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GUEST OBSERVATION
Farming emits greenhouse gases, but the land can also store them.
We can’t achieve the goals of the Paris Climate Agreement without managing emissions from land use, according to a <a href="https://www.ipcc.ch/report/srccl/" target="_blank">special report released today</a> by the Intergovernmental Panel on Climate Change (IPCC).
Emissions from land use, largely agriculture, forestry and land clearing, make up some 22% of the world’s greenhouse gas emissions. Counting the entire food chain (including fertiliser, transport, processing, and sale) takes this contribution up to 29%.
The report, which synthesises information from some 7,000 scientific papers, found there is no way to keep global warming under 2℃ without significant reductions in land sector emissions.
Land puts out emissions – and absorbs them
The land plays a vital role in the carbon cycle, both by absorbing greenhouse gases and by releasing them into the atmosphere. This means our land resources are both part of the climate change problem and potentially part of the solution.
Improving how we manage the land could reduce climate change at the same time as it improves agricultural sustainability, supports biodiversity, and increases food security.
While the food system emits nearly a third of the world’s greenhouse gases – a situation <a href="https://theconversation.com/australia-is-a-global-top-ten-deforester-and-queensland-is-leading-the-way-87259" target="_blank">also reflected in Australia</a> – land-based ecosystems absorb the equivalent of about 22% of global greenhouse gas emissions. This happens through natural processes that store carbon in soil and plants, in both farmed lands and managed forests as well as in natural “<a href="https://theconversation.com/we-desperately-need-to-store-more-carbon-seagrass-could-be-the-answer-105524" target="_blank">carbon sinks</a>” such as forests, seagrass and wetlands.
There are opportunities to reduce the emissions related to land use, especially food production, while at the same time protecting and expanding these greenhouse gas sinks.
But it is also immediately obvious that the land sector cannot achieve these goals by itself. It will require substantial reductions in fossil fuel emissions from our energy, transport, industrial, and infrastructure sectors.
Overburdened land
So, what is the current state of our land resources? <a href="https://www.ipcc.ch/report/srccl/" target="_blank">Not that great</a>.
The report shows there are unprecedented rates of global land and freshwater used to provide food and other products for the record global population levels and consumption rates.
For example, consumption of food calories per person worldwide has increased by about one-third since 1961, and the average person’s consumption of meat and vegetable oils has more than doubled.
The pressure to increase agricultural production has helped push about a quarter of the Earth’s ice-free land area into various states of degradation via loss of soil, nutrients and vegetation.
Simultaneously, biodiversity has declined globally, largely because of deforestation, cropland expansion and unsustainable land-use intensification. Australia has experienced <a href="https://theconversation.com/to-reduce-fire-risk-and-meet-climate-targets-over-300-scientists-call-for-stronger-land-clearing-laws-113172" target="_blank">much the same trends</a>.
Climate change exacerbates land degradation
Climate change is already having a major impact on the land. Temperatures over land are rising at almost twice the rate of global average temperatures.
Linked to this, the frequency and intensity of <a href="https://theconversation.com/climate-change-means-more-extreme-weather-heres-what-the-uk-can-expect-if-emissions-keep-increasing-112745" target="_blank">extreme events</a> such as heatwaves and flooding rainfall has increased. The global area of drylands in drought has increased by over 40% since 1961.
These and other changes have reduced agricultural productivity in many regions – <a href="https://theconversation.com/australian-farmers-are-adapting-to-climate-change-76939" target="_blank">including Australia</a>. Further climate changes will likely spur soil degradation, loss of vegetation, biodiversity and permafrost, and increases in fire damage and coastal degradation.
Water will become more scarce, and our food supply will become less stable. Exactly how these risks will evolve will depend on population growth, consumption patterns and also how the global community responds.
Overall, proactive and informed management of our land (for food, water and biodiversity) will become increasingly important.
Stopping land degradation helps everyone
Tackling the interlinked problems of land degradation, climate change adaptation and mitigation, and food security can deliver win-wins for farmers, communities, governments, and ecosystems.
The report provides many examples of on-ground and policy options that could improve the management of agriculture and forests, to enhance production, reduce greenhouse gas emissions, and make these areas more robust to climate change. Leading Australian farmers are already <a href="https://www.aciar.gov.au" target="_blank">heading down these paths</a>, and we have a lot to teach the world about how to do this.
We may also need to reassess what we demand from the land. Farmed animals are a major contributor to these emissions, so plant-based diets are increasingly being <a href="https://theconversation.com/is-vegetarianism-healthier-we-asked-five-experts-112133" target="_blank">adopted</a>.
Similarly, the report found about 25-30% of food globally is lost or wasted. Reducing this can significantly lower emissions, and ease pressure on agricultural systems.
How do we make this happen?
Many people around the world are doing impressive work in addressing some of these problems. But the solutions they generate are not necessarily widely used or applied comprehensively.
To be successful, coordinated policy packages and land management approaches are pivotal. Inevitably, all solutions are highly location-specific and contextual, and it is vital to bring together local communities and industry, as well as governments at all levels.
Given the mounting impacts of climate change on food security and land condition, there is no time to lose.
<hr>
Mark Howden, Director, Climate Change Institute, Australian National University.<img src="https://counter.theconversation.com/content/121551/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
The author acknowledges the contributions to authorship of this article by Clare de Castella, Communications Manager, ANU Climate Change Institute.<img src="https://counter.theconversation.com/content/121551/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/un-climate-change-report-land-clearing-and-farming-contribute-a-third-of-the-worlds-greenhouse-gases-121551" target="_blank">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

