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GUEST OBSERVER
The New South Wales government is imposing an anti-urban legislative and development agenda on Sydney. This agenda conceptualises Sydney as centre – a privileged social, cultural and geographic core – and elsewhere.
Policies like building the multi-billion-dollar WestConnex roads system, increasing penalties and restrictions for cyclists, privatising public housing in inner-city suburbs and selling public assets have direct impacts on the existence of “the urban” in Sydney.
This agenda limits the capacity of Sydneysiders to engage with their city in diverse, improvised or alternative ways. This is despite government claims that it addresses imbalances and inequities between the centre and the rest of the city in terms of spatial advantage, job opportunities, public spending and services.
The suburbanisation of the city
One of sociologist Henri Lefebvre’s enduring contributions to urban theory and practice is the notion of the “right to the city<a href="https://au.wiley.com/WileyCDA/WileyTitle/productCd-0631191887">”</a>. Lefebvre was not merely advocating access to space in the city or its resources, but the right to be urban.
By urban, Lefebvre meant the phenomenon that emerges from the complexity, collaboration and improvisation that are possible in cities. The urban is not the product of a privileged core. Rather, it is a decentralised network of diverse communities, practices and places that give rise to cities’ convivial and inclusive potential.
While the government’s lockout laws have attracted national and international attention for their deleterious effect on urban areas, they are merely the most visible of a raft of anti-urban policies. The privatisation of public housing in Millers Point and urban renewal plans for Waterloo, which include demolishing public housing and relocating 4000 tenants, are detrimental to the social and cultural mix of the urban.
Globally, the pattern is a familiar one. Redeveloped or new housing and commerce are targeted at more affluent investors and consumers. Areas that were urban in their social and cultural mix become increasingly homogeneous.
Some commentators refer to these outcomes as gentrification. However, inner-city areas have already undergone varying degrees of gentrification. Usually this is triggered by first-wave gentrifiers, such as artists, who value urban attributes.
One pleasure of the urban is spontaneous encounters and experiences with difference. The sociologist Zygmunt Bauman has called this “mixophilia”.
Historically, the suburbs have offered a refuge for the “mixophobic”. In these places, monoculturalism is a retreat from difference. The current urban development and transformation, at the behest of state government bodies such as Urban Growth, is the suburbanisation of urban areas.
Regulating flows in the city
City governance, design and planning are largely concerned with regulating the movement of people, goods, ideas and capital. Globally, this increasingly involves the facilitation of flows that support neoliberal state and corporate agendas, and the blocking of flows that do not.
One stated rationale for WestConnex, a project involving an unprecedented transfer of public funds (A$18 billion and rising) to the private sector, is increased flows to and from the city centre.
In response to the project’s critics, the Baird government has relied on crude rhetoric which insists it is tackling the geographic and social division between an inner city populated by “cultural elites” and “chattering classes” and an under-served wider populace.
Postcode should not determine access to resources in the city. Yet Westconnex is the product of an anti-urban imagination that re-iterates the single central core, rather than multiple localised urban centres. Government support for the Commonwealth Bank’s move to the newly privatised Australian Technology Park in Redfern, instead of to Parramatta as previously planned, reinforces that view.
Combined with restrictive and punitive measures that deter cycling and proposed steep rises in public transport fares, WestConnex limits Sydneysiders’ choices for mobility around the city. It consolidates the car as a dominant mode of transportation.
Unlike public transport and cycling, the car seals us off from encounters with others. It is the least urban form of transport.
The Baird government’s policy agenda for Sydney denies the right to the city, both as the right to be urban and the right to a city that is urban. It confirms Lefebvre’s position that those who manage cities devise and implement regulatory frameworks and infrastructure that are frequently – and paradoxically – detrimental to the emergence of the urban.
 
Kirsten Seale is adjunct fellow, Institute for Culture and Society, Western Sydney University and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/kirsten-seale-234742" target="_blank">here</a>.
<h4><a href="https://theconversation.cmail20.com/t/r-l-edhiduk-qitldhiii-c/" target="_blank"> </a></h4>
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jchancellor-FAypfDUnLy

Suburbanising the centre: the Baird government’s anti-urban agenda for Sydney

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GUEST OBSERVER
Greater recognition of the benefits of urban forests is focusing efforts from all levels of government to defend and improve them.
Perhaps the most iconic of these efforts is New York City’s Million Trees Program. Other initiatives of note include the City of Melbourne’s and the City of Sydney’s.
Earlier this year, federal Environment Minister Greg Hunt declared:
Green cities – cities with high levels of trees, foliage and green spaces – provide enormous benefits to their residents.
Hunt pledged to develop decade-by-decade goals out to 2050 for increased overall tree coverage.
But achieving green cities will need more than just canopy cover targets and central city strategies. In contested urban environments, it will require new approaches to urban planning and development.
<h2>Urban development and the urban forest</h2>
As cities grow, pressure for urban consolidation increases. Planning policies that enable compact city development, along with increased market demand for smaller, well-located dwellings, contribute to this pressure.
Urban consolidation is an important policy goal to improve cities. While not uncontested, consolidation slows cities’ outward expansion. This can reduce the loss of agricultural and ecologically significant land and provide a more efficient urban form.
Yet, as cities become denser and the traditional suburban “house and garden” is redeveloped, buildings are replacing trees. How is it possible to reconcile urban consolidation with urban greening and increased canopy cover?
A critical first step is to measure the urban forest and assess the impact of redevelopment and consolidation on canopy cover. This should inform strategies to best meet compact city goals while enabling a rich and extensive urban forest. This agenda forms part of the work of the National Environmental Science Program’s Clean Air and Urban Landscapes Hub.
A case study of the Melbourne suburb of Williamstown illustrates the potential conflict between consolidation and the urban forest.
The map below brings together tree canopy cover derived from remote sensing with analysis of land use and zoning. It shows tree canopy cover on both private and public land.
<h2>Urban deforestation</h2>
Tiny backyards in new fringe areas and boundary-to-boundary development in existing suburbs often eliminate private land’s potential contribution to the urban forest. This puts incredible pressure on the public realm to provide the urban forest.
Current land-use policies support dispersed piecemeal redevelopment of individual lots in existing suburbs, which produces relatively few new homes (as below). At the same time, replacing an existing home with a larger house or with several townhouses typically results in all existing vegetation being stripped from the site.
Meeting future housing needs in this way would require redevelopment of a vast number of these lots. This would have a significant impact on the urban forest.
Higher-density modes of consolidation also typically eliminate vegetation. However, their greater housing contribution means this form of consolidation’s cumulative impact on the urban forest is significantly less than that of low-density redevelopment.
<h4>An urban forest, not a concrete jungle</h4>
Compact city land-use policies and urban forest policies need to work together to ensure that cities have high-quality built environments and extensive tree cover. These policies must set the overall goals and outline strategies to deliver on them for both public and private land.
Cities urgently need more strategic identification of small and large lots that are suitable for more intensified development, particularly to reduce the need for the widespread low-level consolidation that threatens tree cover.
Land-use regulation should ensure that both low-yield and higher-density redevelopment maintains the contribution of private land to the urban forest. Existing and new approaches to achieving this outcome need to be considered – whether through local rules, government programs or incentive schemes.
An early leader in this space is Brimbank City Council, which has made modest but important planning scheme changes to require trees in the front yards of two-lot subdivisions.
Rapid urban consolidation will change urban landscapes significantly over the next few decades. The right decisions need to be made now to ensure the consolidation of cities maximises the benefits of redevelopment while also protecting one of their most critical functional, cultural and environmental assets.
<a href="https://theconversation.com/profiles/joe-hurley-157161" target="_blank" style="line-height: 1.3em;">Joe Hurley</a> is Senior Lecturer, Sustainability and Urban Planning, RMIT University. <a href="https://theconversation.com/profiles/ebadat-parmehr-250984" target="_blank" style="line-height: 1.3em;">Ebadat Parmehr</a> is research officer, School of Global, Urban and Social Studies, RMIT University, <a href="https://theconversation.com/profiles/kath-phelan-250983" target="_blank" style="line-height: 1.3em;">Kath Phelan</a> is research fellow, School of Global, Urban &amp; Social Studies, RMIT University, <a href="https://theconversation.com/profiles/marco-amati-209638" target="_blank" style="line-height: 1.3em;">Marco Amati</a> is associate professor of International Planning, Centre for Urban Research, RMIT University, <a href="https://theconversation.com/profiles/stephen-livesley-113602" target="_blank" style="line-height: 1.3em;">Stephen Livesley</a> senior lecturer in Urban Biogeochemistry, University of Melbourne. All are authors for The Conversation.
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Does higher-density city development leave urban forests out on a limb?

