study of 1 million transactions in the United Kingdom found losses incurred through self-service technology payment systems totalled 3.97% of stock, compared to just 1.47% otherwise. Research shows that one of the drivers of this discrepancy is that everyday customers - those who would not normally steal by any other means - disproportionately steal at self checkouts.
Studies also show that having a human presence around - in this case employees in the self-checkout area, increases the perceived risk of being caught, which reduces “consumer deviance”. This is why retailers have been adding staff to monitor customers, absorbing the additional losses, or passing them on to customers in an “honesty tax”.
<a href="https://www.propertyobserver.com.au/images/2017/06/14/Screen%20Shot%202017-06-14%20at%2010.15.06%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/14/Screen%20Shot%202017-06-14%20at%2010.15.06%20AM.png" alt=""> 
As you can see in this graph, preliminary work by researchers Kate Letheren and Paula Dootson suggests people are less likely to steal from a human employee than an inanimate object. Not only because they will get caught, but because they feel bad about it.
On the other hand, consumers have plenty of justifications to excuse self-checkout theft, which is leading to its normalisation.
To combat this, researcher Paula Dootson is trying to use design to combat deviance. One of the ways is through extreme-personalisation of service to reduce customer anonymity. Anonymity is an undesirable outcome of removing employees and replacing them with technology.
Other ideas are to include moral reminders prior to the opportunity to lie or steal (such as simply reminding people to be honest), and to humanise the machines by encoding human characteristics to trigger empathy.
While self-service technologies will continue to be adopted by businesses broadly, and particularly within the retail sector, it will be important for retailers to take a holistic approach to implementation and loss prevention.
Self-service technology reduces front line staffing costs and increases efficiency by re-distributing displaced staff into other service dominant areas of the business, but it creates unintended costs. These business costs can be direct, in the form of theft, but also indirect costs, like reduce customer satisfaction and loyalty. Something that some supermarkets are focusing on today.
<a href="https://theconversation.com/profiles/gary-mortimer-1322" target="_blank"></a>
<a href="https://theconversation.com/profiles/gary-mortimer-1322" target="_blank">Gary Mortimer</a> is associate professor, Queensland University of Technology 
<a href="https://theconversation.com/profiles/gary-mortimer-1322" target="_blank"></a>
<a href="https://theconversation.com/profiles/paula-dootson-129022" target="_blank">Paula Dootson </a>is research Fellow; PwC Chair in Digital Economy, Queensland University of Technology.
<a href="https://theconversation.com/profiles/gary-mortimer-1322" target="_blank"></a>
Both are authors for The Conversation.
<a href="https://theconversation.com/profiles/gary-mortimer-1322" target="_blank"> </a>
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The economics of self-service checkouts

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GUEST OBSERVER
The REIQ welcomes the State Government’s extension of the First Home Buyer Grant boost until December 2017, however is disappointed that the Government has refused to broaden the grant to include established homes in regional Queensland.
Regional Queensland property markets continued to struggle, with the housing oversupply one of the region’s biggest problems.
We welcome the goal behind the First Home Buyer Grant, which is to stimulate jobs and this measure has been successful in the southeast corner, with the added benefit of additional supply moderating price growth where demand is strong.
However, additional supply in regional Queensland is going to further slow these markets and make any price recovery much longer to come into effect.
The REIQ also welcomes those measures designed to stimulate jobs in regional Queensland, where climbing unemployment is impacting on the community in devastating ways. 
Unemployment destabilises housing tenure and this uncertainty is damaging to the fabric of the community.
The government’s $200 million jobs program, Works for Queensland, delivered over the next two years into regional Queensland, will tackle the need for infrastructure in regional communities and also the unemployment issue head on and we applaud these efforts.
The REIQ was disappointed this government has chosen to ignore advice from a range of experts on abolishing stamp duty.
Stamp duty is an onerous fiscal burden that stifles housing mobility and many experts are in agreement, including the Henry Tax Review, that stamp duty should be replaced.
When the cost of selling your house comes with an additional price tag of tens of thousands of dollars it gives many people pause.
Empty nesters wait longer to downsize and young families wait longer to upsize and this creates inefficiencies in the housing market that are undesirable.
The real estate sector provided a significant revenue stream for the government and employed around 50,000 Queenslanders.
The government should heed the advice of the experts when it comes to the health and well-being of this vital sector in the Queensland economy.
The key pillars that underpin the real estate profession are fragile – jobs figures are soft, wages growth is flat and investors are facing tightened lending criteria.
Real estate is facing considerable head winds and the Government needs to acknowledge these challenges and devise appropriate policy responses to ensure its continued growth,” she said. 
Antonia Mercorella is chief executive officer, REIQ, and can be contacted <a href="https://www.reiq.com/" target="_blank">here</a>.
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Key pillars underpinning real estate profession are fragile: Antonia Mercorella 

