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Nine new planning schemes have been announced for all councils in the picturesque Cradle Coast region in Tasmania.
This is part of the government's planning reform program that aims to deliver contemporary and more consistent planning schemes across the state, Urbanalyst reports.
Tasmanian planning minister Bryan Green said on Wednesday the region was the first in the state to have consistent new planning schemes that would focus on reducing costs and barriers to job-creating developments and housing through streamlined planning systems.
The new process has worked elsewhere. "Launceston, which was the first council in Tasmania to implement a new planning scheme, has already seen millions worth of investment unlocked and we want to see that happening around the state," Mr Green said.
Each of the nine councils in the Cradle Coast Region -- Burnie, Devonport, Central Coast, Latrobe, Waratah-Wynyard, Circular Head, West Coast, Kentish and King Island -- submitted draft interim planning schemes last December and, after amendments, they were adopted.
The Tasmanian Planning Commission says this is the first step in the assessment process under the Land Use Planning and Approvals Act 1993. The schemes will be exhibited and representations can be made to the respective planning authority.
"Whether developing on King Island, Devonport, Burnie, Queenstown or Smithton, these reforms will minimise costs for builders and developers by increasing the consistency, clarity and certainty of the planning system," Mr Green said.
In other areas of Tasmania, the minister has declared planning schemes for the Launceston, Northern Midlands, Break O'Day, George Town, West Tamar and Meander Valley local government areas.
"It is important that our planning laws keep pace with the expectations of local communities and potential investors. The government is delivering the most important planning reforms we have ever seen and we will continue working with all councils,’’ Mr Green said.
"We now have a single planning template for the whole state, a new code for residential development which is cutting costs and speeding up approvals, and new regional land use strategies."
More information is available from the <a href="https://www.planning.tas.gov.au/" target="_blank" title="Tasmanian Planning Commission">Tasmanian Planning Commission website</a>.
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Tasmania announces new planning zones for Cradle Coast Region

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More diverse international investors in Turkey - combined with growing demand from a wealthier population - have led to an increase in property purchases in October, and, in some areas, a tighter supply of stock. This is <a href="https://www.spotblue.com/turkey-property-news/20495/demand-at-home-and-abroad-property-agent-spot-blue-ready-to-take-on-more-stock/" target="_blank">according to UK based Turkish property agency Spot Blue International Property</a>.  
The prominence of Gulf and Russian investors in today’s Turkish property market, which is already popular with British and European buyers, means demand for quality second homes in coastal resorts, as well as investment property in Istanbul, is on the rise.  
Increasing home ownership levels – both second homes and primary residences - among Turkish people are also boosting the market. This has led Spot Blue to launch a drive to find more properties to sell and expand the listings of homes for sale on its website, <a href="https://www.spotblue.com/" target="_blank">www.spotblue.com</a>.  
“We’re especially keen to boost our portfolio of mid-to-upmarket properties in the popular second home resorts of Bodrum, Kalkan, Alanya and Fethiye,” said director at Spot Blue Julian Walker. “Meanwhile, Istanbul is currently the buzz word among international investors, especially those from the Gulf where Turkey has recently held centre stage at the Cityscape Dubai show, and we’ve had steady business there in recent months.  
‘’So, we’re looking to work with new, reputable developers who have solid product in desirable parts of the city, which we can market to our international client base.”  
Unsurprisingly, strong interest continues to drive house price growth in Turkey. Statistics released in October by the Central Bank of the Republic of Turkey show that from January to July this year residential prices rose month-on-month by an average of 1.23%, with the highest monthly increase being recorded in February (1.38%) and lowest in January (1.13%).  
Year on year house price growth has been even more significant, increasing consistently each month since April when it was 12.09%, to reach 12.9% in July. In Istanbul, property prices for new projects on the European side of the city grew by 1.48% month-on-month in August, while on the Asian side this figure was 2%, according to the REIDIN-GYODER New Home Price Index.  
“Turkey is a liquid market on the rise,” said Walker. “This contrasts heavily with the over-supplied, depressed state of other popular destinations in southern Europe, where many vendors asking unrealistic prices have had to play a painful game of catch-up when they do decide to drop their price. With this in mind, right now at Spot Blue we’d welcome new stock that ticks the right boxes.”  
Reassuringly for property buyers, Walker said Spot Blue was one of a few Turkish property firms in the UK that runs due diligence reports on developers before deciding to work with them. Spot Blue’s company reports check not only that a developer is legally registered, but also when it was registered, who its directors – past and present – and senior staff are, its development history and completion status, and its annual profits.
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Turkey's property market in overdrive as agency launches stock campaign