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GUEST OBSERVER
I’m a big believer that property investment can be a worthwhile and rewarding experience.
Financially, it can provide excellent longer-term returns through capital appreciation while the monthly rental income can help offset property holding costs. Personally, you can get a lot of satisfaction and comfort knowing that if you’ve invested wisely your property can provide future financial security for you and your family.
However, all this doesn’t necessarily mean you must, should or are ready to become a landlord and undertake what may well be the biggest investment decision in your lifetime.
With ongoing media coverage about the level and direction of property values, strong auction clearance rates, strong median price growth in the major capitals and of course targeted marketing campaigns espousing the benefits of being a property investor, it is easy to get caught up in the excitement and opportunities this type of investment promises.
In addition, many potential investors may harbour the fear of missing out, which property marketers attempt to exploit. Their argument goes along the lines that if you don’t buy now, you may miss out forever. However, my advice is don’t get sucked-in by this marketing hype.
Before you commit to becoming a property investor (and I say commit because normally you’re looking at a 7-10 year investment timeline) here are ten warning signs that you might not ready…
1. You haven’t set your investment objectives
Don’t be a lemming and buy an investment property because that’s what others are doing. You should be clear about why you’re investing and what type of return you’re after. You also have to be ready, willing and able to take on the obligations of being a landlord.
The dangers of not being clear on your objectives include: 
<ul>
<li>You may choose the wrong property</li>
<li>Select the wrong loan product</li>
<li>Not know when to sell</li>
<li>And as result of the preceding points, you could lose money</li>
</ul>
2. You haven’t researched the market
There are many factors to consider when selecting a property and you should research these by property type and location. Without adequate research it will be difficult to identify and choose between properties most likely to deliver your investment objectives. Factors you need to consider include: capital growth potential, vacancy rates, rental returns and the cost of ownership.
Speaking to local selling agents, reading property articles and news feeds and subscribing to property reports from independent research organisations (like www.onthehouse.com.au) are great ways to improve your knowledge and understanding of the markets you’re considering buying into.
3. You’re convinced property investment is a sure thing
I hate to burst your bubble (no pun intended) but there is no guarantee that investing in property will meet your financial expectations. Prices can go down as well as up and they can remain flat or stagnant for many years. And remember, the property market can be broken down into various sub-markets including: national, state, suburb and street markets, all of which may interact with and diverge from one another (positively or negatively), depending on what’s happening from a macro or micro economic perspective. Never assume that investing in property is the right thing to because the only way is up. This is certainly not the case.
4. You don’t understand your legal obligations
When you invest in residential property you’re not only taking on the financial commitment of a long-term loan, you’re also taking on a number of legal responsibilities. Some of these include being a landlord, certain tax and reporting obligations or those of a company director if you purchase your property through a separate incorporated entity. Importantly, you must be aware of all your legal obligations to ensure you comply with the law because if you don’t, the consequences could be severe, such as being hit with a fine or worse.
5. You haven’t set a realistic investment timeframe
Don’t invest if you’re looking to make a quick buck. Sure you may have heard stories where lucky investors have managed to “flip” (that is buy and then quickly sell) a property within a relatively short period of time and make a profit (after taking into account all purchases costs including stamp duty), but these success stories are few and far between. And I think they’re more likely to arise from good fortune rather than necessarily good buying.
As mentioned above, you need to view your investment as a medium to long-term one – at least five years and more likely closer to ten. This investment horizon provides the time needed to recover your upfront purchase costs (which can add additional costs of anywhere between 3% and 7% to the purchase price) and provide the time needed to ride out any downward trends in the property cycle.
6. You don’t understand property cash flows
If you don’t understand the quantum and timing of your investment property’s cash flow then you’re asking for trouble. There are numerous stories of highly geared investors getting themselves into financial difficulty because they’ve taken on too much debt and eventually discover they can’t afford to meet their ongoing financial commitments. And this situation can be exacerbated if they’re negatively geared or if there’s a reduction in their household income where a reasonable portion of that income is needed to support their investment.
So don’t proceed until you’ve prepared a cash flow budget that you understand and that indicates you can afford the investment. And make sure you flex it to see what would happen in a worst case scenario. I would also suggest you set up a reserve fund to be used to help cover the unexpected – like an unforeseen major repair bill.
7. You’re not sure how much you should pay for a property
There are two big risks if you don’t know what you should reasonably offer for your investment property. First, you could end up paying too much (which costs you money) and second, by paying too much you could adversely affect both the level of growth and quantum of any capital gain you hope to make. In addition, it could add years to your investment timeline whereby you have to wait for the market to catch up to the price you paid, as well as cover all your acquisition costs.
So never put in an offer or sign on the dotted line unless you have a reasonable understanding of what a property is worth. This is where doing some legwork by attending open houses and auctions, speaking to local selling agents to get a sense of value and subscribing to independent property reports can pay real dividends.
8. You think negative gearing is a way to make money
This is another marketing ploy used by spruikers. Their argument is you can reduce your tax bill by losing money. Let’s just think about that for a moment…… You don’t make money by paying less tax as a result of a negatively geared property. You only make money if you’re able to sell your property for more than you paid for it plus (hopefully) what you paid out in interest and other costs less the rent you received over the period you owned it.
So you should think very carefully if the only way you can afford to buy an investment property is to lose money. From a loan affordability perspective, ask yourself this question, “What would happen if I lost my job or a big unexpected bill came in?” Just remember that if you can’t meet your ongoing investment property mortgage payments the benefits of negative gearing go right out the door.
9. Your don’t have the right investment structure in place
If you get this wrong it could adversely affect your personal tax situation including capital gains tax, the property’s overall investment returns and otherwise undermine the achievement of your investment objectives.
It’s therefore important that you focus on things like ensuring your property loan supports your investment strategy and that structure used to buy the property meets your personal, family and of course taxation needs.
10. Going solo
We’ve looked at nine examples where things can wrong, and thinking you can do it all yourself is example number ten. There are plenty of traps you need to steer clear of, whether you’re a novice or even a more experienced investor. For instance, you have to be across issues and risks encompassing: financial, property, tax, accounting, legal, insurance and even estate planning matters. Just bear in mind it takes years of training and experience and in most cases requires academic and professional qualification to be able to understand and/or provide advice on these matters.
You need to ask yourself, do I know everything I need to know? For most of us the answer is likely to be “no”. This is why you should always seek independent and unbiased advice before you invest.
Peter Boehm is the finance editor for Onthehouse.com.au and ca be contacted <a href="https://www.onthehouse.com.au" target="_blank">here</a>.
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Property 101: Ten reasons not to invest in residential property