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GUEST OBSERVER
Whilst looking at job ads on Seek recently, I noticed one of my industry peers running a job ad for a “Tier 1 developer.” It got me thinking; what does that actually mean?
Having worked in recruitment for the development industry for 2 years and talking with a range of industry contacts, categorizing developers is not that easy. Building and construction is simpler, with the idea of Tiers relating fundamentally to turnover and the job size the business can handle. In loose terms, builders can be classified as:
• Tier 1: $1B plus turnover, jobs $250m+ • Tier 2: $200m turnover, jobs $50m+ • Tier 3: $50m turnover, jobs $10m+
So what are the rules for classifying developers, and do they exist? Can you classify them by the revenue they generate, value of acquisitions, or the related construction costs? Maybe total debt and how well the banks know them? Most people have the perception that the large corporate companies (Mirvac, Frasers, Stockland and Lend Lease) would be classified as Tier 1 developers simply due to the size of the company, but this does not consider project sizes or values, and how successful their projects are.
Looking at Victoria’s residential market (the market I cover), if the turnover or revenue of projects is how Tier 1 developers are classified, then companies like Yarra Park City/OSK Property (Melbourne Square - ~$2.8Bil) and Glenvill (Yarra Bend - ~$1.2Bil) would clearly be up there. But these companies are not that large in terms of their team sizes, and don’t necessarily have a high annual turnover, thus may not fit the typical Tier 1 description.
Tier 1 contractors are geared to only take on projects above a certain constructing cost. Why? Because their overheads need big jobs to support their machines. Developers on the other hand, are not governed by project size, but by the equity they have, the funding they can obtain and, the return hurdles they need to achieve.
Taking all this into account, anyone who tells you that a developer is a ‘Tier 1’ may be using a catchy phrase without having thought about what this means.
My final suggestion on Tiers is as follows:
• Tier 1: Owner or CEO has appeared in the Fin Review looking pensive and strategic, most likely owns a supercar or yacht. Knows the Planning Minister on a first name basis. • Tier 2: No longer has to work but trying to be bigger/better/shinier than the people they went to private school with. • Tier 3: Currently “consulting” whilst raising equity/begging to get the first acquisition away. No fingernails left in case they have to tell the wife they may need to sell the house.
What do you think?
Jordan Ralph is a recruitment consultant for the Kingfisher Recruitment and can be contacted <a href="https://www.kingfisherrecruitment.com.au" target="_blank">here</a>.
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Do Tier 1 developers even exist? Jordan Ralph