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By completion in about 2025, Docklands is expected to have attracted $17.5 billion in private sector investment.
The whole precinct, on around 200 hectares, and with 44 hectares of that being water, offers a mix of uses including residential, commercial, retail, dining and leisure. It attracts millions of visitors each year.
Construction started in 1997, and, when complete in around 2025, it is tipped to be home to 20,000 residents and 60,000 workers. It will almost double the size of the former Melbourne central business district.
{yoogallery src=[images/stories/2013/10/11/dock]}
Photos: Stephen Taylor
Many people will be surprised to learn that Docklands comprises the area from Spencer Street in the east to the Bolte Bridge in the west, Footscray Road in the north to Lorimer Street in the south. It covers the waterways of Victoria Harbour and three kilometres of Yarra River frontage.
But it’s not all sweetness and light, with Docklands occasionally mired in controversy during its formative years. Many commentators have criticised perceived planning blunders and have labelled the precinct as being ‘’without soul’’. The failure of the observation wheel at Harbour Town exacerbated problems, especially for nearby traders.
A lack of public transport even prompted a Melbourne City Council director of projects in 1999 to criticise the disconnection of the precinct to the CBD, claiming that the lack of transport links, particularly pedestrian, meant Docklands was "seriously flawed".
The problem worsened in 2005 when the pedestrian link between Lonsdale Street and Docklands, proposed in 2001, was cut from the final design of the Southern Cross station development due to budget blowouts.  The Age called this a "wasted opportunity".
In 2008, the City of Melbourne released a report which criticised Docklands' lack of transport and wind-tunnel effect, lack of green spaces and community facilities.
In 2009, Neil Mitchell, writing in The Age, declared Docklands a planning "dud". Then the Lord Mayor, Robert Doyle, who has been openly critical of Docklands, chipped in claiming it lacked any form of "social glue".
In 2010, VicUrban's general manager David Young acknowledged that Harbour Esplanade "doesn't stack up". Kim Dovey, professor of architecture and design at the University of Melbourne, added that Harbour Esplanade was "too big" and claimed that Docklands was "so badly done" that it required a "major rethink".  
Despite this local criticism, Sydney travel writer Mal Chenu, in 2009, described Docklands as "the envy of Sydneysiders".
Wow, that’s a good recommendation anyway.
Key Docklands features include:
<ul>
<li>
Southern Cross Station at the gateway to Docklands provides easy access for metropolitan commuters and regional visitors on V/Line
</li>
<li>
Five city trams as well as the free City Circle tram and free tourist shuttle bus to Docklands via Flinders, Collins, Bourke and La Trobe streets
</li>
<li>
Four bike trails
</li>
<li>
Easy access to the traditional CBD via the Bourke Street pedestrian bridge, Flinders, Collins and La Trobe streets
</li>
<li>
Ferries, charter boat services and corporate cruising vessels drop off and pick up in Victoria Harbour
</li>
</ul>
One person who took advantage of living in Docklands went on to become president of the 180-member community association. A sprightly Roger Gardner (pictured below), in his late 60s, made the move with his wife from Strathmore, in Melbourne’s north, after seeing an advertisement in their local paper. That was eight years ago and they haven’t looked back since.
<img alt="gardner-oct-11-one" height="324" width="470" src="/images/stories/2013/10/11/gardner-oct-11-one.jpg">
Roger Gardner. Photo: Stephen Taylor
‘’We thought then that, ‘this is nice’ and we are glad we made the move,’’ Mr Gardner said. ‘’We love living here and can see it’s getting better all the time as improvements take place.’’
Moving into a ‘separation’ apartment, where bright living areas are separate from the two bedrooms, they have two balconies and eye-catching views. ‘’It’s lovely, especially at night.’’
Property prices are stable since being affected by the GFC in 2009, and as more apartments are built. Still, when things settle down, capital growth is tipped.
Obvious attractions are the restaurants - all with their own food specialities and price levels.
‘’We have proximity to the CBD with the twist of being on the water, having good public transport, a high level of activity – especially at weekends – and great water views. Then there’s the football stadium.
‘’Residents are a mix of all age groups, quite a lot of young people but generally balanced. Many seem to be used to living in high-rise buildings.’’
With his president’s hat on, Mr Gardner lobbies the Melbourne City Council and Places Victoria to fix shortcomings and suggest improvements. These have included speaking out against excessive development - including the proposed hotel on the Waterfront City Piazza - overshadowing, raising transparency in planning, ensuring adequate sunlight and countering wind tunnels, increasing open space and larger gaps between buildings.
Building ‘’cramming’’ is an issue. ‘’At the moment we have 10 high-rise buildings being built in an area of 400 metres by 150 metres. That’s the sort of thing we are up against and want redressed.’’
‘’We are also against serviced apartments which we believe planning minister Matthew Guy is about to legislate against. And we also want to increase the amount of parking.’’
The failure of the Observation Wheel has been a disaster for traders in the Harbour Town commercial precinct. And, unfortunately, there’s no relief in sight until March next year. At present the level of customer inquiry is not adequate for retailers and many are just holding on.
A school would be good too! Plans are in hand and tenders called for a 700-pupil school at Docklands which will attract young families – perhaps the cohort most required for a living, breathing suburb.
Another project that would improve living in Docklands is a ferry service from Federation Square around to NewQuay. A new visitor centre is planned for The Esplanade and a linear park with trees and gardens will separate Etihad Stadium from Victoria Harbour. A new park – Western Park - will also be built at the end of Docklands Drive to address the issue of a lack of open space.
From a corporate point of view Docklands has realigned the centre of Melbourne, Mr Gardner said. Major companies such as National Australia Bank, ANZ, Bureau of Meteorology, Myer, National Foods, Ericsson, Costco and Bendigo Bank are just a few of those based there.
‘’Being on the water is especially nice. We live in a building with about a third of residents owning, a third renting and a third short stayers.’’
Mr Gardner is now a Docklands local; proud of what’s been done in his neighbourhood.
‘’When everything settles down it will be much better – a great place to live.’’
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Docklands: Finding its feet after a difficult conception