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GUEST OBSERVER
Employment rose by 26,100 in March after rising by 700 in February (previously reported as a rise in jobs of 300). Full-time jobs fell by 8,800 while part-time jobs rose by 34,900. Economists had tipped a 17,000 increase in jobs.
Hours worked fell by 1.1 per cent in March. Hours worked are up by 0.7 per cent over the year.
Jobless rate: The unemployment rate fell from 5.8 per cent to a 2ó-year low of 5.7 per cent in March (lowest since September 2013). The trend unemployment rate held steady at 5.8 per cent – a 27-month low.
The participation rate was steady at 64.9 per cent.
Unemployment across states in March: NSW 5.3 per cent (February 5.3 per cent); Victoria 5.7 per cent (6.0 per cent); Queensland 6.1 per cent (5.6 per cent); South Australia 7.2 per cent (7.7 per cent); Western Australia 5.5 per cent (6.0 per cent); Tasmania 6.8 per cent (6.9 per cent). In trend terms unemployment in the Northern Territory rose from 4.4 per cent to 4.5 per cent; ACT unemployment fell from 4.5 per cent to 4.3 per cent.
In smoothed terms, discount fares fell by 3.6 per cent over the year to April. But business class airfares rose at a smoothed 7.4 per cent annual rate with “restricted economy” fares up by 3.6 per cent.
A raft of companies is affected by the employment data but especially those dependent on consumer spending. Amongst stocks affected are Fairfax, West Australian Newspapers, Seek Limited, McMillan Shakespeare and Skilled Group.
<a href="/images/2016/04/14/Screen%20Shot%202016-04-14%20at%203.16.48%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/14/Screen%20Shot%202016-04-14%20at%203.16.48%20PM.png" alt="">
What does it all mean?
The latest employment result was just what households and businesses ordered. After a couple of months of consolidation, employment has recorded a sizeable rebound. And while the pessimists may focus on the fact that hours worked fell in the March, the slide in the unemployment rate to 5.7 per cent - the lowest levels in 2ó years – will provide a big boost to confidence amongst Aussie consumers. And as we saw over the latter part of 2015, job security plays a big part in household consumption.
Labour market conditions have certainly improved over the past year; business conditions are healthier; profitability has improved; and more importantly the housing sector is providing significant support to an array of industries.
After racking up almost 300,000 new jobs in 2015, there was likely to be inevitable period of consolidation. And the volatility in financial markets in the early part of 2016 was unlikely to see businesses commit to significant hiring. The employment growth in March is a positive shift in momentum, however while we expect employment to strengthen over 2016, it is likely that employers will be more circumspect in hiring given the uncertainty around the timing of the Federal Election.
The Reserve Bank will be comforted by the latest job market figures. No doubt it would like to see a lift in productivity but that will take time as the significant new job hires over 2015 get settled into their new working environments. In addition policymakers will take the latest figures with a degree of caution given the seasonality issues with the early timing of Easter and even the extra day in February (leap year). The key will be the inflation data, due on April 27. A super low inflation result would allow the Reserve Bank to contemplate another rate cut – in effect asking the question whether the economy could run at a faster pace without creating asset bubbles. We expect rates to remain on hold over the next couple of months.
The Reserve Bank will also be heartened that the youth jobless rate (15-24 year olds) fell from 12.2 per cent to a near 3-year low of 12 per cent.
It pays to shop around. That is common advice but it certainly is the case with airfares. In smoothed terms, discount airfares are almost 4 per cent lower than a year ago but business and full fare economy fares are up on a year ago – over 7 per cent higher in the case of business fares. With plenty of people travelling – especially businesspeople – airlines aren’t keen to trim fares.
<a href="/images/2016/04/14/Screen%20Shot%202016-04-14%20at%203.18.40%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/14/Screen%20Shot%202016-04-14%20at%203.18.40%20PM.png" alt="">
What do the figures show?
Labour force:
Employment rose by 26,100 in March after rising by 700 in February (previously reported as a rise in jobs of 300). Full-time jobs fell by 8,800 while part-time jobs rose by 34,900. Economists had tipped a 17,000 increase in jobs.
Hours worked fell by 1.1 per cent in March. Hours worked are up by 0.7 per cent over the year.
The unemployment rate  fell from 5.8 per cent to a 2ó-year low of 5.7 per cent in March (lowest since September 2013). The trend unemployment rate held steady at 5.8 per cent – a 27-month low.
The participation rate  was steady at 64.9 per cent.
A total of 235,300 jobs were added over the year to March . The annual growth rate eased from 2.1 per cent to 2 per cent. In trend terms, employment has risen for 28 consecutive months.
The working age population  rose by 30,900 in March. The working age population rose by 285,600 over the past year. The working age population is up 1.49 per cent over the past year.
Unemployment across states in March: NSW 5.3 per cent (February 5.3 per cent); Victoria 5.7 per cent (6.0 per cent); Queensland 6.1 per cent (5.6 per cent); South Australia 7.2 per cent (7.7 per cent); Western Australia 5.5 per cent (6.0 per cent); Tasmania 6.8 per cent (6.9 per cent). In trend terms unemployment in the Northern Territory rose from 4.4 per cent to 4.5 per cent; ACT unemployment fell from 4.5 per cent to 4.3 per cent.
Jobs across states and territories in March:  NSW +4,800; Victoria +10,600; Queensland -15,400; South Australia +4,600; Western Australia +16,600; Tasmania +800. Trend terms: Northern Territory -600; ACT unchanged.
 Airfares
The Bureau of Infrastructure, Transport and Regional Economics (BITRE) reports that business class airfares fell by 0.2 per cent in April to stand 6.2 per cent higher than a year ago. Earlier in February airfares were up 8.2 per cent on a year ago – the strongest growth in 10 months. In smoothed terms, business class airfares are up 7.4 per cent on the year, the fastest growth pace in 13 months.
“Restricted economy” airfares also fell by 0.2 per cent in April after rising by 0.1 per cent in March. Restricted economy airfares are up 3.6 per cent on a year ago. In smoothed terms restricted economy fares were also up 3.6 per cent over the year. Airfares have been rising at a 6.5 per cent average annual pace for the past three years.
Discount airfares remain volatile. Discount fares rose by 6.4 per cent in April after falling by 6.6 per cent in March and rising by 7.5 per cent in February. Discount fares are 9.9 per cent higher than a year ago after being down 13 per cent on a year ago in March. In smoothed terms, discount airfares are down 3.6 per cent on a year ago.
In real terms however, discount airfares are only 6.0 per cent above the lowest levels recorded (March 2011).
Why is the data important?
The Labour Force estimates are derived from a monthly survey conducted by the Bureau of Statistics. The population survey is based on a multi-stage area sample of private dwellings (currently about 22,800 houses, flats, etc.) and a sample of non-private dwellings (hotels, motels, etc.). The survey covers about 0.24 per cent of the population of Australia and includes all people over 15 years of age, except defence personnel.
If more people are employed, then there is greater spending power in the economy. But at the same time companies may adjust the work hours of employees. If employees work less hours, and therefore get paid less, then spending power in the economy is reduced.
<a href="/images/2016/04/14/Screen%20Shot%202016-04-14%20at%203.20.12%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/14/Screen%20Shot%202016-04-14%20at%203.20.12%20PM.png" alt="">
The Bureau of Infrastructure, Transport and Regional Economics (BITRE) releases regular aviation data. The BITRE releases  Airport Traffic data and the  Australian Domestic Airline Activity publication each month as well as the  Domestic Air Fares publication. The data provides insights on airline activity as well as trends in the broader Australian economy. If more people are flying, then it suggests businesses are more active and/or consumers are more confident
What are the implications?
Interest rates remain on hold. The Reserve Bank will want to assess a lot more data before deciding the next move on rates.
The Bureau of Statistics has estimated that the number of people in the working age population. Rather than rising by 22,300 a month, the increase in the past three months averaged almost 31,000 – the biggest increase in almost two years. If this assumption is correct and retained, it may make it more difficult for the jobless rate to ease further in the next few months.
Savanth Sebastian is an economist for <a href="https://www.commsec.com.au/" target="_blank">CommSec</a>
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Jobless rate falls to 2½-year low: CommSec's Savanth Sebastian