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<img src="https://counter.theconversation.edu.au/content/78404/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Since Australia stopped incinerating rubbish in the middle of the 20th century, most of our solid waste has ended up in landfill.
Some 20 million tonnes of garbage each year makes its way to hundreds of landfill sites, mostly clustered around our capital cities. This represents about 40 percent of total waste generation in Australia.
Surprisingly, we don’t know exactly how many landfills exist, where they all are, or how large they are. However, government data suggest that there are around 600 officially registered sites, and perhaps as many as 2,000 unregulated ones, most of them small.
Since the 1990s, the number of landfills in Australia has fallen but the average size has grown. These large sites are increasingly sophisticated and generally run by large private companies. Around 75% of landfilled waste in Australia goes to 38 sites. 
<h2>What’s in landfill?</h2>
Waste in landfills falls into three major categories: household rubbish, commercial and industrial waste, and construction and demolition waste.
The average domestic bin contains 60% organic material, with the bulk coming from food (40%) and garden waste (20%). This is a primary source of landfill gas, mainly methane, which is produced when organic waste decomposes. The methane is collected and combusted using a flare or an electricity generation system. Flaring of landfill gas converts the methane to carbon dioxide, which has a significantly lower global warming potential than methane.
Of course, it’s better to reduce landfill gas in the first place. New technologies in composting and anaerobic digestion can help divert organics from landfill.
In 2013-14, the commercial sector generated 17 million tonnes of waste, representing just under a third of all waste in Australia. Around 7 million tonnes ended up in landfill. The major trends in commercial waste treatment include sourcing separated food and organics collection, and alternative waste treatment as levies and grants increase.
When water passes through toxic or hazardous waste it picks up contaminants and becomes leachate, which can contaminate the surrounding land and water.
Around 40% of Australia’s waste, or some 19 million tonnes a year, comes from construction and demolition. This typically includes timber, concrete, plastics, wood, metals, cardboard, asphalt and mixed site debris such as soil and rocks. However, only 8.5 million tonnes ended up in landfill, as levies in most states make it cheaper to recycle this material.
About 10.5 million tonnes, or 55%, was recovered and recycled in 2008-09 with recovery rates of greater than 75% being achieved by best performing jurisdictions. 
<h2>How many landfills are in Australia, and where?</h2>
We calculate the number of landfills in Australia by looking at national databases like the National Pollution Inventory or the National Greenhouse and Energy Reporting Scheme. However, while all operating landfills are licensed by their local councils, many regional sites fall below the size threshold where they’re required to report to these programs, or apply for environmental licenses. Therefore, we can’t say exactly how many landfills are in Australia – although someone could find out by calling every local council in the country.
The map below, from the National Waste Management Facilities Database, shows all known waste management, recycling and reprocessing facilities in Australia. 
<a href="https://www.propertyobserver.com.au/images/2017/06/07/file-20170530-16290-10gkvwh.jpg" target="_blank">Click to enlarge</a>
<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/2017/06/07/file-20170530-16290-10gkvwh.jpg" alt="">
<div class="enlarge_hint">The National Waste Management Database.</div>
Queensland reports the most sites, followed by New South Wales and Western Australia. Since lifting dumping levies, media reports estimate that 10% of Queensland’s landfill comes from interstate.
Victoria and Tasmania have a high proportion of large-to-medium sites, while NSW has the most large sites, matching its relatively large population. Queensland, Western Australia and South Australia have relatively high numbers of small sites, reflecting their highly dispersed populations. 
The Northern Territory, the only other jurisdiction to not have a landfill levy, generates just 1% of Australia’s waste. 
<a href="https://www.propertyobserver.com.au/images/2017/06/07/file-20170528-6396-qdc0st.jpg" target="_blank">Click to enlarge</a>
<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/2017/06/07/file-20170528-6396-qdc0st.jpg" alt="">
Reported numbers of Australian landfills by jurisdiction. Analysis of landfill survey data 2013 © WMAA and Blue Environment
Most of Australia’s waste goes to a small number of large sites. However, the majority of Australia’s landfills are small, receiving less than 20,000 tonnes of waste per year. The lack of precise national data on these sites is a real problem, as small, unlined landfills can still have major localised impact. 
<a href="https://www.propertyobserver.com.au/images/2017/06/07/file-20170528-6380-ajiq2.jpg" target="_blank">Click to enlarge</a>
<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/2017/06/07/file-20170528-6380-ajiq2.jpg" alt="">
Reported tonnes of waste deposited by landfill size class and jurisdiction. Analysis of landfill survey data 2013 © WMAA and Blue Environment
<h2>Who’s in charge?</h2>
Local councils are responsible for landfills in their areas, but the largest sites in Australia are run by private companies. In jurisdictions with small populations, like Tasmania and the Northern Territory, no private companies operate.
The Woodlawn landfill, 240km southwest of Sydney, gets more waste than any other landfill in Australia.
The Rochedale landfill, 18km south east of Brisbane, was in the countryside when established in the early 1990s. Now surrounded by suburban houses, it highlights the importance of appropriate planning and management of these sites. This is why Adelaide’s largest landfill is located 90km north of the city. 
The variety of jurisdictions and operators involved, and their different sizes, suggests that landfills are not consistently managed. 
The National Resource Recovery targets encourage private operators to reclaim and divert some of the waste going to landfill. The diversion targets vary from state to state. South Australia and the ACT have the most ambitious targets and are most advanced in meeting them. Queensland, on the other hand, is the furthest from their targets – this is likely to be a consequence of not having a landfill levy. 
 <a href="https://www.propertyobserver.com.au/images/2017/06/07/file-20170529-25219-1or07ht.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/07/file-20170529-25219-1or07ht.png" alt="">
National Resource Recovery Targets. MSW represents household waste, C&amp;I represents commercial waste and C&amp;D represents construction and demolition waste. Since 2014, Victoria has aimed to maximise diversion without a headline target. MRA Consulting Group, October 2015
Landfills, however, can offer an average 50 percent methane gas capture during its life. The solid waste in landfills can also be an energy resource in its own right, though this has largely been untapped. 
<h2>The future of landfills and resource recovery</h2>
So what lies ahead? Landfills will remain an integral part of the Australian waste cycle into the foreseeable future. Well managed, best practice landfills provide safe disposal of residual waste and the potential for resource recovery.
We have observed an increase in investment in resource recovery infrastructure, which is possibly driven by rises in landfill levies. But more is needed: the 2016 Infrastructure Australia report did not mention waste or recycling.
In order to provide key integrated infrastructure, governments need to recognise that waste (and its proper management) delivers essential services like electricity or water.
<a href="https://theconversation.com/profiles/bernadette-mccabe-147872" target="_blank">Bernadette McCabe</a> is associate professor and Principal Scientist, University of Southern Queensland.
<a href="https://theconversation.com/profiles/william-clarke-380521" target="_blank">William Clarke</a> is professor of waste management, The University of Queensland.
Both are authors for The Conversation.
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How much landfill does Australia have?