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Leading figures in the retirement property industry say there needs to be more transparency in the sector to attract institutional investment now and in the long term.
Tim Russell, managing director of Retire Australia, said the sector was a poor performer that was being held back by not having a large, publicly listed, sector-specific company in which to invest.
“Some of the institutional capital that has been attracted to the sector has been let down by poor performance,” Russell told UK Property Week in a recent issue.
“Capital is still attracted [to the sector] but there are issues around pricing and transparency.”
According to Russell, the biggest opportunities will come when one of the larger operators lists.
“I hope we will have a large, listed, sector-specific operator in the next few years, as that will increase transparency for investors,” he said.
Russell compares the Australian retirement landscape with that of New Zealand, where he says several large sector-specific operators are on the public market — and all of which, he says, trade at a premium to their asset values.
However, Russell is hopeful that a large retirement operator will list in the next few years, noting that FKP Property Group is considering spinning off and listing its retirement arm and that the interest shown in the small-cap Ingenia shows the appetite is there.
A big challenge for the operators in the sector is moving from providing accommodation and maintenance to also providing care packages.
Derek McMillan, chief executive officer of Australian Unity’s retirement living, said there was great opportunity economically for retirement villages to provide care packages because of the concentration of numbers at each village.
He added that this would give operators another source of income and smooth out bumpy cash flows as a result of having a model that only really made money when units were resold.
He hopes the new federal government will ‘’cut some of the red tape’’ that prevents retirement village operators from providing care.
“It was very frustrating with the last government,” McMillan said. “While they had a philosophical approach towards improving access to care … they made a lot of noise but there was no real movement.”
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Greater transparency in retirement property industry required to attract institutional investment: Retire Australia