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<h4> </h4>
GUEST OBSERVER
The internet has reached our cities. A smart city is optimised for efficiency, productivity and comfort.
The smart city uses intelligent transport systems. It is administered by integrated urban command centres, which analyse the omnipresent raw material of the digital era: big data. As citizens go about their everyday lives, they leave data traces everywhere, even in the sewers.
Many technology companies and city governments celebrate the new enfant terrible of smart city research: the urban scientist who finally imposes a rigorous scientific (that is, positivistic) mindset on city governance. However, Jeremy Kun confirms that:
… being quantitative doesn’t protect against bias.
Commentators such as Cat Matson, Charles Landry and Paul Masonadvocate a people-centred approach to city design. In our own work, we warn that ignoring decades of research by architects, geographers, urban planners, designers and sociologists could lead to a dystopian future where humans lose agency if we mindlessly pursue convenience and efficiency.   Big data requires analysis by algorithms, and they in turn create filter bubbles. Corporations such as Facebook and Google deploy sophisticated algorithms to help us navigate the otherwise bloated social mediascape. The content displayed on Facebook’s news feed is selected based on a user’s profile, location, interests, online habits – what they post, share, recommend and “like”.
The popularity of social media stems from its power to create personalised spaces, walled gardens, which are tailored to individual preferences and favour content relevant to each user. Proprietary algorithms determine what is deemed relevant.
Without ethics, it is these algorithms that determine the make-up of the Facebook news feed, Google’s top search results and the recommendations on whom to follow on Twitter and what to buy on Amazon. They are optimised to prioritise content that generates more business. As Gilad Lotan has observed:
We’re not seeing different viewpoints, but rather more of the same. A healthy democracy is contingent on having a healthy media ecosystem. As builders of these online networked spaces, how do we make sure we are optimising not only for traffic and engagement, but also an informed public? … The underlying algorithmics powering this recommendation engine help reinforce our values and bake more of the same voices into our information streams.
The diversity advantage of cities
As more and more social media platforms embrace urban environments as their playground, this algorithmic culture has important implications for cities. People come together in cities not just for the infrastructure and convenience they provide, but for offering choice. Cities are fundamentally about possibilities, opportunities and diversity.
Jane Jacobs notes: Cities have the capability of providing something for everybody only because, and only when, they are created by everybody.
Ethan Zuckerman thinks of cities as serendipity engines:
By putting a diverse set of people and things together in a confined place, we increase the chances that we’re going to stumble onto the unexpected.
However, Zuckerman also asks:
… do cities actually work this way?
It’s a timely question for smart cities governed by big data and algorithmic analysis. How can a smart city become a serendipity engine? Can we design smart cities for getting lost?
Here are some examples of why that may not be such a bad idea.
Getting lost and getting to know strangers
Public transport journey planners are usually optimised for two factors: the fastest speed and shortest distance to get you from A to B. Yet there are opportunities beyond telematics.
Why don’t we offer the choice to go slow, to take the least polluted route to work, or the scenic way home?
Experimental prototypes such as Martin Traunmueller’s Likeways and Mark Shepard’s Serendipitor allow you to lose yourself and rediscover your city. The Likeways app lets users choose routes that wander past restaurants, pubs, shops, museums or art galleries. Screenshot, courtesy Martin Traunmueller   In addition to a diversity of places, cities also offer a diversity of people. However, all too often we stay within our existing social networks of friendship and convenience. Eric Paulos’s Familiar Stranger Project investigated anxiety, comfort and play in public places.
Yet our ability to unlock the advantage of a city’s social diversity is still in its infancy. Early examples include co-working spaces and meet-up groups that bring diverse people together, airlines offering social seating, and design interventions such as Jokebox that foster playfulness and curiosity. 
Saskia Sassen warns that the privatisation of public spaces in the city:
… has deep and significant implications for equity, democracy and rights.
This also stifles innovation, as people are lacking the kinds of “skunkworks” that foster creativity and diversity.
Deliberative democracy and the city
Besides the nascent opportunities vested in people and places, what may well be the final frontier of a truly smart (as in intelligent) city is content and discourse. Seeking to burst the filter bubbles, Eli Pariser created Upworthy:
… on a mission to change what the world pays attention to.
It curates news you should read rather than just “the news you want” to read.
Another illustrative example is Rebecca Ross’s project London is Changing. Large digital displays visualise local community voices and juxtapose diverse opinions about the impact of gentrification in London.
To uphold a citizen’s right to the digital city and strengthen the role of cities in a deliberative democracy, cities should empower citizens to be smart. Smart cities should allow us to get lost and find new places, to meet strangers who may become new friends, and to engage in discussions with diverse others so we may form new opinions.
Alexandros Washburn observes:
In talking about the anticipational Smart wonders of ‘our city’, we really mean ‘my city’. We confuse the collective with the personal. If collective, that is, civic intelligence is what makes cities smart, we need more serendipity engines. 
Smart cities should be open and agile and employ what Bob Dick calls “dialectical processes” and what Anna Cox calls “design friction”. That way we may change algorithmic filters for the sagacious discovery of diversity in the city. Diversity fuels innovation, and innovation is what we need to be sustainable.
Marcus Foth is professor, urban informatics, Queensland University of Technology and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/marcus-foth-199317" target="_blank">here</a>.
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Why we should design smart cities for getting lost

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Shanghai Pengxin and its partner Australian Rural Capital have been assigned preferred bidder status for Australia's largest rural landholder, S.Kidman &amp; Co. 
It followed a Kidman &amp; Co board meeting last week. 
The Foreign Investment Review Board has yet to make a decision on their rumoured $350 million bid. 
S. Kidman &amp; Co is Australia's largest private rural landholder spread across 11 cattle stations in South Australia, Western Australia, the Northern Territory and Queensland.
FIRB rejected an initial offer from Shanghai Pengxin last year with its standalone offer after concerns were raised about its proximity to the Woomera weapons testing range in South Australia. 
Pengxin now has a local partner, Australian Rural Capital, which is expected to manage the land should the bid be successful.
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Kidman sale to Shanghai Pengxin syndicate nears