Land clearing and farming contribute a third of the world’s greenhouse gases: Mark Howden

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The Trinity Vineyard at Lovedale, marketed as the ultimate private vineyard retreat, has been sold for $2.62 million having been listed through Robert Alfeldi. 
The property features an impressive five bedroom, five bathroom colonial style 1998-built homestead along with a three bedroom, two bathroom guest cottage set in landscaped grounds with rolling lawns.
There is a 15-metre pool, poolside games pavillion as well as a separate gym and workout area near the spectacular lake on the 25 hectare holding. 
Thee are four acres of established vines, Semillon, Chardonnay, Pinor Noir that have provided an income in the past.
The property features outbuildings and machinery sheds.
Water supply includes a 100 mega litre lake that is licensed for commercial irrigation, stock and domestic usage.
Supplied by a natural creek, the lake is stocked with mature bass and silver perch. 
It is situated next to the esteemed Tatler Wines Vineyard. 
It last sold at $1.6 million in 2008.
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Trinity Vineyard and Lovedale House in the Hunter Valley sold

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Sydney’s median apartment price has dropped 3.2% since last year, according to key market indicators from JLL Research, the ABS, REIA, and CoreLogic.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Sydney%201.JPG" alt=""> 
The downturn has led to a parallel decline in the number of new developments being approved (with a fall of 30.6%), as well as a reduction in the overall number of apartments sold (with a fall of 21.5%).
While the median cost of renting has also dropped (by 0.5% for one bedroom units, and 0.7% for two bedroom units), it has not fallen at the same rate as outright apartment values. Gross rental yields have increased by a tenth of a percent.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Sydney%202.JPG" alt="">
Throughout the rest of the country, the Gold Coast and Adelaide both experienced decelerating positive growth in the year’s second quarter, while Canberra, Melbourne, Perth and Brisbane all saw decelerating negative growth in the same time period. No city in the study kept up with long term average growth.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Sydney%203.JPG" alt="">
The significant drop in the number of apartments either completed, or under construction, in 2019 (compared to last year) is exaggerated by the unprecedented number built during 2018, and does not appear to be indicative of a long term falling trend.
This year there are more apartments completed, or under construction, than were built in 2017 or 2016.
Furthermore, the development plans already submitted, approved, or under construction over the next four years indicate a stable supply of new apartments.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Sydney%204.JPG" alt="">
When geographically extrapolated, the research demonstrates that the city’s inner south has the most new apartments planned, approved, under construction, or completed between 2019 and 2023 (at 8,297), followed closely by the inner west (7,789).
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Sydney apartment approvals down 30% in one year: JLL

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A home in Hampton sold last weekend following a contested auction with four bidders.
The four bedroom, three bathroom house dubbed the “perfect family oasis” sold for $2.75 million — $25,000 above reserve.
Matthew Pillios Andre O'Brien and Kate Strickland of Marshall White marketed the property.
Situated at <a href="https://www.domain.com.au/17-teddington-road-hampton-vic-3188-2015452869?gclid=EAIaIQobChMIrKHUr_n54wIVVnZgCh0fFwHTEAAYASAAEgIY1vD_BwE" target="_blank" rel="noopener">17 Teddington Road, Hampton</a>, the listing describes the home as "an unforgettable statement in style and sophistication".
Featuring a north facing outdoor space, it boasts a salt water solar heated swimming pool surrounded by landscaped gardens and a covered deck.
Set on 758 square metres, the 2008 built property contains a double garage with internal access, ducted heating and cooling, underground 22,000L water tank and garden irrigation.
Last sold in 2005, the holding transacted for $620,002.
Its purchase was followed by a DA valued at $500,000 for a house/single dwelling in 2006.
Positioned near the beach, Hampton Street amenities and Hampton Station, it is also located within a short distance of numerous schools.
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Hampton trophy home sells above reserve at weekend auction 

