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GUEST OBSERVER
Dwelling approvals outstripped expectations again in August, with a small 1.8 percent pull back from a big spike in July (+12 percent revised up slightly from +11.3 percent).
The consensus forecast was for a more material 6 percent fall. The July update was the second highest level of approvals on record. The August pull back still leaves approvals at the fourth highest level on record.
Expectations centred on high rise approvals which drove the July gain and which tend to be volatile due to large projects. This segment instead held up better than expected with our estimates pointing to about a 10 percent drop in seasonally adjusted terms that still left high rise approvals about 25 percent above their June level.
The rest of the detail showed a decent rise in ‘low-mid rise’ approvals, we estimate up about 7-8 percent in the month with the more stable detached house approvals segment down 1.3 percent/mth. Combine approvals ex high rise were up slightly, we estimate up 1.2 percent/mth. To the extent that this measure is more reflective of underlying trends it is pointing to a modest decline running at about 1-1.5 percent a month.
By state, approvals dipped 2.3 percent in NSW but were up slightly in Vic and Qld with big monthly declines coming in WA and SA. Notably, within the NSW estimates ‘unit’ approvals were still the second highest monthly level on record.
The value of renovation approvals also softened in Aug, down 0.9 percent. The value of non res building approvals recorded a bigger decline down 24 percent/mth and 13 percent/yr.
 Overall, the continued high level of approvals points to a dwelling construction holding up stronger for longer although a softening is still expected to come through in coming months.
Details
Private houses –1.3%mth, –6.5%yr
Private 'units' –3.6%mth, 26.3%yr
NSW –2.3%mth, 37%yr
Vic 1.8%mth, 14.7%yr
Qld 0.6%mth, 13.5%yr
WA –14.3%mth, –36.5%yr
SA –10.6%mth, –22.6%yr
Alteration &amp; additions^ –0.9%mth, 1.2%yr
Non-residential^ –24.3%mth, –12.9%yr ^ value
Matthew Hassan is senior economist with <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.
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Australian dwelling approvals August 2016: Westpac's Matthew Hassan

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<img src="https://counter.theconversation.edu.au/content/65563/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
We shape the city and it shapes us. 
The recent ABC series City in the Sky focuses our attention on the sheer number of people who travel in the air at any one time and the extent of the infrastructure built up to support them. This aerial citizenry is due to double in the next 20 years and with it the global networks, smart technology and urban infrastructure that make it all possible. 
The real provocation of the city in the sky, however, is not just rendering visible the urban worlds that exist on land and sea, above the earth and below. Rather it prompts us to re-imagine both the complex nature and make-up of our habitats, and the role of infrastructure and planning within it. 
This raises new questions about what we imagine to be “the city” – and how we can shape it. 
<h2>The urban shapeshifters</h2>
In the urban age, important international conferences such as Habitat III are seeking to generate:
"… a new urban agenda for the 21st century that recognises the ever-changing dynamics of human civilisation."
The idea of “the city” looms large. There are, it seems, no limits to the prospects and possibilities of technology and human entrepreneurship. These concentrate within the contemporary city: the super structures of the super species in the age of the Anthropocene. 
For Harvard university professor Ed Glaeser, author of the book Triumph of the City, human ingenuity can conquer urban challenges and enable social and economic mobility. 
Others point to the lifeboat qualities and capacities of cities, which will help us navigate the urban challenges related to climate change, population growth and displacement, and resource depletion. 
But has the hubris of economists, urban academics, city planners, engineers and our elected leaders over-emphasised the moment of the city as concentrated urbanisation and big infrastructure projects? Should we instead be seeking to better recognise and understand the “extended” urbanisation processes that are reorganising and transforming the broader urban fabric (that is, worldwide shipping lanes and flight paths, broadband, sea level rise, peak oil, smart technologies)? 
To put it simply, are we thinking too narrowly when we talk about cities? 
The city as shapeshifter poses a genuine conundrum for those who seek to shape urban change. Like a 5D movie on speed, the contemporary city defies conventional boundaries.
<h2>The Australian city unbound</h2>
Australia’s cities are described in national policy as “some of the best in the world”. According to the Smart Cities Plan, Australia’s cities are: productive and accessible; full of talent and investment; agile and flexible; and encouraging of the innovation, jobs and growth on which our national prosperity depends. 
Prime Minister Malcolm Turnbull stressed earlier this year that, in shaping our cities:
"Planning is absolutely critical. The ad hocery [non-planning] has got to stop."
All Australians are encouraged as part of the Smart City Plan to share their ideas to help determine the new cities agenda. But what does this mean for urban planners, developers, state and local governments, as well as for Australian city residents when so much of what shapes the urban comes from outside the traditional boundaries of “the city”? 
Far from being self-explanatory and straightforward, the contemporary Australian city is changing, yet the processes that shape change in cities are not well understood. This is not a closed policy and planning cycle. And it’s further complicated if notions of what constitutes “the city” are constrained and outdated. 
<h2>Lines of flight</h2>
Urban planners adapt to change in cities and regions, which are in turn transformed by changes in environment, planning and party politics. Change is often imposed on cities (in response to an environmental crisis, for example). 
Sometimes, though, this change is the result of complex politics and negotiations between local, state and Commonwealth governments, or in response to investment interests borne elsewhere. 
For example, the Commonwealth government, in support of an interest in making Australian cities the site for innovation, has signalled the role that urban infrastructure will play in creating jobs and spurring growth.
Urban change, Turnbull tells us, will only be delivered:
"… by addressing the policy and regulatory settings through which cities and infrastructure are governed, planned, funded, constructed and operated."
But this safe policy and regulatory landing requires first the imagination and capacity to shape and plan for the “cities in the sky”. As American academic Joe Feagin noted in The Urban Scene: Myths and Realities:
"Basic conceptions and images of urban life and urban structure are extraordinarily important, since they often shape the ends envisioned, and the means by which those ends are implemented, by those intent on reinforcing or remaking the existing urban scene."
To this end, imagination and planning are central to the critical urban governance of cities. As planning academic Patsy Healey highlights, this entails the three-fold task of: 
1) expanding the collective knowledge base about the changing shape and nature of cities available to our communities, political and otherwise; 
2) enhancing democratic debate; and 
3) developing the skills for conveying to the different members of our communities.
Wendy Steele is associate professor of Urban Policy and Planning, RMIT University and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/wendy-steele-4698" target="_blank">here</a>.
Crystal Legacy is Australian Research Council (DECRA) Fellow and Vice Chancellor's Research Fellow, Centre for Urban Research, School of Global, Urban and Social Studies, RMIT University and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/crystal-legacy-18412" target="_blank">here</a>.
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Cities in the sky: how do we decide where this urban journey is taking us?