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A Macquarie Bank director has emerged as the buyer of the William Smart-designed semi, Ilari in Potts Point, that was snappily resold by Mark Ainsworth, of the Aristocrat pokie clan for a quick prize payout.
It has been bought by Michael Price who has been at Macquarie for almost three decades.
He's known as passionate supporter of the not-for-profit sector in Australia, he is chair of the social finance advisory council at Social Ventures Australia, which boosts the sustainability of organisations such as ReachOut.
Ainsworth paid for $4.6 million in April last year for <a href="https://www.propertyobserver.com.au/https://www.randw.com.au/residential-for-sale/0000281349" target="_blank">the Tusculum Street house</a> (above) which recently resold though Jason Boon and Geoff Cox of Richardson &amp; Wrench Elizabeth Bay at $5.35 million.
It followed his $7.55 million purchase of a Surry Hills warehouse residence with heart-shaped swimming pool.
The three storey Federation house was sold to Ainsworth by designer Johnson Chan, who had paid $1.9 million in 2007 buying the property with a humble Tudor facade from barrister-cum-buyers agent Chris Curtis.
Inspectees were told a further $3.5 million had been spent on its substantial rebuild by Chan with Smart Design Studio winning some 15 awards and commendations for the work, including the 2012 AIA Architecture Award for heritage and interior design.
The four-bedroom home with a steel and bronze cantilevered staircase as its centrepiece was marketed as a mix of concrete, steel, glass, stone, timber and all the expected high technology gadgetry.
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Mark Ainsworth sells Potts Point semi to Macquarie banker

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GUEST OBSERVER
Total new loans (personal, business, housing &amp; lease) rose by 3.5 percent in February after a 3 percent fall in January. Lending was just 5.5 percent shy of the 7ó-year high recorded in September.
Total lending is down 0.7 percent on a year ago.
Consumer sentiment: The Westpac/Melbourne Institute index of consumer confidence fell by 4 percent in April to 95.1 – a 7-month low. A reading of 100 is the dividing line separating optimism from pessimism.
Dwelling starts: Starts fell by 5.1 percent in the December quarter after lifting by a revised 2.3 percent in the September quarter. Work started on a record 220,845 new dwellings over the year to December, well above the decade average of 164,317 dwellings.
China trade data: The trade surplus narrowed from US$32.59 billion to US$29.86 billion in March. Exports were up 11.5 percent over the year (forecast: +2.5 percent) while imports were down by -7.6 percent (forecast: -10.1 percent).
The lending figures have implications for finance providers, retailers, and companies dependent on consumer and business spending. The consumer confidence data is important for retailers and consumer-facing businesses. Building &amp; building material companies are affected by dwelling starts including Boral, James Hardie, Adelaide Brighton, Brickworks, AV Jennings Limited, Devine Limited and Beacon Lighting.
<a href="/images/2016/04/13/Screen%20Shot%202016-04-13%20at%202.57.15%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/13/Screen%20Shot%202016-04-13%20at%202.57.15%20PM.png" alt="">
What does it all mean?
A mixed bag in terms of the data flow. Aussie consumers have certainly become more cautious, with confidence levels sliding to 7-month lows. The result mirrors the four-week slide in the weekly consumer sentiment survey.
Unfortunately elections cause consumers and businesses to hold back on spending, employment and investment plans, and that is the risk to the positive momentum that has built up in recent months. Interestingly not even a stronger Australian dollar has been able to prop up consumer confidence. No doubt policymakers would be hoping that the slide in confidence is a temporary situation.
Encouragingly the lending data was more upbeat alongside better exports figures out of China. The last couple of months of Chinese data need to be studied with caution given the timing of Chinese New Year.
However the latest data certainly suggests that activity levels are lifting and no doubt will give investors a degree of optimism, particularly in light of the recent surge in commodity prices.
The lift in borrowing across the economy in February essentially negates the prior month’s weakness. Overall, lending is healthy - no doubt driven by housing but leasing has also been strong. The hope would be that business borrowings continue to lift - driving investment and supporting medium term growth.
The generational low interest rates will be supportive of further borrowing – but there is no guarantee. The interesting point for the Reserve Bank though is whether another cut in the cash rate would serve any purpose.
Borrowers are cautious about taking on more debt. And lower interest rates compress bank margins, affecting profits and potentially investment, employment and shareholder returns.
<a href="/images/2016/04/13/Screen%20Shot%202016-04-13%20at%202.59.33%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/13/Screen%20Shot%202016-04-13%20at%202.59.33%20PM.png" alt="">
What do the figures show?
Lending Finance
Total new loans  (personal, business, housing &amp; lease) rose by 3.5 percent in February after a 3 percent fall in January. Lending was just 5.5 percent shy of the 7ó-year high recorded in September. Total lending is down 0.7 percent on a year ago.
Housing finance:  The seasonally adjusted measure of construction and new purchases rose by 1.7 percent in February while alterations &amp; additions rose by 2.7 percent. Home loans are up 15.6 percent on a year.
Commercial finance : The seasonally adjusted series for the value of total commercial finance commitments rose by 5.6 percent in February after falling by 2.6 percent in January. Revolving credit commitments rose by 10.6 per cent. Fixed lending commitments rose by 4 percent. Business loans are down 5.6 percent over the year.
Personal finance : The seasonally adjusted series for the value of total personal finance commitments fell by 3.1 percent in February after falling by 1.3 percent in January. Revolving credit commitments fell by 9.8 percent and fixed lending commitments rose by 1.3 percent. Personal loans are down 11.9 percent over the year.
Within personal fixed finance commitments,  loans for new cars were up by 17.2 percent on a year earlier while loans for used cars were up 4.3 percent. Loans for residential blocks of land were up by 10.8 percent on a year ago.
Lease finance : Lending fell by 3.3 percent in February and was up 9.2 percent over the year.
Consumer sentiment:
The Westpac/Melbourne Institute index of consumer confidence fell by 4 percent in April to 95.1 after sliding by 2 percent in March. The confidence index is down 1.1 percent on a year ago.
The current conditions index fell by 1.1 percent while the expectations index fell by 6 percent.
Four of the five components of the index fell in April:
The estimate of family finances compared with a year ago was down  by 3.9 percent;
The estimate of family finances over the next year was down  by 6.6 percent;
Economic conditions over the next 12 months was down  by 5.5 percent;
Economic conditions over the next 5 years was down  by 6 percent;
The measure on whether it was a good time to buy a major household item was up  by 1.1 percent.
Gender &amp; demographics: Men (index reading of 99.2, down 5.1 percent) were more optimistic than Women (91.2, down 3.3 percent). The sentiment index for young people rose by 10.7 percent to 109.6 in April. Across the other demographics: 25-44 years (index 99.4, down by 3.6 percent); 45 years plus (index 88.7, down 7.8 percent).
Housing outlook: A good time to buy a dwelling? – Index down 9.2 percent in the month and down 12.3 percent on the year.
State sentiment levels: NSW (down 10.3 percent), Victoria (up 0.7 percent), Queensland (up 7.4 percent), Western Australia (down 12.2 percent) and South Australia (down 5.9 percent).
<a href="/images/2016/04/13/Screen%20Shot%202016-04-13%20at%203.00.32%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/13/Screen%20Shot%202016-04-13%20at%203.00.32%20PM.png" alt="">
Dwelling starts
Dwelling starts (commencements) fell by 5.1 percent in the December quarter after lifting by a revised 2.3 per cent in the September quarter. House approvals fell by 5.4 percent and apartments fell by 3.8 percent. Work started on a record 220,845 new dwellings over the year to December, well above the decade average of 164,317 dwellings.
Across Australia, starts in the December quarter rose in five states: NSW (up 1.6 percent); Victoria (up 4.7 percent); Queensland (up 4.9 percent); South Australia (down 4.8 percent); Western Australia (down 5.7 percent); Tasmania (down 2.8 percent); Northern Territory (up 2.1 percent); and the ACT (up 2.9 percent)
In the year to December, dwelling starts were higher than the decade average in all the states &amp; territories except for Western Australia (down 12 percent) and South Australia (down 9.5 percent). Starts were at record highs in Victoria (68,943), and NSW (59,016).
Dwelling starts in NSW in the December quarter were 62.9 percent above the decade average.
Chinese trade data
The trade surplus  narrowed from US$32.59 billion to US$29.86 billion in March. Exports were up 11.5 percent over the year (forecast: +2.5 percent) while imports were down by -7.6 percent (forecast: -10.1 percent).
What is the importance of the economic data?
Lending Finance is released monthly by the Bureau of Statistics and contains figures on new housing, personal, commercial and lease finance commitments. The importance of the data lies in what it reveals about the appropriateness of interest rate settings, confidence and spending levels in the economy.
What are the implications for interest rates and investors?
The Reserve Bank will maintain its ‘easing bias’ as it attempts to gauge how the economy is tracking. No doubt the lift in the Australian dollar to above US77c following the release of the China trade figures would cause policymakers some angst if it was maintained. Tomorrow’s labour market figures and inflation (April 27) will be the key data points ahead of the May Reserve Bank Board meeting.
It’s important not to ‘over-think’ consumer confidence. For most punters, the Aussie dollar, interest rates, petrol prices, home prices and the job market are the key factors determining whether someone is positive or negative on supposedly ‘economic’ issues.
Savanth Sebastian is an economist for <a href="https://www.commsec.com.au/" target="_blank">CommSec</a>
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Lending lifts, confidence at 7-month lows: CommSec's Savanth Sebastian