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EXPERT OBSERVER
Business conditions fell 2 pts to +2 index points in July, driven by a decline in the employment sub-index. Trading conditions also edged lower, while reported profitability increased slightly in the month. All three sub-indexes are now again below average, with the decline in business conditions evident across most industries outside of mining over the past year.
Business confidence edged higher in the month to +4 index points, but remains below average. The lift in confidence was broad-based across industries in the month. Overall, in trend terms, business confidence remains highest in mining, as it has for some time. Outside of mining, finance, business &amp; property services remain most optimistic, while confidence is softest in manufacturing and recreation &amp; personal services.
Business conditions declined slightly in the month. As we have noted in previous months, the decline in business conditions since early 2018 has been broad-based and has continued to track at below average levels in recent months. This is concerning, because while conditions remain positive, it points to a significant loss in momentum in the business sector.
Business confidence ticked-up in the month, following an easing last month, but is also below average. While there were some positive signs with a post-election lift in confidence, this bounce now looks to have been short lived with confidence also tracking at below average levels in the two months since the election.
Business confidence in the retail sector saw a reasonable lift, likely related to the government’s tax cuts, but quite worryingly there appears to have been little boost to activity in the sector with conditions weakening further – the sector is currently facing recessionary levels of activity according to our measure.
Forward-looking indicators remain weak. Forward orders edged higher in the month but remain negative and well below average while capacity utilisation unwound its sharp spike last month and is now again just below average.
Looking at the components of the survey that provide an indication of conditions going forward, we see little improvement. With both forward orders weak, and capacity utilisation a bit below average – both capex and employment growth are at risk
With a significant loss of momentum in activity, and inflation indicators remaining weak, the survey points to the need to the need for further stimulus in the economy. Indeed, we expect a further easing in interest rates from the RBA and think that some greater fiscal support will be needed from the government to kickstart growth.
ALAN OSTER is the NAB Group Chief Economist 
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Business confidence and conditions are below average: NAB's Alan Oster

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Data released by SQM Research today has revealed the national residential rental vacancy rate remained steady in July 2019 at 2.3% from June.
The total number of vacancies Australia-wide is now at 76,346 vacant residential properties, a decrease of 2,344 over the month but up 3,888 dwellings over the past 12 months.
Brisbane and Adelaide recorded minor decreases of 0.1% in vacancy rates, whilst Perth, Canberra and Darwin recorded a 0.2% decrease over the month.
Sydney, Melbourne and Hobart’s vacancy rate remained steady over the month.
SQM found that Sydney continues to have the highest vacancy rate in the country at 3.5%, this time last year the rate was lower at 2.8%. Melbourne remained at 2.0% in July, increasing from 1.6% 12 months ago.
Hobart’s vacancy rate was also steady in July and continues to be the lowest in the country at 0.5%.
<img src="https://www.urban.com.au/images/2019/8/13/SQM%20Rental%20Vacancy%20Rates%20July.JPG" alt="">
The Managing Director of SQM Research, Louis Christopher said, “while rental vacancy rate held steady in Sydney and Melbourne, they fell in most other cities over July."
"Perth continues to record a recovery in its rental market which should eventually feed through into a rise in dwelling prices. After a false dawn, Darwin also appears to be recording tentative signs of a rental recovery."
"Going forward, the expectation remains that Sydney and Melbourne will record higher rental vacancy rates in the 2nd half of this year driven by ongoing high levels of dwelling completions from the tail of the last property boom,” he added.
Asking Rents
Capital city asking rents declined 0.5% for houses and 0.7% for units for the week ending 12 August 2019 to record asking rents of $546 per week for houses and $438 per week for units.
In comparison, over the 12 months, asking rents for houses declined 0.4% for houses and a 0.5% decline for units.
Sydney asking rents for houses declined in July by 0.6%, however houses increased by 0.2%. Canberra and Melbourne saw a decline in both houses and units to 12 August, with Melbourne rents dropping 1.9% for houses and 0.3% for units, whilst Canberra rents dropped 2.5% for houses and 0.4% for units.
Brisbane was the only capital city to record increases in weekly rents over the month for both houses and units at 0.1% for both.
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National residential vacancy rates steady in July: SQM Research