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<img src="https://counter.theconversation.edu.au/content/77590/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Legislation designed to protect wildlife is being rolled back or ignored in all sorts of ways in all sorts of places, according to a new global database of attacks on green tape.
When President Donald Trump was mulling over whether to pull out of the Paris climate agreement, it is hard to imagine that he was listening to the experts. US climate researchers are being so stifled, ignored or blackballed that France has now offered sanctuary to these misunderstood souls.
One might prefer to think of Trump as an outlier in an otherwise environmentally sane world. But alarmingly, there’s just too much evidence to the contrary.
A recent analysis, led by Guillaume Chapron of Sweden’s Agricultural University, reveals a rising tide of assaults on environmental safeguards worldwide. If nothing else, it illustrates the sheer range and creativity of tactics used by those who seek to profit at the expense of nature.
The assaults on environmental protections are so diverse that Chapron and his colleagues had to devise a new “taxonomy” to categorise them all. They have even set up a public database to track these efforts, giving us a laundry list of environmental rollbacks from around the world.
One might perhaps hope that species staring extinction in the face would be afforded special protection. Not in the western US states of Idaho and Montana, where endangered gray wolves have been taken off the endangered species list, meaning they can be shot if they stray outside designated wilderness or management areas.
In Western Australia, an endangered species can be legally driven to extinction if the state’s environment minister orders it and parliament approves.
Think diverse ecosystems are important? In Canada, not so much. There, native fish species with no economic, recreational or indigenous value don’t get any legal protection from harm.
And in France – a crucial flyway for Eurasian and African birds – killing migratory birds is technically illegal. But migrating birds could be shot out of the sky anyway because the environment minister ordered a delay in the law’s enforcement.
In South Africa, the environment minister formerly had authority to limit environmental damage and oversee ecological restoration at the nation’s many mining sites. But that power has now been handed over to the mining minister, raising fears of conflict between industry and environmental interests.
In Brazil, the famous Forest Code that has helped to reduce deforestation rates in the Amazon has been seriously watered down. Safeguards for forests along waterways and on hillsides have been weakened, and landowners who illegally fell forests no longer need to replant them.
In the Indian Ocean island nation of Mauritius, endangered species are protected by law, unless it is deemed to be in the “national interest” not to do so. Although an endangered species, the endemic Mauritius flying fox was annoying commercial fruit farmers, so the government has allowed more than 40,000 flying foxes to be culled.
And in Indonesia, it’s illegal to carry out destructive open-pit mining in protected forest areas. But aggressive mining firms are forcing the government to let them break the law anyway, or else face spending public money on legal battles.
<h2>Shoot the messengers</h2>
Campaigners should also beware. Under new legislation proposed in the UK, conservation groups that lose lawsuits will be hit with heavy financial penalties.
In many parts of the world, those who criticise environmentally destructive corporations are getting hit with so-called “strategic lawsuits against public participation”, or SLAPP suits.
In Peru, for instance, a corporation that was mowing down native rainforest to grow “sustainable” cacao for chocolate routinely used lawsuits and legal threats to intimidate critics.
That’s before we’ve even discussed climate change, which you might not be allowed to do in the US anyway. Proposed legislation would prohibit the government from considering climate change as a threat to any species. No wonder researchers want to move overseas.
As the above examples show, essential environmental safeguards are being conveniently downsized, diminished, ignored or swept under the carpet all over the world.
Viewed in isolation, each of these actions might be rationalised or defended – a small compromise made in the name of progress, jobs or the economy. But in a natural world threatened with “death by a thousand cuts”, no single wound can be judged in isolation.
Without our hard-won environmental protections, we would all already be breathing polluted air, drinking befouled water, and living in a world with much less wildlife.
 