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GUEST OBSERVER
Commercial property sales hit a near record of approximately $28.4 billion in 2015 with 40 percent coming from offshore investors.
Sydney and Melbourne are among the top 10 destinations for international capital and with [gross or face] yields 3 percent higher than other gateway cities. These trends are so far continuing in 2016.
Given the long term nature of property it is important to look beyond the short term, so at Cromwell, we are focused on understanding how the market will look in five years and what trends will emerge across each of the sectors.
Our analysis shows that office markets are the most popular with international investors but other sectors such as hotels, retail, student accommodation and aged care are also increasingly sought after.
In all market sectors however, prices have generally run ahead of leasing fundamentals. The continued weakness of the economy means relatively subdued tenant demand for property in the short term albeit this demand should gradually improve as the economy begins to benefit from the pick-up in non-mining investment in a few years’ time.
Stronger growth in demand will then, to the extent that it leads to a tightening in leasing markets, underpin rises in rents and a further firming of prices. The timing and extent to which this happens will vary by market and geography.
A 5 year view sector by sector
Retail
Retail will show solid rather than spectacular income growth with differences between outcomes dependent on population, catchment growth and competition within each catchment.
Retailers still face significant challenges from internet shopping, a lower AUD and from aggressive competition. Even so, consumers have maintained expenditure growth and we believe that we are now largely through the weak period when increased vacancies in retail centres led to increased incentives and weak rental growth. 
Those vacancies are now drying up as demand for retail space improves.
Industrial
The industrial sector is basking in the glow of investor appetite after a long stint in the wilderness. Industrial demand is strengthening across the eastern seaboard capitals, underpinned by supply chain outsourcing and e-commerce.
Sydney is leading the pack, with the strongest demand in 15 years. The current growth drivers will remain in place, boosted as non-mining investment recovers but the rents will stay flat even though demand will be improving.
The market is still diminished by an ample supply of sites for development. There is plenty of zoned but not yet serviced land and aggressive development competition will keep a lid on growth in rents and prices.
The main issue is the impact of low interest rates on yields and hence rents. The firming of yields has improved development feasibilities, allowing developers to offer incentives which have spread to the re-leasing of existing properties. As a result, effective rents have fallen. Should interest rates rise, the development proposition would tighten and put upward pressure on effective rents. However that is still a way off.
Hotels
Hotels in capital cities catering to the business market were in extremely tight supply following the collapse in building post-GFC, particularly in cities servicing mining. That has now led to a building boom which when completed over the next few years would, if business was the only demand driver, oversupply those markets, city by city. However that will be offset in some cities by strong growth in tourism, both overseas and domestic. 
Hotels in tourist regions, where there has been very little building, will do extremely well as increased demand leads to tightening occupancy and rising room rates. We expect a boom in refurbishment and building of new hotels in tourist areas over the next 10 years. That will broaden to growth in the associated regional economies. 
Residential 
We are nearing the peak of the residential boom, but with marked differences between cities. Building is at record levels. Investor demand has driven the market, to some extent boosted by Chinese demand for bolthole properties, with owner occupiers relatively slow to follow.
Accordingly, the market has been driven by apartments with strong building in the inner-city.  Prices have risen strongly leading to concerns about affordability. This has turned into a classic cycle. The outcome will ultimately be driven by demand and supply in each market.
Office markets
Office markets fundamentals have come through an extremely difficult period dominated by weak tenant demand across the board as employment growth, and in particular business services employment (the primary driver of office demand), evaporated. 
Australia-wide, demand is now slowly recovering from that period of negative net absorption, albeit still affected in some cities by falling mining investment. There are marked differences between cities.
Regardless of these fundamentals, the Australian office market is experiencing cyclical high demand from investors, with record-low yields being accepted for CBD office assets. This is the preferred property sector for foreign capital, and will likely continue as the yield of Australian commercial assets aligns more closely with the global norm.
Summary
Overall, we believe the Australian economy will stay soft for the next two to three years as it works through the end of the mining investment boom. There will be a slow transition to more balanced growth, driven by industries benefiting from a lower AUD.
With Australian governments focusing on deficits and cost constraint, government investment is still falling overall. NSW is leading the way on using the cyclically strong investor demand to crystallise cash from asset sales to unlock future infrastructure investment. The next round of infrastructure investment will, however, take time to have an impact.
Inflation remains below target and until growth strengthens the RBA has a bias for rate cuts. The US, on the other hand, has begun raising rates and the reduced gap between the two monetary policies will likely see the AUD fall further.
There will be no recession in Australia but there will be a transitionary period. We expect it will be two to three years before non-mining business investment builds sufficient momentum and growth strengthens.
In the mean time, property fundamentals are not supporting the prices being paid for assets, and from our experience, a balancing of these two variables is inevitable.
Damian Horton is head of property, Cromwell Property Group and can be contacted <a href="https://www.cromwell.com.au" target="_blank">here</a>.
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The outlook for Australia’s property market: Damian Horton

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The first five Mr Fluffy blocks in Canberra have been put to auction.
Around 30 interested parties registered to bid for the remediated blocks. The majority came from residents within their neighbourhood.
The blocks, which range from 694 to 1059 square metres, sold for between $476,000 and $610,000 through Ray White Phillip.
A 1459 square metre block in Chapman was passed in at $660,000.
Th ACT minister for planning and land management Mick Gentleman said the sales were a “significant milestone."
Mr Gentleman said the government had committed more than $740 million to the Mr Fluffy asbestos issue.
Even after the resales, the cost to the Canberra community would still be $400 million.
Some 1022 homes across 56 Canberra suburbs have been identified as Mr Fluffy homes.
The demolitions will take place over the next few years.
The resale phase includes a first right of refusal which allows the owner to return and rebuild on their remediated block.
Owners of around 690 houses are seeking to return to their blocks. 
Fairfax Media reported under the Mr Fluffy planning rules, blocks over 700 square metres can be divided in two and used for two houses.
52 Collings Street Pearce (729 sqm) – $605,000
40 Serpentine Street Duffy (694 sqm) – $480,000
14 Nangor Street Waramanga (694 sqm) – $476,000
83 Doyle Terrace Chapman (1459 sqm) – passed in
74 Darwinia Terrace Chapman (1059 sqm) – $610,000
 
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Remediated Mr Fluffy, ACT blocks sell at auction

A who's who of Australian surfing, business and entertainment has emerged on title records following the completion of Esprit Rainbow Bay, the latest boutique beachfront apartment development by former professional surfer Paul Gedoun's S&amp;S Projects.