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The state government’s latest planning blueprint, Plan Melbourne, launched today, is investigating the establishment of a third airport in Melbourne’s south-east.
This comes in light of predictions the southern and eastern regions of Victoria are projected to grow by up to one million residents up to 2050, bringing the population catchment of a local airport up to around three million, the same as south-east Queensland.
An airport in the south-east would complement the new Port of Hastings and be a key part of a planned Integrated Economic Triangle, linking transport and economic infrastructure to the intermodal transport hubs in Melbourne’s north and west.
Minister for Planning Matthew Guy said the region’s population growth of one million by 2050 meant seriously considering an airport to serve Gippsland and the south-east.
“An airport (there) would serve one-third of Victoria’s population including the 300,000 residents of Gippsland. It would have the benefit of improving transport connections and the potential to link up with future rail access,” he said.
The Shire of Cardinia has identified locations between Koo Wee Rup and Lang Lang as potential sites.
“After identifying a preferred location, we can investigate a process for private sector investment in the development of a new airport in this corridor,” Mr Guy said.
“Cardinia has done some very positive work on this possibility, and sees the employment benefits for the south-east as well as Gippsland.”
No changes are envisaged for the Moorabbin or Tooradin airport operations, which are primarily based around flight training.
“We need a more integrated approach to planning and development which includes land use, transport, plus social and community infrastructure,’’ Mr Guy said.
‘’Underpinning Plan Melbourne are key initiatives to increase business productivity and social and economic participation for Melburnians. These involve a pipeline of city-shaping projects and service improvements that will address major gaps in freeway, rail and road networks, develop tram and bus networks, and improve cross-city traffic movements and freight flows.
“As part of Plan Melbourne, we will facilitate an integrated land use and transport plan that will recognise the creation of an integrated economic network that will be delivered by 2050.”
The Integrated Economic Triangle will connect the Hastings-Dandenong corridor with the Hume corridor to the north and the Wydham-Geelong corridor to the south-west. The network will include:
·    an expanded central city;
·    the Port of Hastings;
·    the East West Link and the North East Link;
·    the Melbourne Metro project that will connect Dandenong and Sunbury,  and
·    the Outer Metropolitan Ring Road that will connect Geelong and Avalon  with the Hume Freight Corridor.
“This network will ensure that people across metropolitan Melbourne will have easier access to Geelong, Gippsland and the Hume Corridor,’’ Mr Guy said.
‘’The transport connections will provide for greater flexibility for people travelling to work and more options for the use of freight in our state.”
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Third airport mooted for Melbourne

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Buyers should be able to pinpoint reasons why a particular property will appreciate in value and, if they can’t, they should give it a miss.  
Perth property researcher Gavin Hegney, founding director of LMW Hegney, says this is particularly relevant now as many older buyers – often through their SMSFs - base their retirement incomes on, hopefully, rising property values.  
Presently, growth in the self-managed super funds and their frequent use as property-buying vehicles – perhaps in over 70% of transactions - has prompted some commentators to say they are helping create a property ‘bubble’.  
While property investing is an acknowledged ‘super’ strategy, it can only be judged on the income a property generates and its increase in value over time.  
Mr Hegney says that, to generate a decent income, a property has to have a good reason to grow in value. Investors should be able to identify that - or those - reasons before buying.  
‘’My thoughts are not so much the volume, but that often the SMSFs are buying the wrong types of properties,’’ he said.  
‘’Regardless of the ownership of the property, be it in a private name or a SMSF, its financial success relies on one thing: that the property goes up in value and that, when combined with the rental return, that it creates wealth for the owner or beneficiaries over time.  
‘’History has shown that, to create wealth during the early and mid section of the property cycle, there must be a realistic and identifiable reason why a property will increase in value, and the owner must have a best guesstimate as to what that value should be.  
Mr Hegney said experience and research can help identify these points.  
He said significant developments in most capital cities will have a knock-on effect on the values of property in surrounding areas. For instance, in Sydney it may be the effect of the Barangaroo development and its flow-on effect to specific pockets of Sydney, or, in Perth, it may be the City Link and waterfront developments and their knock-on effects.  
‘’There are numerous examples in most cities which simply require an identification of major changes and then an answer to the question: ‘What would this property be worth if this new development or infrastructure was in place?’  
‘’One concern I do have is where a SMSF simply buys a new apartment that has very little identifiable reason to increase in value, and then holds onto that property for 10-20 years .  
‘’Typically, that new apartment of, say, $600,000 becomes worth, say, only $450,000 as a 20-year-old apartment in today’s dollar terms.  
‘’That difference in value must be made up in value terms, plus a reasonable growth factor as well, before the owner of the new apartment creates real wealth.  
‘’If it has a real location reason to increase in value it may be worth buying, but, without it then the prospect of real growth may be very difficult.’’  
Mr Hegney said this situation ‘’becomes very interesting’’ considering that SMSFs today control about $200 billion in property investments with gearing of around $2.4 billion.  
‘’If they decided to gear up then this sector could increase over 100-fold in today's dollars. Let’s hope most of them get it right.’’    
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SMSF investors should be able to pinpoint reasons for property rises before they buy