Bill Laurance is a Distinguished Research Professor and Australian Laureate at James Cook University and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/bill-laurance-4358" target="_blank">here</a>.
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Around the world, environmental laws are under attack in all sorts of way: Bill Laurance

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SPONSORED POST
The first residents of Campbell 5 have officially moved into their new homes this week in the $600 million mixed-use precinct in Canberra’s inner-north.
The Parisian-themed Saint-Germain residential apartment building is the first stage of development to be completed in the five stage project. 
Campbell 5 is Canberra’s first globally inspired, master planned community with each stage of development drawing inspiration from a different global city or precinct that is internationally renowned for its architecture, design and liveability.  
<img src="https://www.urban.com.au/images/2017/06/08/Screen%20Shot%202017-06-08%20at%2010.34.34%20AM.png" alt="">
As an all-encompassing destination village and park side living quarter, Campbell 5 is proving to be a popular choice for both owner occupiers and investors alike with strong sales results in the first three stages of release. 
Boasting the same luxury inclusions and smart technology you would expect to see in big city apartment developments, including a BMW electric share car, rooftop beer gardens with water views and high-tech home automation systems, Campbell 5 is changing the face of apartment living in Canberra. 
<img src="https://www.urban.com.au/images/2017/06/08/Screen%20Shot%202017-06-08%20at%2010.34.25%20AM.png" alt="">
JWLand’s Head of Development in the ACT, Michael Prendergast, attributes the popularity of the precinct to the quality of design.  
“We’ve taken inspiration from the most liveable cities in the world to deliver a higher standard of apartment living in Canberra. 
The home automation technology and communal spaces offered in Campbell 5 have resonated particularly well with buyers.  
We’ve incorporated smart technology such as a C5 precinct app and KNX home automation systems to allow residents to control lighting, heating and household appliances from their tablets or smartphones.”  
<img src="https://www.urban.com.au/images/2017/06/08/Screen%20Shot%202017-06-08%20at%2010.34.19%20AM.png" alt="">
Saint-Germain buyers Pam and Paul say their decision to relocate to an apartment in Campbell 5 was primarily motivated by a desire for “a more flexible lifestyle”. The location and design are what sold them on Saint-Germain. Of their new three bedroom luxury apartment, the couple says “ the position, style and overall design and finish” are what caught their eye - “ it is ideal for us”.
Construction on Stage 2, inspired by New York’s Greenwich Village, is expected to be completed in August 2017. Click <a href="https://www.campbell5.com.au/greenwichgrand/" target="_blank">here</a> to find out more.
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Globally inspired precinct setting new standard for apartment living in Canberra’s inner-north 

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GUEST OBSERVER
Tourists are drawn to cities by a myriad of attractions and activities.
Some cities are blessed with iconic attractions that are on every visitor’s “must see” list – the Opera House and Harbour Bridge in Sydney, for example. 
Other cities rely on a more eclectic mix of “sights and sounds” to lure increasingly well-informed and diverse visitors. For instance, Australia’s second-largest city, Melbourne, has at various times promoted itself as the nation’s “sports and events capital”, the “arts and culture capital” and, more recently, as the “street art capital”. 
Street art, also known as graffiti, has not always had strong community support. The proliferation of the “art form” has many strident critics. For example, Graffiti Hurts spokesman Scott Hilditch complained that funding a mobile phone app to guide users around Melbourne street art sites would glorify graffiti vandalism. 
Yet there is no denying the growth of street art and the popularity of sites around inner-city Melbourne. On a sunny afternoon in the city’s laneways, you are likely to see a range of local and international visitors, some posing for photos in front of freshly painted walls, others passing by on their way to a nearby cafe for a flat white. 
You may see see local “artists” guiding groups on street art tours. You may even see newlyweds looking for that quintessentially Melbourne photo for their wedding album. 
 