The completed project has attracted an enviable collection of owners, many with long-standing ties to the southern Gold Coast and the surf culture that has helped define Rainbow Bay and neighbouring Kirra for generations.

Given Gedoun's own background in surfing, it perhaps comes as little surprise that some of Australia's most recognisable surfers have chosen to buy into the development overlooking one of the country's most celebrated stretches of coastline.

Pezet Matheson directors Jayde Pezet and Todd Matheson launched the project in late 2021, and have managed the sales campaign all the way through to its sell-out and recent completion.

<img alt="Esprit" data-entity-type="file" data-entity-uuid="08fc6261-b84e-4b09-8a44-66d3067fd0d1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-29%20at%208.51.05%E2%80%AFAM.png?VersionId=4AOcb6ETZwNUnMPdTtz1B3pZAIB_jgZ2" />

Former world champion Mick Fanning, who grew up in Coolangatta, secured an apartment in 2023. He paid&nbsp;$2.07 million. Last year he sold his Bilinga home for over $16 million.

Three-time world champion Joel Parkinson also purchased in the development, alongside big wave surfer Mark Mathews. Mathews bought the most expensive apartment in the building, spending just over $4 million.

Joining them is Rip Curl founder Doug Warbrick, whose company helped shape Australia's global surfing industry over the past five decades.

The appeal of Rainbow Bay has extended well beyond the surfing community.

International DJ Paul Fisher purchased an apartment through his investment vehicle, YLB Developments, an abbreviation of his trademark phrase "You Little Beauty".

The purchase comes as Fisher and his wife Chloe are developing their own luxury apartment project further north in Palm Beach. Their boutique beachfront development, Pescado, comprises just seven apartments on Jefferson Lane, which start from just shy of $6 million. The couple intend to retain the two-level penthouse as their Australian base between international touring commitments.

Melbourne Storm coach Craig Bellamy and his wife Wendy have also invested in Esprit, purchasing two apartments after spending decades holidaying on the southern Gold Coast. They also have a luxury apartment in Joe Adsett's Rockpool, less than 400m away from Esprit.

<h2>Boutique project draws owner-occupiers</h2>

Esprit launched in 2021 and sold strongly, with buyers drawn to its boutique scale, beachfront position and contemporary design.

The completed development comprises 94 apartments across 11 levels, offering expansive floorplans designed primarily for owner-occupiers rather than the investor market.

Crowning the building is Club Esprit, pitched as being the Gold Coast's first residential rooftop wellness centre. The roof features a&nbsp;25 metre magnesium lap pool, which is surrounded by wet daybeds and poolside cabanas,&nbsp;multiple barbecue areas,&nbsp;a yoga and relaxation play lawn, and a private dining room with a kitchen scullery, bar, lounges, and an outdoor terrace.

The wellness centre is&nbsp;fully equipped with a Technogym, ice bath, infra-red sauna, steam room, thermal room, and treatment room. The roof has views spanning&nbsp;Rainbow Bay, Snapper Rocks and the Pacific Ocean.

<h2>S&amp;S Projects continues to shape Rainbow Bay</h2>

S&amp;S Projects founder Paul Gedoun has become one of the key figures behind Rainbow Bay's evolution over the past several years.

After establishing S&amp;S Projects, Gedoun has focused on delivering lifestyle-driven apartment developments designed primarily for owner-occupiers seeking a permanent coastal home.

Esprit is Gedoun's third completed project in Rainbow Bay, following Flow and Awaken, both of which achieved record prices for the suburb.

He is now delivering <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, a 38-apartment development on Boundary Street that is currently selling, and has no plans to leave the precinct anytime soon. S&amp;S Projects has also lodged plans for its fifth Rainbow Bay development, an 88-apartment project on Boundary Street featuring a strong wellness focus.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">First look: S&amp;S Projects proposes 88-apartment wellness tower at Coolangatta's Boundary Street</a>

&nbsp;

&nbsp;

&nbsp;

Joel Robinson

Who's who of buyers revealed as Esprit Rainbow Bay settles

Nature Based Cities (NBC), the not-for-profit organisation focused on improving biodiversity and nature outcomes in urban development, has launched its latest industry design guidelines and accreditation framework, this time targeting precinct-scale residential communities.

The move extends NBC’s influence beyond its initial focus on medium and high-density residential developments. Several projects have already achieved NBC accreditation since the launch of its Medium &amp; High-Density Residential Guidelines in early 2025.

The expansion into masterplanned communities and new residential precincts reflects the growing need for stronger nature-positive benchmarks as Australia’s outer suburban growth corridors continue to expand at pace.

Paul Hameister OAM, NBC Founder and the Executive Chairman of Melbourne developer Hamton who itself leans heavily into nature and biodiversity in its developments, says the&nbsp;nature-first approach to mitigate the effects of climate change has become standard in other parts of the world such as the UK, but Australia is lagging.&nbsp;Australia’s environmentally sustainable design (ESD) rating tools have no minimum mandatory requirements for living landscapes.

“We’ve always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren’t there,” Hameister says. “In Australia, you can have a five-green-star rated building that’s concrete and glass with not a blade of grass. 
 
“The focus is on reducing emissions, which is laudable, but there hasn’t been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities.”

He says that having now&nbsp;made good progress in supporting developers of medium and high-density residential projects, NBC is now looking to bolster better nature-based decision-making and recognise developers of greenfield projects in the outer ring and large inner-ring brownfield precincts, who want to champion nature and living landscape as a defining feature.

Since 2022, the not-for-profit has sought to remove the roadblocks preventing developers from incorporating nature and living landscapes into their projects, shifting the conversation from the reduction of emissions and grey infrastructure, toward recognising nature as an essential infrastructure.

The New Communities Design Guidelines and Scorecard arm developers with the tools needed to deliver a nature positive outcome for their new communities. Intended to be adopted at the outset of the planning process, the guidelines are designed to help create communities that are cooler, healthier and more resilient while also enhancing social wellbeing and long-term economic value.&nbsp;

New Communities developers seeking accreditation will be independently assessed across a range of key criteria including ecology, tree canopy, biodiversity, and walkability. Once the masterplan is complete and submitted for approval, the scorecard is formalised based on proposed outcomes. Projects that meet the NBC criteria will receive either Commended or Exemplary accreditation outcomes, creating a clear benchmark for nature-positive new communities in Australia.&nbsp;

Janis Fischer, Director at Tract and NBC Advisory Council member, said the development of new communities in our suburbs can have a substantial impact on nature and biodiversity.

"By incorporating nature-based design principles at the inception of a project, developers and their design teams can achieve nature positive outcomes that are good for both people and the planet.’’&nbsp;

NBC accredited New Community projects will gain access to NBC branding and marketing tools to help communicate their nature-based credentials to purchasers and the broader market.&nbsp;

Nature Based Cities: A new Australian benchmark for developing nature-positive new communities

Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.

For buyers, that shift is showing up in practical inclusions that respond to changing habits. Work-from-home spaces, EV charging, wellness amenities, secure bike storage and parcel management are becoming part of the broader apartment conversation, reflecting a move toward buildings that reduce friction in everyday life.

Online shopping has become one of the clearest examples of that change.

Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online. That has made parcel delivery a regular part of apartment living, rather than an occasional inconvenience.

