Sydney developer&nbsp;<a href="https://www.apartments.com.au/developers/central-element">Central Element</a>&nbsp;is doubling down in Drummoyne, lodging plans for a boutique apartment development on St Georges Crescent, only one-kilometre down the road from its first Drummoyne development, Bianca.

The new project at 15A-21 St Georges Crescent,&nbsp;a&nbsp;1,701sqm north-facing site overlooking Iron Cove, will have 45 apartmnts across 10 levels. Eight of the units will be dedicated to affordable housing.

The site sits within walking distance of Drummoyne Village, Birkenhead Point, ferry services and the Bay Run, and offers harbour views towards the Sydney Harbour Bridge and CBD skyline.

Designed by MHN Design Union, the development will deliver a mix of one, two and three-bedroom apartments, alongside resident amenity including a gym, landscaped communal open space and three levels of basement parking.

The project has been lodged under the NSW Government's Low and Mid-Rise Housing reforms, with Drummoyne Village identified as a town centre capable of accommodating additional housing supply.

Central Element acquired the site earlier this year as part of its continued expansion across Sydney's eastern suburbs, lower north shore and inner west.

The developer's current pipeline includes luxury apartment projects Pearl Bondi and a separate development on Lamrock Avenue in Bondi, a residential project in Barry Street, Neutral Bay, and a mixed-use seniors living community in Greenwich.

Central Element Managing Director Nathan Chivas said the project would address a shortage of new owner-occupier housing opportunities in Drummoyne.

"While we're seeing a significant shift across Canada Bay as major infrastructure investment, population growth and planning reform drive a new chapter for the region, in suburbs like Drummoyne there remains a genuine shortage of new boutique luxury housing opportunities for owner occupiers," Chivas said.

"Sites of this nature are increasingly difficult to secure, particularly those that combine a north-facing aspect with direct water outlook. Our St Georges Crescent project responds directly to the market demand, offering a level of exclusivity, outlook and lifestyle in the highly sought after suburb."

The development application has been lodged with the City of Canada Bay Council, with the project expected to launch to market in early 2027.

&nbsp;

Joel Robinson

Central Element seeks second Drummoyne apartment development

The NSW Government has unveiled plans that could deliver around 1,300 new homes across Nowra and Kiama, continuing its push to unlock housing in well-located regional centres along the South Coast.

The proposals, now on public exhibition, would pave the way for around 830 homes in Nowra and a further 450 homes in Kiama, while also introducing affordable housing requirements and increased building heights in key locations.

The larger of the two proposals is centred on Nowra, where the NSW Government is seeking to rezone land within the Mandalay and Riverfront precincts.

The Mandalay sub-precinct, located close to Shoalhaven Memorial Hospital, Nowra Library and the city's aquatic centre, could accommodate around 530 new homes. Around 30 per cent of housing delivered on Homes NSW-owned land would be dedicated to social and affordable housing, equating to roughly 100 homes. Building heights would increase from the current two-storey limit to between three and six storeys.

A separate rezoning proposal for the Nowra Riverfront Precinct would unlock a further 377 homes while creating stronger connections between the Shoalhaven River and the CBD. The plans include building heights ranging from five to 12 storeys, floor space ratios of up to 2:1 and a requirement for two per cent affordable housing.

Together, the two proposals would deliver more than 900 homes across the broader Nowra area, reinforcing the city's role as one of regional NSW's key growth centres.

The housing push builds on previous infrastructure commitments in the Shoalhaven, including government funding aimed at supporting thousands of future homes in West Nowra through upgrades to water and wastewater infrastructure.

Further north, the NSW Government is also progressing plans for the former Kiama Depot site, a two-hectare parcel near Kiama's town centre.

The rezoning proposal would transform the former industrial site into a residential community capable of delivering up to 450 homes. Buildings would range between six and eight storeys, with at least 10 per cent of homes allocated as affordable housing. The proposal also includes approximately 600 parking spaces and improved walking and cycling connections.

Planning Minister Paul Scully said the proposals are designed to increase housing supply in locations close to jobs, transport and services.

"For too long, families have struggled to find somewhere to live, and activating underutilised sites allows us to deliver the new homes these families need," Scully said.

"The Minns Labor Government is getting on with the job of unlocking well-located sites close to transport, jobs, and town centres and building the homes our communities need.

"These rezonings are about removing barriers to housing delivery and making sure land is put to better use so more people can find a place to call home within the communities they choose."

The latest rezonings form part of the Minns Government's broader strategy to accelerate housing delivery across NSW, particularly in established centres where existing infrastructure can support additional population growth.

Community consultation on the proposals is now underway, with feedback set to inform the final planning controls before the rezonings are determined.

Around 1,300 new homes earmarked for Nowra and Kiama as NSW Government pushes housing supply

<a href="https://www.apartments.com.au/developers/mrcb">MRCB International</a> has commenced construction on its latest Gold Coast apartment development, Maris, on the site of the former Sundale Motel in Southport.