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Five Australian cities ranked in the top 32 cities around the world for luxury residential price growth, according to the latest research findings from Knight Frank.
The Knight Frank Prime Global Cities Index – Q2 2019, which tracks the movement in prime residential prices (the top 5% of the housing market in most cities, by value) across 46 cities worldwide, revealed Sydney was ranked 18th for luxury price growth.
Following Sydney is Brisbane ranking 20th, Melbourne 21st, the Gold Coast 27th and Perth 32nd.
Sydney has moved back into the top spot for Australia, while Melbourne has moved up the rankings one spot from the previous quarter.
The Gold Coast has been included in the Prime Global Cities Index for the first time in Q2 2019.
Knight Frank says this reflects stability and depth in the city’s established luxury home market, with a solid pipeline of new projects catered towards affluent local and interstate downsizers.
The Prime Global Cities Index – Q2 2019 found three Australian cities - Sydney, Melbourne and Brisbane - all recorded growth in luxury residential prices higher than the overall average annual prime price growth of 1.4% across the 46 global cities in the 12 months leading up to the end of June this year.
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Five Australian cities rank in the top 32 for luxury residential price growth

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The NSW Government has announced it would fund the increase in the emergency services levy for NSW councils this financial year to meet the cost of new workers’ compensation for firefighters.
Acting Premier and Minister for Regional NSW John Barilaro and the Minister for Local Government Shelley Hancock said the State’s 128 councils would not have to pay the additional $13.6 million this financial year.
They said the NSW Government was doing this primarily to take the strain off of regional and rural areas badly affected by the drought.
Minister for Emergency Services David Elliott said firefighters risk their lives to keep the people of NSW safe every day and it’s important they receive the full support of the communities they serve.
“The new laws enable eligible firefighters diagnosed with one of 12 cancers to automatically be presumed to have acquired that cancer because of their firefighting work,” Mr Elliott said.
“These changes will ensure current and former firefighters – both volunteer and paid – who need care and support receive their entitlements immediately.”
Mrs Hancock said the Government will continue to support local councils to deliver for their local communities.
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NSW Government to increase funding for council emergency services levy

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Australians are in the dark about the current cash rate according to the latest survey from Finder.com.au, Australia’s most visited comparison site.
The official cash rate plummeted to 1.0% in July after the Reserve Bank announced its decision to cut the rate for a second time in 2019.
However, the survey of 1,002 respondents shows 86% – equivalent to 16.7 million Aussies – are oblivious to the new rate despite household mortgage debt sitting at $1.7 billion.
Bessie Hassan, money expert at Finder, said knowing the cash rate is crucial for anyone wanting to get ahead with their mortgage.
“If borrowers fail to keep tabs on cash rate movements, they could be missing out on a golden opportunity to save big money by either negotiating a better rate, or looking elsewhere,” she added.
The research found that the majority of Aussies (56%) think the cash rate is higher than it is, with 13% assuming it to be between 5% - 10%.
One in three (30%) Aussies believe the cash rate to be lower than it is. Just 10% of women and 18% of men could identify the correct cash rate.
Hassan said that economic ignorance is costing Australians.
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The average Aussie is clueless about the cash rate: Finder

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Allegations from the corporate regulator that Westpac breached its responsible home loan lending obligations almost 260,000 times have been dismissed by the Federal Court.
The Federal Court dismissed ASIC's responsible lending case against Westpac.
ASIC had alleged that Westpac breached responsible lending laws using an automated process that relied on the Household Expenditure Measure benchmark, rather than using each applicant's individually assessed living costs.
Last September Westpac agreed to pay a $35 million settlement to ASIC in admitting breaches.
But the court rejected the settlement after the parties did not agree on what the responsible lending laws required.
Justice Perram dismissed ASIC's case against the bank today, awarding costs against the regulator.
The parties had previously jointly approached the Federal Court seeking orders that Westpac contravened the responsible lending provisions of the National Credit Act because its automated decision system:
<ul>
<li>did not have regard to consumers’ declared living expenses when assessing their capacity to repay home loans, and instead used a benchmark (the Household Expenditure Measure); and</li>
</ul>
<ul>
<li>for home loans to owner occupiers with an interest-only period, failed to use the higher repayments at the end of the interest-only period when assessing a consumer’s capacity to repay the loan. For example, for a loan of $500,000 at 5.24% with a term of 30 years and a 10-year interest-only period, the assumed repayment using the incorrect method is $2,758 per month, whereas the actual repayment after the expiry of the interest-only period using the correct method is $3,366 per month.</li>
</ul>
The litigation related to Westpac’s home loan assessment process during the period December 2011 and March 2015.
For 50,000 home loans, Westpac received, and did not use, consumers’ actual expense information that was higher than the Household Expenditure Measure.
For 50,000 home loans, Westpac used the incorrect method when assessing a consumer’s capacity to repay a home loan at the end of the interest-only period.
Of these 100,000 loans, Westpac should not have automatically approved approximately 10,500 loans.
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Westpac win responsible home loan case taken by ASIC 

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.

Joel Robinson

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

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

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

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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.

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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.

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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.

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Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

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

Parcel delivery is joining the apartment amenity checklist

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

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