For apartment residents, however, the delivery process can be less straightforward than it is for detached homes. Parcels may be left in lobbies, redirected to Post Offices, missed entirely, or placed under the responsibility of building managers and concierge teams.

That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.

<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/-VjjLwoViX0?si=A3k7ws9NX35Uac7_" title="YouTube video player" width="560"></iframe>

Australia Post Parcel Lockers offer one way to address the issue. When a parcel arrives, residents receive a notification through the AusPost app or SMS, then collect it using a QR code or one-time PIN. The parcel is kept secure, accessible and removed from common areas.

The broader Parcel Locker network now includes more than 1,500 locations across Australia, positioned at Post Offices, shopping centres, supermarkets, transport hubs and other accessible locations.

For new apartment projects, the relevance is clear. A building’s amenity offering is no longer only about lifestyle spaces, but also about convenience, security and functionality.

As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.

It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.

Apartment design is adapting to the way Australians shop

While school holidays and trips to Europe tend to define the winter property market, there's been no cold snap at <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> in North Sydney.

Developer-builder&nbsp;<a href="https://www.apartments.com.au/developers/aland">ALAND</a> sold more than $35 million worth of apartments throughout June, including a $6.8 million apartment that now ranks among the highest apartment sales ever recorded in North Sydney.

SRM Residential agent Ben Stewart said buyer demand throughout June reflected a mix of improving market confidence and longer-term thinking from owner-occupiers.

"We're seeing strong demand from owner-occupiers who are taking a longer-term view," Stewart said.

"Many recognise the opportunity to secure an apartment in an iconic building and premium location while values remain attractive. They may initially lease the property, but the intention is to eventually move in themselves, rather than purchasing purely as an investment."

[smartcode_project:default project_id=134323 project_image_fid=367129]

Located at 177 Walker Street, The Walden will deliver 161 one, two, three and four-bedroom residences across a 30-storey tower designed by Rothelowman. Every apartment occupies a corner position, maximising natural light, cross ventilation and views across Sydney Harbour, the Opera House, Sydney Heads and the northern districts.

Rather than a traditional balcony, the residences feature winter gardens that seamlessly extend the open plan living areas, creating versatile spaces for relaxing or entertaining throughout the year. Floor-to-ceiling glazing draws in natural light while showcasing sweeping views from the building's elevated Walker Street position.

Every apartment features high-end Calacatta marble, bespoke joinery, and fully integrated appliances.

The larger residences have been planned with distinct entertaining and private zones, with many master suites positioned on corners to capture natural light and harbour views. Walk-in dressing rooms, freestanding baths and refined stone finishes reinforce the house-like feel that has resonated with downsizers and owner-occupiers.

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Rothelowman Principal Ben Pomroy said the project was designed to make the most of its unique position overlooking the harbour.

"The Walden is a celebration of all things beautiful, curated for those who expect nothing less than exceptional," Pomroy says.

"Meticulously designed entertaining spaces and light-filled living areas that capitalise on capturing the natural beauty of Sydney's iconic harbour."

Residents will also have exclusive access to The Pavilion, a dedicated amenity building featuring a rooftop pool, wellness studio, gymnasium, sauna, concierge service, residents' lounge, private dining spaces and work-from-home facilities.

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The project marks ALAND's first major luxury apartment development in Sydney's inner-city market after more than two decades delivering residential communities across Greater Sydney.

Founder and CEO Andrew Hrsto previously said the rarity of the Walker Street site made it an opportunity the company could not overlook.

"This is a rare opportunity to bring a truly exceptional project to life in one of Sydney's most iconic locations, and to showcase our craftsmanship and design expertise at a world-class level," Hrsto said.

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The Walden has been introduced to the market at a time when demand for living in North Sydney is at an all-time high. Billions of dollars have been invested in infrastructure, including the recently opened Victoria Cross Metro station, located just 300 metres from The Walden, providing residents with direct access to the Sydney CBD in just minutes.

Private investment has also transformed the area through the arrival of new retail and dining destinations, elevating the lifestyle offering in what was once considered primarily a commercial precinct rather than an aspirational residential address.

The Walden is currently under construction and is scheduled for completion in 2028.

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ALAND records $35 million in sales in North Sydney as The Walden bucks quiet winter selling season

The long-awaited redevelopment of the former Eastlakes Shopping Centre site has reached a major milestone, with Conquest's plans for a new mixed-use precinct officially placed on public exhibition.

The State Significant Development Application would transform the 1.7-hectare site at <a href="https://www.apartments.com.au/new-apartments/19a-evans-avenue-eastlakes-nsw-2018">19A Evans Avenue</a> into one of Sydney's largest urban renewal projects, delivering 736 apartments above a new shopping centre anchored by Woolworths, alongside specialty retail, dining, commercial space and new public open spaces.

The public exhibition marks the next chapter for the project after <a href="https://www.apartments.com.au/developers/conquest">Conquest</a> acquired the stalled Stage Two development from Crown Group, who completed the first stage across the road prior to their voluntary liquidation.

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="5fca22c5-d1ed-4e2c-8801-03f7df1eafc8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland%20podium.png?VersionId=uomwr41nF8CmLUZRDcu3mHQechlbxucS" />

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Designed by DKO Architecture, the proposal comprises four residential buildings ranging from 14 to 18 storeys above a two-level retail podium. The development would deliver 736 apartments, including 74 affordable homes, 215 Build-to-Rent apartments and 521 market residences. Provision has also been made for dual-key apartments, which could increase the total number of dwellings to 877.

At ground level, the shopping centre has been designed as the suburb's new meeting place, anchored by a full-line Woolworths and complemented by a curated mix of fresh food retailers, cafés, restaurants, health services and everyday convenience shopping. Generous pedestrian links and landscaped public spaces will connect the retail precinct through to Jack Mundey Reserve, creating a more walkable and connected neighbourhood.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

"Eastlakes has been overlooked for too long, and this is the community’s moment. We are building a shopping centre and homes, a genuine heart for the suburb, and we genuinely want locals to help shape it."

"We enrich communities through the creation of homes, places, and experiences designed for life, built to last, and owner for generations. That starts with listening, so we warmly encourage everyone with a connection to Eastlakes to view the plans and share their thoughts."

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="22f6fb20-54fb-4bd7-8a92-48fafdd00608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland.png?VersionId=cugp7s9hrMHGJJdYzkeAkrFoQgnF4GXf" />

DKO said the design had been shaped by the site's landscape setting and surrounding open space.

"Our vision for the site embraces its unique Bidjigal identity by blending the residential living with generous landscaping and a material palette inspired by the Bidjigal locality, and celebrating the panoramic views to Botany Bay and the wetlands reserves."

"Taking cues from Country, we seek to harmonise built form with the landscape and lightly touch the earth. By reconnecting, retaining and regenerating existing ecology, and weaving in natural elements, we can deepen our connection to Country."

The landscape strategy extends across the podium and rooftops, incorporating communal gardens, children's play areas, lawns, community gardens, family gathering spaces and extensive tree planting. New landscaped links will also strengthen the connection between the precinct and Jack Mundey Reserve, while publicly accessible open spaces have been integrated throughout the development.

The proposal builds on Conquest's broader placemaking strategy for the site. Through an ongoing partnership, local artist Joe Rashbrook has been appointed Urban Art Curator, working alongside young residents to transform the project's site hoardings into a public art gallery that allows the community to engage with the redevelopment before construction is complete.

Conquest has rapidly expanded its development pipeline since acquiring the Eastlakes site, with more than $6 billion worth of mixed-use projects now in planning across Sydney, including Stanmore, Castlecrag and Waterloo.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

Jonathan Chancellor

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