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GUEST OBSERVER
Funding markets have shown some stress in recent weeks as investors and borrowers prepare for imminent structural reforms and amid cyclical issues around banks.
We look at the recent moves in single currency and cross-currency basis markets, USD Libor and credit spreads.
With less than two weeks until US money market funds are required to comply with new liquidity and asset rules, we opine on the outlook for funding markets.
Funding markets have seen significant shifts in recent weeks as markets prepare for the upcoming new money market rules in the US. The rules, outlined in US money market reform 2a-7 primer, will come into force on 14 October.
In addition to money market reform, a confluence of factors has increased the cost of funding, namely quarter and year-end as well as concerns around European banks. There has been in recent weeks the usual pickup in funding stresses associated with quarter end – normally because of the need for 3 month funding which rolls over the ‘turn’ of the calendar year (or financial year end for US banks).
With banks now less willing to have significant balance sheet items over their year-end, the cost of USD funds will remain elevated. This quarter end has seen an escalation of this normal arrangement due to the money market reform being implemented at the same time.
Furthermore, as investments shift out of ‘prime’ funds (those who hold credit) to government only funds, the ability of both banks and corporate borrowers who access short-term funding has been diminished. This has forced borrowers out the term curve – or in the case of sectors of the bank market – to simply ‘pay up’ for alternate sources of funding.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.27.32%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.27.32%20PM.jpg" alt="">
The demand for USD has shown up in the sharp moves in 3 month cross-currency basis swaps (Figure 1) which have lifted the cost of funding sharply in the last week. The JPY basis has been driven by the structural need for Japanese banks to find a new funding source given their large reliance on US MMFs. This issue has not been fully addressed despite an increase in USD funds available from the BoJ. That said, it has led to a wider ‘Japan premium’ (which is the cost of USD 3 month Libor for Japanese banks relative to other members of the Libor panel).
THE BASIS FOR OTHER MOVES
In comparison, the move higher in USD FRA/OIS and Libor/OIS, as well as a gradual but significant rise in 3 and 6 month USD Libor since mid-year, has been gentler. The move in EUR cross-currency basis (see Figure) 1 has come at a time when European banks have been under the spotlight. This unwanted introduction of a systemic threat has augmented the current demand for USD funding.
The basis has moved to the most negative level (highest cost for USD funds) since the European sovereign crisis period in 2012. Both prior to this period and since, central banks have introduced a number of measures to allow for USD liquidity in times of stress.
After a reasonably steady period, the basis has dropped from -25bp to -59bp since mid- September. The spread remains a long way from its historic lows of -210bp in 2008-09 and the -160bp level seen in 2011.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.27.38%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.27.38%20PM.jpg" alt="">
The demand for USD via the ECB's 1 week funding mechanism has also seen a sharp rise. Last week’s auctions for 1 week USD funding saw just under USD6.4bn awarded to twelve banks. This was the largest amount requested since 2014.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.27.48%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.27.48%20PM.jpg" alt="">
In the FRA markets, the modest move wider for EUR FRA/OIS has not been matched by the sharper USD move. This suggests that concerns over European banks have not yet shown up in funding for EUR. In fact, the 3 month Euribor/OIS spread is little moved and is at multi-year lows. We believe any stresses are likely to show up in the USD funding markets – rather than in EUR.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.27.57%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.27.57%20PM.jpg" alt="">
A RISING TIDE
The single currency basis market, at least for USD, has steepened sharply in the last year and has risen significantly higher than the levels seen during the 2012 European crisis. Similarly the USD 3s/1s basis curve has steepened to the highest level since 2009. 3s/1s sits at 25bp, around 3bp higher than what it reached in the European crisis. In the last few weeks, domestic USD basis has stabilised at these elevated levels.
Looking at the forward curves for single currency basis, it would appear that the peak for the 1 year basis has been set and will begin to match the forwards. The risk to this view would be a sustained period of higher USD funding costs and increased market expectations for Fed hikes.
In time, such an outcome should narrow the 1 year 6s/3s and 5 year 6s/3s basis, driven by a rise in the latter.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.28.08%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.28.08%20PM.jpg" alt="">
OUTLOOK FOR FUNDING POST US MONEY MARKET REFORM
US money market funds now have less than ten days to comply with the new rules governing their operations. As Figure 6 shows, total holdings in prime funds are around USD600bn. While we expect some balance to be retained in the funds that choose to hold credit assets, there is likely to be further reduction in the coming days. This should, all things being equal, push USD Libor and USD Libor/OIS higher and wider.
It is worth noting that while the larger shifts in Libor have reflected a replacement premium for USD bank funding, corporate borrowers are also affected as they will need to source alternate means of funding. These may come via bank revolver credit facilities or through the term market as borrowers.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.28.15%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%205.28.15%20PM.jpg" alt="">
After the full implementation on 14 October, we expect markets to stabilise and for the Libor rate to reflect more cyclical news around the banking sector as well as the eventual addition of a premium or reflect market-based expectations of a Fed rate hike in December.
We also expect to see an increase in the issuance of term debt for banks as the ability to use short-term funding comes to an end. This more expensive method of borrowing also comes at a time when other regulatory requirements will be placed on the market.
WHAT TO WATCH
The key variables to watch will be the use of FX USD swap lines at the various central banks (primarily the BoJ and ECB). Domestic USD basis (6s/3s and 3s/1s) and 3 month JPY and EUR cross-currency basis are also important to gauge the demand for USD from non-US counterparties hedging loans, assets, and borrowings.
Bank credit spreads are an important gauge of the market’s perception of asset quality. While these have widened recently, they do not reflect significant concern. The CDS market, once a popular product in financial markets, has become an illiquid and poorly- traded instrument.
Lastly – and perhaps obviously – as the money market reforms are finalised, the USD Libor rate and spread to OIS are expected to rise a little further before stabilising and they represent a more realistic price for USD funding.
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Martin Whetton is senior rates strategist, ANZ. Katie Hill is strategist, ANZ. Both can be contacted <a href="https://www.anz.com/personal/" target="_blank">here.</a>
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What’s up in funding markets? ANZ's Martin Whetton and Katie Hill