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Figures from SQM Research reveal that the level of residential property listings around the nation fell during September, with national stock levels down by -3.4% to 342,979.
 <img src="/images/stories/2013/10/03/sqm-research-oct-3-chart.jpg" width="470" height="136" alt="sqm-research-oct-3-chart">  
Month on month, all capital cities recorded declines except Hobart, which rose slightly by 0.6%
Year on year, the country also recorded a decline in stock, falling by –3.7% nationally, with every capital city recording yearly falls, besides Darwin, which recorded a substantial yearly increase of – 8.9%.  
Sydney continues to take the lead in yearly declines with a staggering -17.6% decrease since September 2012.  
SQM Research is an independent property research house which specialises in providing accurate data to the property industry.  
The company believes Sydney will lead the housing market recovery, as it’s poised for 15-20% increases in house prices (as outlined in the recent edition of SQM’s Housing Boom and Bust Report 2013/2014).  
SQM Research, however, point out that, during September, two weekends of events affected the market place – the federal election in the first week and the AFL Grand Final in the last. During the federal election in August 2010 there was also a dip in stock levels, making it a likely contributor to a decline in stock during the spring selling season.  
SQM managing director, Louis Christopher says, “no doubt September’s supply was affected by the election. Normally, listings rise for that month due to the start of spring selling campaigns.  
‘’What this means is that the level of online residential sales listings will lift in October and November, due to seasonality but also in part due to vendors waiting for the election to be over.’’
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Residential property listing fell during September: SQM Research