Despite questions about the legality, and perhaps morality, of street art, its popularity is undeniable. Melbourne’s laneways and their street art have become a major drawcard. In a 2008 Lonely Planet poll, Melbourne’s laneway street art was voted Australia’s top “cultural attraction”. 
If social media counts (which it most certainly does), Hosier Lane, the epicentre of Melbourne street art, has arguably become the city’s premier tourist destination. It attracts significantly more Instagram hashtags than traditional destinations like Melbourne Zoo or Federation Square. 
Regardless of social and political disapproval, the proliferation of Melbourne’s street art does provide a point of distinction in an era of growing competition between cities.
City destinations are having to find new and creative ways to distinguish themselves from the rest. Numerous local and international websites, blogs and books have recognised Melbourne as Australia’s “street art capital” over the past decade. 
In turn, street art images have been selectively packaged and promotedto boost the city’s “creative” and “vibrant” image. The Melbourne City Council website recognises “the importance of street art in contributing to a vibrant urban culture”, and acknowledges:
Melbourne’s street art has become internationally renowned and has become an attraction for local and overseas visitors experiencing Melbourne’s creative ambience.
Despite this, the council seems at pains to differentiate between “graffiti” and “street art”. Melbourne City has a web page explaining to both artists and property owners the legalities of street art. 
The council refers to research and community consultations as the basis for its Graffiti Management Plan. According to its “Street Art” webpage, these revealed that:
… most people do not like graffiti ‘tagging’ … However, many people appreciate ‘street art’ such as larger, more artistic pieces, or murals placed in appropriate locations with the required permission.
However, trying to separate the two is problematic. Many street artists engage in both forms of “writing” – the term street artists use to describe their production of graffiti or street art. 
Although it’s broadly recognised by the City of Melbourne as adding to the city’s cultural aesthetic, relatively little is understood about the economic value of street art. Measuring its economic value to the city is challenging. But creative tourism forms such as this clearly have their merits as tourists increasingly seek out “alternative public spaces” in search of creative landscapes and authentic experiences. 
Thus, it’s possible that creative tourism is more valuable than conventional tourism. 
Certainly, Melbourne is increasingly well known for its “laneway galleries”, however challenging the management of this ephemeral attraction might be for governments.
Ryan Jopp is lecturer in Tourism and Management, Academic Director (Education Quality and Assurance), Swinburne University of Technology and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/ryan-jopp-379405" target="_blank">here</a>.
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Melbourne’s love-hate relationship with being Australia’s ‘street art capital’