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GUEST OBSERVER
With no major economic developments in the last month, September quarter inflation due later this month and new Governor Philip Lowe at the helm presumably wanting to demonstrate a degree of policy continuity it was no surprise to see the Reserve Bank of Australia leave rates on hold at 1.5 percent at its October meeting. 
While Philip Lowe did make a few changes to the RBA’s post meeting Statement these don’t appear to signal any major changes in the RBA’s economic forecasts. In short the RBA continues to see the global economy continuing to grow at a below average pace, financial markets functioning effectively, the Australian economy continuing to growth, inflation expected to remain low and an appreciating $A complicating the adjustment in the economy. 
Two areas where there were more substantial changes in commentary were in relation to the labour market and the housing market. In terms of the labour market the RBA has highlighted significant variation across the country  in jobs growth and the divergence between part time and full time employment but seems reasonably relaxed about the employment outlook. 
On the housing market the RBA remains relatively sanguine but has acknowledged a strengthening in some markets recently (presumably Sydney and Melbourne), suggesting that it may be becoming a bit less relaxed.
The RBA seems to remain comfortable in waiting for the surge in apartment supply to cool property prices. Given the recent rebound in auction clearance rates, Sydney and Melbourne property prices continuing to growth solidly after huge gains over the last four years (6 percent in Sydney, 40 percent in Melbourne) and the risk that the apartment building boom will go way beyond the point of being healthy, my view remains that the RBA is a bit too relaxed about home prices and at least a bit of “jawboning” would be appropriate at present.
The fact that the RBA did not repeat its July meeting reference to upcoming inflation data – with September quarter inflation data due later this month – suggests that unlike in July its bias on interest rates is neutral.
However, we remain of the view that the RBA will cut rates again at its November meeting when it reviews its economic forecasts after the release of the September quarter inflation data in late October. The near term risks to inflation are on the downside thanks to competitive pressures globally and record low wages growth domestically and the $A is still too high and at risk of further appreciation given the Fed’s endless delays in raising rates again.
However, with economic growth holding up very well, commodity prices and national income looking like it has bottomed and the new Governor perhaps preferring a period of stability, this is a close call and is critically dependent on seeing a lower than expected September quarter inflation result. Either way a cut in the cash rate to 1 percent or below and the adoption of quantitative easing remains very unlikely in Australia.
<a href="https://www.propertyobserver.com.au/https://plus.google.com/110172465327488162875?rel=author" target="_blank">SHANE OLIVER</a> is head of investment strategy and economics and chief economist at <a href="https://www.ampcapital.com.au/home" target="_blank">AMP Capital</a> and is responsible for AMP Capital's diversified investment funds.
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RBA a bit more realistic on the property market: Shane Oliver