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About 14 hectares of land in the North Ryde station precinct are in line for a shakeup of their residential, commercial, retail, community and recreational uses.
This comes as the NSW government pushes ahead with plans for $17 million in infrastructure works to create a ‘’vibrant new community hub’’.
The works will include rezoning up to 85,000 square metres of land for 2,500 houses, 125 student apartments and 6,000 square metres of retail space. Up to 1500 jobs could be created.
Residents will have access to more than 2.4 hectares of parks and open space, cafes and restaurants with outdoor dining, and cycle paths and community facilities.
Department of Planning and Infrastructure director general Sam Haddad said the final rezoning plans incorporated changes highlighted by community consultation. He said the community would have a say on detailed construction plans as they are lodged.
"We have delivered an outcome at North Ryde in line with key elements of the new planning system by working with the community and local council to deliver sound planning for growth and infrastructure informed by three-dimensional imagery," Mr Haddad said.
"Importantly, the community's feedback has been incorporated into the final plans, as shown by last month's announcement that the current Tennis World site south of Epping Road has been removed from the scheme altogether.’’
Mr Haddad said the North Ryde Station Urban Activation Precinct will provide new homes and jobs close to existing infrastructure and other employment areas, such as Macquarie Park, Macquarie University, Chatswood and the CBD.
"It will also take advantage of the Government's $550 million upgrade of the M2 and the $8.3 billion North West Rail Link," he said.
Local real estate agents agree the project is beneficial – as long as it’s well implemented.
Ray White North Ryde principal David Jarvis said success of the project would depend on ‘’what gets passed’’ to the final stages and becomes reality. ‘’Units above the station?’’ he queried. ‘’Enough car parking?’’
‘’We’ve seen before where grand plans fizzle because of lack of good planning – especially parking.’’
But with quality housing planned for an expected influx of new residents, Mr Jarvis, whose firm manages 600 rentals, said he may write to landlords urging them to ‘’lift their game’’ in anticipation of increased competition when the new housing stock is built.
He said owners of unrenovated 1970s units, especially, will find the going tougher. Mr Jarvis said there had been ‘’hardly any development’’ in North Ryde or Macquarie Park since the early 1980s. But now things are moving – and prices, too. In a recent sale, a three bedroom brick veneer in North Ryde, rented for 10 years, with original kitchen and bathroom, was expected to fetch $975,000-$1 million when auctioned. It went for $1.65 million.
The attractions for newcomers are more jobs in the area, the Lane Cove tunnel, and proximity to the university. Many buyers are coming from Chatswood and Willoughby and the inner west, such as Balmain. Mr Jarvis said they wanted blocks of 600 square metres for under $1 million.
Managing partner Greg Smith, of Gilmour and Smith property agents in Ryde, said he could see ‘’no downside’’ to the North Ryde station precinct development, which would improve the pool of quality housing and apartments. ‘’They will be well accepted,’’ he said.
‘’There is already a property pool out there, with many canny buyers ‘landbanking’ for up to 30 years. They now stand to reap the rewards with higher block prices coming through the proposed different zonings.’’
Mr Smith said well priced blocks would reinvent the area and create a great living environment. Modern, well designed apartments at reasonable prices would attract residents. ‘’Many overseas buyers are already moving in, often with their children attending the university. They bring money into the area and that helps keep property prices high.’’
Other features of the development:
<ul>
<li>$17 million in transport upgrades for the precinct, a pedestrian and cycle bridge across Delhi Road, widening Delhi Road at North Ryde station and upgrading nearby intersections;</li>
<li>A reduction in maximum building heights around the station from 106 metres to 92 metres to reduce visual and overshadowing impacts;</li>
<li>Allowing child care centres in additional locations to better cater for the needs of young families in the new community; and</li>
<li>Removing small government-owned parcels of land adjoining Bundara Reserve.</li>
</ul>
Up to $6 million in funding is being made available under the government's Precinct Support Scheme for public domain and community infrastructure works associated with the precinct.
UrbanGrowth NSW, the government's development arm, recently bought most of the land in the precinct from other government bodies. It will coordinate development on the land. Applications will be lodged later this year and construction begun in mid-2014.
NSW Planning and Infrastructure minister Brad Hazzard said the North Ryde precinct was ‘’a great opportunity to create a vibrant and active community with good access to public transport for local residents and workers”.
He said the government was committed to working closely with the community and the City of Ryde to progress the plans.
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North Ryde due for shakeup

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Plans for a new light rail project in Newcastle, NSW, and the transformation and renewal of the city centre, are a step closer with the contract for early scoping studies awarded to local firm GHD.
NSW treasurer Mike Baird said the light rail project came about through a $340 million investment in the <a href="https://www.propertyobserver.com.au/new-south-wales/newcastle-port-to-be-sold-off-with-boost-to-local-infrastructure-from-proceeds-nsw-budget/2013061862377" target="_blank">long-term lease of the Port of Newcastle</a>. Works are expected to start early next year.
The contract was awarded through a closed competitive tender process targeting firms with expertise in light rail, engineering, and multi-modal transport projects, as well as those with local knowledge and experience.
And no one could be happier than new MP Tim Owen, who says the works – and the new light rail system - will revitalise the town’s economy, improve commuter access and connections and boost the amenity of the CBD.
‘’It will be exactly what the city needs,’’ he said. But it’s been a long process.
‘’We had a heavy rail line down the main street for 100 years linking the harbour and the old coal-fired power station. It was ugly, polluting, inefficient and it divided the city.
‘’As part of the $1.3 billion Newcastle Urban Renewal Scheme a lot of money has been spent on improving the waterfront and it looks beautiful.
‘’I argued that the next step should be to open up the city and make the necessary changes by choosing the best urban renewal scheme.
‘’I said we should get rid of the heavy line which is ugly and divisive and install the light rail to connect the city to the harbour and improve our residential and retail areas - and that’s what we are going to do.’’
Lord mayor Jeff McCloy said light rail was not just about moving people around the city: ‘’It has the potential to regenerate the city and make it grow exponentially, so in a few years you have a new more vibrant city,’’ he said.
‘’Even the announcement of light rail has created excitement within Newcastle’s investment and property communities with a number of derelict buildings demolished and proposals on the board for new hotels and mixed use residential/commercial/retail projects.
‘’We’ve also seen new restaurants, cafe and retail shops pop up in Hunter Street, our Main Street.
‘’In Newcastle, light rail is planned in the context of urban design for better people mobility, key node precincts, and improved liveability.
‘’I envisage people being able to leave their apartment on the harbour, jump on the light rail, and be at their favourite restaurants in minutes with no parking issues.’’
Planning and transport news source Urbananalyst reports that the contract followed one of many planning workshop between key government agencies and Newcastle Council.
State Transport Minister, Gladys Berejiklian, is reported as saying GHD would undertake a detailed analysis of the best location for a new transport interchange, best alignment for a light rail route, and opportunities for future connections to link the light rail to surrounding areas.
The government says GHD's Newcastle team has a solid beckground in light rail, having helped plan and deliver Sydney's Light Rail Future, the Inner West Light Rail Extension as well as Adelaide's Inner Rail Network study.
Ms Berejiklian said Transport NSW would soon be seeking two more specialist firms to join the project, including an engineering company, to help with truncation of the heavy rail line.
Another tender will be for engineering and operation services, where the contractor will examine the engineering, urban design, operational environmental and functional requirements for building and operating the light rail system.
"Consultation will play an important role in the decision-making process for Newcastle Light Rail and we will involve stakeholders, including businesses, community groups, industry, residents and transport experts," she said.
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GHD awarded scoping studies contract for Newcastle light rail project