The start of construction by <a href="https://www.apartments.com.au/builders/binah-constructions">Binah</a> follows an exceptionally strong sales campaign, with more than 90 per cent of apartments sold since launch. Every purchaser has been local, an&nbsp;indicator of confidence in both the development and Southport's evolution into a thriving CBD.

<a href="https://www.apartments.com.au/new-apartments/maris-southport-20-queen-street-southport-qld-4215">Maris</a> will deliver 192 residences across 20 levels. The project forms part of MRCB's Australian and New Zealand development pipeline now exceeding $1.6 billion in gross development value, alongside a growing portfolio of projects globally.

[smartcode_project:default project_id=134403 project_image_fid=350663]

The company also commenced construction on its $600 million 26 Vista residences in Surfers Paradise last year, following strong sales momentum, with over 70 per cent of residences sold.

Maris has been designed to meet evolving buyer demand, offering architecturally designed layouts suited to long-term liveability. The approach reflects a growing preference for quality and adaptability among Gold Coast buyers.

Positioned next to the Broadwater in the <a href="https://www.apartments.com.au/developments/southport-qld-4215">Southport</a> CBD, Maris sits directly opposite the Broadwater Parklands light rail station and within easy reach of retail, dining and lifestyle precincts, placing residents at the centre of one of the Gold Coast's most connected and rapidly maturing urban centres.

[smartcode_project:default project_id=134403 project_image_fid=372756]

Maris will offer a full suite of resort-style residential amenities, including a pool, gym and sauna, along with a rooftop level featuring decks, lounges and dining and yoga areas that command sweeping views across the Broadwater and out to the ocean.

Binah, a New South Wales headquartered company co-founded by Amen Zoabi and Khalil Hafza in 2008, has expressed its excitement at establishing its first partnership with MRCB.

Binah's Managing Director Khalil Hafza said partnering with MRCB on Maris is a significant moment for Binah.

"MRCB's financial strength and a track record that speaks for itself give this project a solid foundation, and this marks the beginning of what will be a long and successful relationship.

"With the right people, systems and partnerships behind it, Maris is set to become a significant addition to the Gold Coast's premium residential market."

[smartcode_project:default project_id=134403 project_image_fid=350664]

MRCB International CEO Ravi Krishnan said the project's progression to construction reflects both sustained demand and tightening conditions across the apartment sector, as well as MRCB's continued confidence in the Gold Coast market.

"Commencing construction at Maris is a significant step and reflects the depth of demand for quality apartments in well-connected urban locations," said Krishnan.

"Across Southeast Queensland, new apartment supply remains constrained, particularly in established precincts with infrastructure and amenity already in place. Projects like Maris are increasingly critical in meeting that demand, especially on the Gold Coast and in the city's CBD precinct."

[smartcode_project:default project_id=134403 project_image_fid=372761]

Krishnan said Southport's ongoing transformation, supported by infrastructure investment and long-term planning, was underpinning renewed buyer confidence.

"We're seeing a clear shift back towards well-located urban centres where infrastructure, connectivity and amenity are already established," said Mr Krishnan. "Southport is evolving into a more mature CBD environment, and that is being reflected in buyer behaviour."

Construction at Maris is anticipated to be completed in 2029.

[smartcode_project_cta:default project_id=134403]

Construction commences on MRCB’s $200m Maris Residences in Southport

Moonee Valley Park’s latest residential release <a href="https://www.apartments.com.au/new-apartments/the-eveline-at-moonee-valley-park-moonee-ponds-100-thomas-street-moonee-ponds-vic-3039">The Eveline</a>, has achieved a new benchmark for off-the-plan apartment sales in the suburb, with the sale of The Alexandra penthouse selling for $5,435,000.

Positioned on the top floor of a 16-level residential building, the three-bedroom, three and-a-half-bathroom penthouse features uninterrupted city skyline views across the future Valley racetrack.&nbsp;

The landmark sale comes as momentum at the precinct continues to build, with the Moonee Valley Racing Club progressing works on its new racetrack ahead of the 2027 Cox Plate. The transformative development will see MVRC reimagine the beloved Valley as a vibrant year-round entertainment and lifestyle destination.

Alongside a world-class racing experience, the historic precinct will be activated with events, hospitality and public green spaces designed to attract broader audiences, while breathing new life into one of Melbourne’s most iconic destinations.&nbsp;

[smartcode_project:default project_id=142519 project_image_fid=372786]

Development partners <a href="https://www.apartments.com.au/developers/hamton">Hamton Property Group</a> and Hostplus have delivered five residential stages over the past four years, the most recent in November 2025 with Trackside House and Stonepine House. The flourishing community is now home to almost 500 families.&nbsp;

The latest residential release, The Eveline, has recorded strong demand since launching publicly last July, securing more than $200 million in sales to date, satisfying its pre sales hurdle for construction to commence.&nbsp;

Hamton Founder and Executive Chairman, Paul Hameister OAM said, the sales&nbsp;team have been overwhelmed by demand for these unique homes in this unique project.