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Morella, the unliveable late 1930s Mosman timewarp mansion that has sat idle for 15 years, has been sold for $6.6 million to Edward Wei.
There were two competing bidders. It sold after the top bidder raised his $6.4 million bid and the vendor reduced their reserve. 
More than $7.3 million was being sought through <a href="https://mnb.ljhooker.com.au/2MAXF6N/5-morella-road-mosman" target="_blank">LJ Hooker agent Geoff Smith</a> under instructions of Chew Hong Ho, the former carer who was named in Anthony Parer's obituary as his "loving partner." 
Anthony's distraught younger sister, Mariana, who has been intent on contesting the estate which includes Dungog cattle farms, came from Canada to attend the auction.
This article was first published in the Saturday Daily Telegraph.
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1930s Mosman timewarp mansion sold

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<img src="https://counter.theconversation.edu.au/content/65730/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Spring arrives and the warming weather encourages the plants in our gardens and parks to burst into life, commencing their annual reproductive cycle.
Plants use cues from the weather and climate to time their growth, flowering and fruiting. But as the world heats up due to climate change, these patterns are changing. 
So how is climate change affecting our gardens, and what can we do about it?
<h2>In sync with climate</h2>
Many temperate plants have evolved to reproduce in spring to avoid damage from extreme cold or heat. Warmer conditions tend to speed up these processes, causing plants to grow faster. 
Plants have evolved sophisticated mechanisms to synchronise with climate. This means they are excellent bio-indicators of climate change. 
We know from global assessments that most plants studied so far are behaving as we’d expect them to in a warming world. Studies in the Southern Hemisphere have found the same. 
In Australia, plants in southern Australia are maturing earlier – winegrapes, for instance, by 27 days on average between 1999 and 2007. We can see this in wine growers’ records.
Other plants may behave differently. Fruit trees such as apples need cold weather to break buds from their dormant state, before commencing growth when warm temperatures arrive. 
This means after warm winters, such as this one, flowering may actually be delayed. Data from a recent study show potentially delayed flowering for Pink Lady® apples. 
Applethorpe had the warmest spring and flowered first, as we’d expect for most plants. But Manjimup had the second-warmest spring and flowered last, even after Huon, the coldest spring site. This seems counter-intuitive but the delay is likely because Manjimup had the warmest winter. 
<h2>Do these changes matter?</h2>
The earlier emergence of reproductive tissues may increase the risk of devastating frost damage. Contrary to what you might expect, evidenceshows recent warming in southern Australia has not necessarily led to fewer frosts. On the other hand, plants that delay flowering because of warmer winters may reduce their frost risk. 
Shifts in flowering timing, earlier or later, can be problematic for plants that rely on pollination between different varieties. Both varieties must shift flowering in the same way for flowering periods to overlap. If flowering times don’t overlap, pollination will be less successful, producing fewer fruit. 
Bee and bird pollinators must also adjust their activity in sync with changes to flowering time to facilitate pollination. 
Faster maturity may shift ripening into hotter times of year, as seen for wine grapes. This increases the risk of extreme heat damage.
<h2>What about other changes?</h2>
Pests and diseases will also adjust their growth cycles in response to a changing climate. One pest well known to gardeners is the Queensland Fruit Fly (QFF). Their maggots are found in a wide range of fruits. 
Climate change will likely favour fruit flies. Warmer temperatures for longer periods will encourage a higher number of generations each year. Meanwhile, reduced cold weather will mean fewer fruit flies will die, increasing the flies’ survival rates. 
On the other hand, temperate pests and diseases may decrease if warming exceeds their temperature thresholds.
<h2>What can you do?</h2>
What have you observed? Citizen scientists who track the timing of biological events have provided valuable information, especially in Australia, for us to monitor and interpret plant responses to climate change. Keeping garden records will show if and how your plants or pests are changing their patterns. 
If you observe your flowers emerging earlier, coverings can be used to protect against frost. Keep an eye on cross-pollinators – are they flowering together? If not, consider planting a different cross-pollinator. 