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A Chinese developer has grabbed a slice of the growing housing market in St Leonards, on Sydney’s lower north shore, by buying an historic three-storey commercial building - with residential potential - for $3.75 million.
This is the first time the property, at 28 Chandos Street (pictured below), has changed hands since 1973 - the year it was built. Selling agent John Simpson-Morgan, principal of Raine &amp; Horne St Leonards, said the original owner, Myrna Pty Ltd, had decided the time was right to recoup some capital gains from its 40-year old commercial asset.
<img alt="1" height="312" width="470" src="/images/stories/2013/10/03/1.jpg">
“The building was ground- breaking at the time, as it was innovative to demolish the two cottages that were on the site and build a modern commercial building,” Mr Simpson-Morgan said.
“Now, with the trend to convert commercial space back to housing, it’s fair to say the real estate market has come full circle.”
Mr Simpson-Morgan says that since 1995, when the NSW government instructed local councils to encourage development in inner city areas close to train stations, around 7,000 apartments have been developed from former commercial space in St Leonards.
“The first sites were the commercial/industrial buildings along the railway line, purchased and developed by Meriton,” Mr Simpson-Morgan said.
“Mirvac followed with developments on Christie, Oxley and Lithgow streets, while Winten Property Group bought commercial/retail buildings adjacent to St Leonards station and built 600 apartments at The Forum and Forum West.”
In the mid-2000s, Asian developers followed suit, buying up obsolete commercial buildings in Atchison and Chandos streets to build high-rise residential towers.
“Over 20 such commercial/industrial buildings have been demolished and/or converted in St Leonards, with more in the pipeline,” Mr Simpson-Morgan said.
“In the not-too-distant future it’s fair to expect that a few of St Leonards’ original commercial/industrial buildings remaining on Atchison, Chandos, Herbert streets, and the Pacific Highway, will make way for residential developments.”
The agent said the decision to convert commercial real estate near railway stations was a sensible decision that has also improved the quality of infrastructure and amenities servicing the St Leonards precinct.
“We’ve had a major upgrade of St Leonards station, along with the beautification of Atchison, Chandos and Herbert streets,” he said.
“There is also a Coles supermarket in St Leonards now and a major increase in the numbers of cafes, swimming pools and gyms in the area.
“St Leonards is an attractive place to live, particularly for young professionals who need to live close to the major business centres, such as the CBD, North Sydney and Chatswood, but still crave a contemporary lifestyle.”
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Chinese developer snaps up historic three storey St Leonards commercial building

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

Joel Robinson

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

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

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

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

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

Parcel delivery is joining the apartment amenity checklist

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

Stephen Taylor

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