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GUEST OBSERVER
Today’s headline print for Q1 was weak, with real GDP growth of 0.3% q-o-q and 1.7% y-o-y (market had 1.6%). 
But most of the weakness is weather-related and therefore temporary. Cyclone Debbie and wet weather on the East coast weighed on housing construction and exports. 
Timely indicators already suggest a bounce back. 
A clearer read of underlying conditions may be gleaned from surveyed business conditions, which are around decade-highs. And why shouldn’t they be? Corporate profits are up 30% y-o-y and nominal GDP rose by 7.7% y-o-y, its fastest pace in over five years.
 Add to this, Australia just set a new record for developed world growth, with a 26 year boom! If yesterday’s RBA announcement is any guide, the central bank is largely ignoring the volatile, weather-effected GDP numbers and looking at the business and labour market surveys, which still show trend improvement. We see the RBA on hold this year and a hike in early 2018.
<a href="https://www.propertyobserver.com.au/images/2017/06/08/Screen%20Shot%202017-06-08%20at%207.57.24%20AM.png" target="_blank">Click to enlarge</a>
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Facts 
Real GDP rose by 0.3% q-o-q in Q1, to be 1.7% higher y-o-y. 
Household consumption rose 0.5% q-o-q to be 2.3% higher y-o-y. Dwelling investment fell by -4.4% q-o-q and -2.5% y-o-y. Business investment rose 0.7% q-o-q but was down -2.8% y-o-y. Public demand lifted by 0.2% q-o-q and 5.3% y-o-y. Overall, domestic demand (GNE) rose 0.8% q-o-q and 2.4% y-o-y. This was the strongest annual rate of growth in GNE since Q4 2012. 
Net exports were a significant drag on growth in the quarter, with export volumes falling 1.6% q- o-q and imports lifting by 1.6%. Net exports subtracted -0.7ppts from the quarterly growth rate and 0.4ppts from year-ended growth. 
Real gross domestic income rose by 1.7% q-o-q to be 6.5% higher y-o-y. Real net national disposable income per capita rose by 0.8% q-o-q and 4.0% y-o-y. 
Nominal GDP rose by 2.3% q-o-q and 7.7% y-o-y, boosted by a 6.6% q-o-q and 24.8% y-o-y lift in the terms of trade. 
The household saving ratio fell from 5.1% to 4.7%. 
Implications 
Australia’s sets 26-year growth record! That could have been the headline for this piece. Having just clicked past 103 quarters of continuous GDP growth without a technical recession, Australia has just overtaken the Netherlands to have the longest boom of any developed economy. For those interested, the Dutch economy had 102 quarters of continuous expansion between 1982 and the 2008 Global Financial Crisis (although there is some debate about whether the Dutch had a technical recession in 2003). Whatever the technicalities, the bottom line is that Australia has now had the longest boom (Chart 1). 
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Instead, the market is focused on the weak quarterly print, which has been largely driven by the weather! Hence our title. 
Today’s numbers showed that real GDP growth slowed to 0.3% in Q1, from 1.1% in Q4 2016. Of course, the 1.1% was a bit overstated, as it was a bounce back from the surprising -0.4% fall in Q3 2016. As the RBA stated yesterday, the slowdown in GDP growth partly reflects the ‘quarter-to-quarter variation in the growth figures’. 
This is true, but unusual weather also played a role. Cyclone Debbie and very wet weather on the east coast appear to have weighed on housing construction, which fell by -4.4% q-o-q, and on exports, which were down -1.6% q-o-q (Chart 2 and 3). Retail spending fell sharply in Queensland in March. Part of this is likely to continue into Q2, as coal exports fell in April, although there are already signs of a bounce back in retail sales in April and coal exports in May. 
The underlying trends for real GDP are more positive. After a number of years of mining investment weighing on overall investment, the business investment numbers are now starting to rise. The decline in mining investment is almost done and non-mining business investment is showing a modest lift in momentum. For more on our views on this see: 'Downunder Digest: Australia's next investment upswing', 21 March 2017.
<a href="https://www.propertyobserver.com.au/images/2017/06/08/Screen%20Shot%202017-06-08%20at%207.59.59%20AM.png" target="_blank">Click to enlarge</a>
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Although the volume numbers have been volatile and knocked around by the weather the income numbers in the GDP figures were unquestionably strong. Corporate profits rose by a very strong 30% y-o- y, supported by the rise in commodity prices over the previous year. This has lifted nominal GDP to its fastest rate of growth in over five years at 7.7% y-o-y (Chart 4). The lift in corporate profits helps to explain why business investment is starting to pick up. The rise in profits is also extending a bit beyond the mining industry, with profits in the finance and insurance and professional services industries also lifting. 
The rise in corporate profits helps to explain why surveyed business conditions have continued to improve and most of the labour market measures are trending higher. The collection of Australian Industry Group surveys, which are now published for May, suggest business conditions were still at around decade-high levels in May (Chart 5). 
The key challenge remains that, although corporate profits and nominal GDP have picked up, largely driven by the rise in commodity prices, this has yet to show up in wages growth. Compensation of employees rose in Q1, following a fall in Q4 2016, but is still running at a weak 1.5% y-o-y. At this stage there is little evidence of the boost to national incomes is flowing through to households (Chart 6).
<a href="https://www.propertyobserver.com.au/images/2017/06/08/Screen%20Shot%202017-06-08%20at%208.00.50%20AM.png" target="_blank">Click to enlarge</a>
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However, as the chart shows, history suggests that it will. Yesterday’s decision to lift the minimum wage by more than in previous rounds may very well be the first sign of this starting to happen. For more the wages outlook see: 'Downunder Digest: Show me the money', 20 April 2017. 
We expect growth to pick up in the second half, following the weather-effected weakness in the first half. We expect this to push the unemployment rate lower and to drive a modest rise in wages growth in the second half. We expect the RBA to be on hold this year and to lift its cash rate in early 2018. 
<a href="https://www.about.hsbc.com.au/hsbc-in-australia/management-team" target="_blank">PAUL BLOXHAM</a> IS CHIEF ECONOMIST (AUSTRALIA AND NEW ZEALAND) FOR HSBC. 
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Blame the weather and then ignore it: HSBC's Paul Bloxham on the GDP

One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

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fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

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FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

Joel Robinson

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
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First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

Jonathan Chancellor

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