Nets are an effective way to reduce heat damage and can also be used to protect against some pests. Setting pest traps according to weather rather than the calendar will help disrupt the first generation and reduce pest impact.
Climate change has already influenced biological responses, perhaps even in your own garden. Seeing these changes in our gardens gives us an insight into the significant challenges faced by our food production systems under a changing climate. 
Adapting to current and future climate change is a reality, and is essential to preserve both the enjoyment we experience in our own gardens and the security of future food supply.
Rebecca Darbyshire is research officer, Climate Unit, NSW Department of Primary Industries and Lecturer, University of Melbourne and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/rebecca-darbyshire-301038" target="_blank">here</a>.
Snow Barlow is foundation professor of Horticulture and Viticulture, University of Melbourne and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/snow-barlow-256" target="_blank">here</a>.
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Climate change is happening in your garden: here’s how to spot it

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CoreLogic data shows settled transaction numbers have levelled over the most recent three months.
At just under 110,000 settled transactions, sale numbers are down 5.3% compared with the June quarter.
They are 15% lower than the September quarter last year.
There are fewer than 20,000 dwellings currently being advertised for sale across Sydney, which is less than half the number of homes that were listed for sale five years ago.
CoreLogic head of research Tim Lawless said reduced stock levels create urgency in the market, adding to the upwards pressure on dwelling values.
“Conversely, in markets like Perth and Darwin, where dwelling values have been falling consistently, the slowdown in transaction numbers is related to demand, which is evidenced by the higher number of homes available for sale, as well as the sharp slowdown in migration rates.
"With advertised stock levels close to record highs in Perth and Darwin, buyers now have a lot more choice when selecting a property and can negotiate hard on price,” he said.
Perth and Darwin have consistently been recording the highest vendor discounting rates at just over 8% on average, as well as the longest average selling time at 75 and 84 days on average.
 
<a href="/images/2016/10/03/Monthly%20settled%20dwelling%20sales%20national.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/03/Monthly%20settled%20dwelling%20sales%20national.jpg" alt="">
As the spring selling season progresses, CoreLogic is now seeing a rise in newly advertised listing numbers, however, there are fewer newly advertised properties entering the market compared with a year ago across the combined capital cities.
Lawless said the weaker new listing trend is mostly attributable to the Sydney market, where newly advertised listings are 18% lower than the same time last year.”
“Interestingly, real estate agent activity across CoreLogic platforms, as measured by the CoreLogic listings index, has been tracking higher than a year ago, despite the lower amount of fresh stock being added to the market. Increased levels of agent activity translating into fewer new listings indicates a heighted level of competition amongst real estate agents for listings. Sellers may also be nervous about selling in a strong market, especially with the consequential challenges of buying well in that same market.”
According to Mr Lawless another factor affecting transaction counts is the level of undercounting due to the record-high number of off-the-plan sales yet to reach settlement.
As off-the-plan units move through their settlement phase, transaction numbers will revise higher, he said. 
He also suggested despite the low mortgage rate environment, high transaction costs may also be a disincentive for the lower numbers transacting in the housing market.
"Due to bracket creep and higher dwelling values, we’ve also seen stamp duty dollar value payments rise substantially.
"In addition, percentage-based expenses such as agency commission fees for vendors have moved higher as the value of housing rises.
"It is likely that an increasing number of home owners are weighing up the pros and cons of the costs associated with selling and buying, or, staying where they are.
"It seems an increasing number, particularly in Sydney, are choosing the latter.”
“Clearly, many factors are at play across Australia’s housing market. In fact, there isn’t just ‘one’ single housing market nationally, there are a multitude where conditions vary substantially by way of geography, housing type, and price point,” he said.
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Just how much Sydney property listings have shrunk: CoreLogic

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<img src="https://counter.theconversation.edu.au/content/64749/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Our cities are more densely packed than ever before, with people and their dogs living in smaller dwellings and vying for increasingly limited public space.
The urban dog has an emerging political identity and, given its place as humanity’s “best friend”, deserves positive consideration in city planning.
No doubt, however, dogs sometimes cause trouble. In public, dogs and their owners can misbehave: dogs roam where they’re not supposed to and owners leave dog mess for others to clean up.
Even within our homes dogs can be perceived as a nuisance: barking, digging, slobbering and annoying neighbours. “Nuisance dogs” are everywhere – even if the dogs aren’t aware of it themselves.
There is an important contrast here: we choose to bring dogs into our urban world, then control them on a tight leash. Local councils aim to balance these two forces through animal management. Unfortunately, this doesn’t always work well, which can harm public perceptions of dogs in the community.
We need a critical understanding of animal management to help us help dogs become better urban citizens. This stands to benefit everyone.
<h2>Animal management holds the key</h2>
Most of the more than 4 million dogs in Australia live in the cities and towns where most of the people live. Melbourne, where I undertook my research, is home to around half-a-million dogs. 
Alongside roads and rubbish, animal management is a key function of local government.
Animal management is a mixed bag of three distinct activities: education, compliance and enforcement. These are outlined in each local council’s domestic animal management plan. Such plans are of varying detail and importantly are just that – plans. What happens in practice may be very different.
My recently published research demonstrates that some activities are more effective than others in managing various common nuisances. Understanding the effectiveness of animal management is really important: if we manage the nuisance of dogs well, then they are less trouble to the community and closer to being good canine citizens.
<h2>Carrots and sticks</h2>
Nuisance barking is one of the most common complaints about dogs in the city. The general procedure for resolving complaints is nevertheless quite successful in practice. This involves:
<ul>
<li>
complainant first raises problem with owner
</li>
<li>
if problem continues, complainant gathers evidence and reports to council
</li>
<li>
council requires owner to fix the problem
</li>
<li>
council and courts enforce the law as a last resort.
</li>
</ul>
That outcomes for each case differ does not appear to be too important to their overall success. The key to success in enforcement of animal management laws is consistency of process between cases and across councils.
The enforcement of effective control, however, is a mess. There is no agreed definition of what this means – among dog owners, officers, councils and the courts. This makes consistent enforcement nearly impossible.
The final report of the Victorian government’s recent inquiry into restricted‑breed dogs fails to define what “effective control” actually means, despite its central importance to the issue.
RSPCA Victoria argues effective control is an owner’s responsibility. My research supports this, finding that rather than being a tool of compliance, effective control is simply a part of everyday responsible dog ownership.
<h2>Going back to school</h2>
Responsible dog ownership is a learned behaviour.
Public education for schoolchildren is successful. In part, this is because of its focus on a particular demographic that is coincidentally pretty cheap for the government to reach. Schoolkids are a captive and receptive audience and love a visit from the dog-catcher with the friendly mutt. 
As a bonus, the children then educate their parents on how to better interact with dogs.
Researchers from Monash Universityhave nevertheless called for an increased focus on adult education to reduce the rate of hospitalisation from dog bites. 
Such education campaigns are easier said than done. This is because:
<ul>
<li>
they are expensive to run
</li>
<li>
they need to appeal to a very wide audience
</li>
<li>
they tend to focus on an individual species to the exclusion of others
</li>
<li>
they can take an inordinately long time, often bouncing from one government website to another as governments change, which makes material very hard to find.
</li>
</ul>
This all adds up to a weak message, which lacks bang for buck.
Public education campaigns that are privately sponsored may ultimately prove more successful. Keep Australia Pet Friendly is a great example. This tackles the trouble of dogs head-on with a message underscoring the net benefits of pet ownership for the community. 
These campaigns may do so out of self-interest – Pet Friendly campaign sponsor Mars Petcare Australia has some obvious skin in the game, for instance. But through a better reach and targeted message they will likely be more effective than similar government programs. 
As dogs are increasingly recognised as having a genuine stake in our cities, we need to look for ways to encourage harmony between the species. Better animal management presents an obvious place to start.
Simon Carter is research fellow in Urban Planning, University of Melbourne and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/simon-carter-227415" target="_blank">here</a>.
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We need a better understanding of how we manage dogs to help them become better urban citizens

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The longtime Balmain East home of the late Labor activist and environmentalist Tom Uren is for sale following his opera singer widow Christine Logan’s decision to downsize locally.
It was designed by architect Richard Leplastrier in the early 1990s using jarrah and karri recycled from warehouses in Fremantle, walls of blackbutt from northern New South Wales and ceilings of two-inch thick boards of celery top pine sold off by the Hydroelectric Commission in Tasmania.
The former minister in the Whitlam and Hawke Labor governments then created a private green oasis on the 496 sq m holding.
He paid $90,000 for a vacant block on <a href="https://www.modernhouse.co/listings/tom-uren-house/" target="_blank">Gilchrist Place</a> in 1983, then the adjoining property for $100,000 two years later.
Between $3.45 million and $3.795 million is the price guidance for the 287 sqm space by Marcus Lloyd-Jones, of the Modern House agency. 
"Taking its cue from the nearby industrial waterfront buildings, as well as from the character of Uren himself, there’s a solidity and robustness to the form of the three-bedroomed timber house, and yet it still manages to create an element of openness and intimacy," he said. 
Uren, who was born in Pashley Street, Balmain, died in early 2015.
This article was first published in the Saturday Daily Telegraph.
Photograph's courtesy of Michael Nicholson Photography
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Tom Uren's Balmain East home listed

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Dwelling approvals outstripped expectations again in August, with a small 1.8 percent pull back coming well above the consensus expectation of a more material 6 percent decline and a slight upward revision to July's big jump.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.56.55%20PM.jpg">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.56.55%20PM.jpg" alt=""> The number of approvals in July was the second highest month on record. Even with a dip, the August reading is still the fourth highest month on record with approvals now up 10.1 percent/yr.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.00%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.00%20PM.jpg" alt=""> Expectations for a pull back centred on high rise approvals. This segment saw a spectacular 39.8 percent jump in July that was expected to largely reverse in August. Approvals instead held up much better than expected with our estimates pointing to about a 10 percent drop in seasonally adjusted terms in the month. This still leaves high rise approvals 25 percent above their June level.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.06%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.06%20PM.jpg" alt="">
The rest of the detail showed mixed moves. The small ‘low-mid rise’ segment saw a solid 7.8 percent gain in the month but the larger and more stable detached house approvals segment recorded a 1.3 percent dip. Combined, approvals ex high rise were up slightly, about 1.2 percent/mth but down 4.1 percent/yr. To the extent that this measure is more reflective of underlying conditions it is pointing to a modest trend decline running at about 1-1.5 percent a month.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.25%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.25%20PM.jpg" alt=""> By state, approvals dipped 2.3 percent in NSW but were up slightly in Vic and Qld with big monthly declines coming in WA and SA. Notably, within the NSW estimates ‘unit’ approvals were still the second highest monthly level on record.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.37%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.37%20PM.jpg" alt="">
The value of renovation approvals also softened in August, down 0.9%mth, but up slightly on a year ago (+1.2%). Both moves are fairly small for what is typically a much more volatile monthly series.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.43%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.43%20PM.jpg" alt="">
The value of non residential building approvals recorded a large 24.3 percent fall in August to be down 12.9 percent/yr. Monthly reads have been extremely choppy over the last year but approvals appear to be tracking and underlying downtrend. Falls in public sector work, private accommodation, and private sector education, health and office approvals drove the August decline.
<a href="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.49%20PM.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/04/Screen%20Shot%202016-10-04%20at%204.57.49%20PM.jpg" alt="">
 Overall, the continued high level of dwelling approvals points to a dwelling construction upturn holding up stronger for longer. Both tightening lending conditions and a surge in new apartment supply have had little or no impact to date but are expected to rein in 'high rise' approvals over the next year. But even allowing for a potentially sharp reversal lower in coming months, the pipeline of dwellings under construction is set to continue expanding strongly throughout the rest of 2016 and is likely to continue rising in the first half of 2017.
Matthew Hassan is senior economist with <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.
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High rise boom continues: Westpac's Matthew Hassan

Developer <a href="https://www.apartments.com.au/developers/bottega-property-group">Bottega House</a> has secured council approval for its first Brisbane project - a $270 million luxury residential development on an absolute riverfront site in leafy St Lucia.&nbsp;

The 15-storey project, known as <a href="https://www.apartments.com.au/new-apartments/st-lucia-by-bottega-house-180-macquarie-street-st-lucia-qld-4067">St Lucia by Bottega House</a> , will occupy a prime north-facing site at 178-180 Macquarie Street, directly fronting the Brisbane River in the established inner-west suburb known for its rowing clubs, golf courses and sprawling University of Queensland campus.&nbsp;

St Lucia by Bottega House will feature a suite of amenities including dedicated wellness spaces, a mineral pool and cold plunge. The project has been positioned to attract affluent owner-occupiers seeking high-quality, house-sized apartments.&nbsp;

Bottega House has been set up by co-directors Nick Malloch, Louis Mennes and Craig Marsh.

Malloch said the project drew inspiration from its Brisbane River setting and leafy inner-west surrounds, while responding to the demands of discerning locals looking to transition from freestanding homes into apartment living.&nbsp;

"With an expansive river frontage and lush green surrounds, we knew we had to create something special that reflects the natural beauty of the location while offering residents masterfully crafted homes," said Malloch.&nbsp;

"Our intent was to complement the project's quiet, private setting by introducing residences that offer a calm retreat and sanctuary from the everyday. The result is a harmonious blend of architecture, interiors and amenity that emphasises wellbeing, comfort and beauty without excess."&nbsp;

Malloch added that project consultants had been carefully selected in alignment with Bottega House's commitment to care, quality and attention to detail. The design team includes architects <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>, interiors practice <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and landscaping by <a href="https://www.apartments.com.au/architects/urbis">Urbis</a>.&nbsp;

Three-bedroom apartments are expected to start around $5 millio. Selling agents Keenan &amp; Byrne said the pricing strategy for the project was anticipated to achieve upwards of $25,500 per square metre.&nbsp;

The project's development approval this week follows the success of Bottega House's inaugural Queensland project - a 22-storey collection of full-floor sky homes at Broadbeach on the Gold Coast which included the sale of a two-storey penthouse at a record price for a beachside residence.&nbsp;

St Lucia by Bottega House is expected to launch to market in November, with construction anticipated to be completed mid 2029.

[smartcode_project_cta:default project_id=151826]

Joel Robinson

Bottega House to make Brisbane debut with St Lucia riverfront apartment development

<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> is advancing its affordable apartment model into Brisbane with the acquisition of another site at Cordelia Street in South Brisbane for $27 million.

Sherpa, which has a $1.7 billion pipeline across Southeast Queensland, intends to bring a cohort of apartments exclusively for first homebuyers into its proposed 186-apartment project to be built at 2 Cordelia Street.

The Sherpa model has already been incredibly well received from their Gold Coast projects, where Sherpa Group set aside a number of apartments exclusively for first homebuyers.

The new $320 million project marks Sherpa Group's second development in Brisbane, following its $255 million Symphony project, also on Cordelia Street, which is currently under construction.

Symphony will deliver 146 apartments across 28 levels, offering a mix of one, two and three-bedroom apartments. With 114 already sold, construction by <a href="https://www.apartments.com.au/builders/lps-group">LPS Group</a> is scheduled for completion in 2028.

[smartcode_project:default project_id=7574 project_image_fid=351654]

Sherpa Founder, Christie Leet, said the company was excited to be venturing into Brisbane for its second residential project.

“We’re big believers in the future of Brisbane as we lead into the 2032 Olympics and beyond,” Leet said.

“The success of Symphony has guided us into what will be our second project and we look forward to submitting our plans with council soon so we can deliver yet another quality project to the inner city residential market.

“Our Flourish model has been very well received both in Brisbane and the Gold Coast, and we’re excited to be able to offer some of these apartments again exclusively to first homebuyers to help get them into the property market.

“The model has been extraordinarily well received in our previous projects and it is something we are committed to moving forward.”

2 Cordelia Street will be designed by <a href="https://www.apartments.com.au/architects/hal-architects">HAL Architects</a> &amp; Finegrain and will include Sherpa’s signature residential amenities including pool, gym, recreation, wellness and work from home spaces.

The project will feature ground-floor commercial space, creating a vibrant amenity for residents and the surrounding community.

A development application will be lodged with Brisbane City Council in August on the code compliant site and will be launched to the market early 2027.

Sherpa acquires new site for second Brisbane apartment tower

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.

&nbsp;

&nbsp;

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.

&nbsp;

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.

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]

Jonathan Chancellor

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