"Buyers continue to be predominantly hyperlocal and attracted by the 40 hectare botanic masterplan in Melbourne’s inner north west," Hameister said.

[smartcode_project:default project_id=142519 project_image_fid=372788]

Hamton’s Sales and Marketing Director Fergus Humphries said the team has achieved more than 70 sales over the past eight weeks, including the penthouse purchase by a local buyer.

"These results reinforce that, even in a challenging market, purchasers continue to be drawn to quality projects that offer more than just a home, they offer a lifestyle.”

Designed by Cera Stribley, the penthouse has been created with entertaining in mind, spanning close to 400 sqm of indoor and outdoor living space, including multiple terraces designed to capture sweeping views across Melbourne’s skyline, the new Valley racecourse and sunset views over Moonee Ponds.

Moonee Valley Park is one of Melbourne’s largest urban renewal projects, transforming the iconic racecourse site into a vibrant mixed-use neighbourhood integrating homes, parklands, retail, racing and community amenities.

[smartcode_project_cta:default project_id=142519]

Moonee Valley Park penthouse sets suburb record as sales surge clears construction benchmark

A company linked to one of Australia's largest privately owned cattle businesses has lodged plans for a new residential tower in <a href="https://www.apartments.com.au/developments/newstead-qld-4006">Newstead</a>, continuing the rapid transformation of one of Brisbane's most sought-after, inner-city precincts.

Bottletree Holdings, an entity associated with Stanbroke Managing Director Brendan Menegazzo, has submitted a development application for a 28-storey mixed-use tower at <a href="https://www.apartments.com.au/new-apartments/9-longland-street-newstead-qld-4006">9 Longland Street</a>, a site that made headlines last year when it changed hands in an off-market transaction that reportedly set a benchmark land rate for the suburb.

The proposal would replace an existing two-storey commercial building on the 1,510 sqm corner site with a Bureau Proberts-designed tower comprising 76 apartments, ground-floor retail, office space and a suite of resident wellness amenities.

<img alt="9 Longland" data-entity-type="file" data-entity-uuid="c710a836-568e-4382-bc91-3c34b8e80a8b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.41.45%E2%80%AFAM.png?VersionId=Vy.mQWBc7GA_a.vIBdxKqRC9XGjWalo2" />

According to planning documents lodged with Brisbane City Council, the development would comprise a mix of 36 two-bedroom apartments, 24 three-bedroom apartments and 16 four-bedroom residences, positioning the project firmly at the premium end of the market. The apartments would sit above a podium containing retail and commercial space, with three levels of communal recreation facilities spread throughout the tower. The proposal also includes 198 car spaces and 95 bicycle spaces.

Bureau Proberts has drawn heavily on Newstead's industrial heritage in developing the architectural response.

"Occupying a prominent corner in the heart of Newstead, the proposal draws from the area's industrial lineage of robust brick warehouses to deliver a distinctly contemporary response," the architects said in the design statement.

"It is conceived as a subtropical sanctuary and elevated private retreat embedded within one of Brisbane's most vibrant lifestyle precincts."

The design seeks to reinterpret the traditional Queensland vernacular through wraparound verandahs, deep shading elements and permeable facades that respond to Brisbane's subtropical climate.

<img alt="9 Longland" data-entity-type="file" data-entity-uuid="25524f59-395c-4825-8fad-9b639822fa8a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.42.09%E2%80%AFAM.png?VersionId=dlWlbpCc_g3Y6yTLGqRVKvGJvO2ubMJ3" />

Planning documents describe the building as embodying the principles of "buildings that breathe", a design approach increasingly favoured in Brisbane's apartment market as developers focus on natural ventilation and outdoor living spaces.

The tower itself would rise above a heavily landscaped podium designed to reference the woolstore architecture that helped define Newstead and neighbouring Teneriffe for generations. At ground level, fine-grain retail tenancies would activate Longland Street, Wyandra Street and the existing Wyatt Street laneway, further extending the pedestrian network that has become a hallmark of the Gasworks precinct.

The application notes that more than 54 per cent of the site would be dedicated to landscaping and deep planting, while approximately 1,750 sqm of communal recreation space would be delivered across multiple levels.

<img alt="Planning" data-entity-type="file" data-entity-uuid="fed3b189-1054-4b68-af5f-b0befc4a66e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.42.19%E2%80%AFAM.png?VersionId=gqeE3cjsbnLAfeTUKA1HtPZfqDs6S4Xa" />

Bottletree paid $22 million for the 1,510 sqm development site, equating to more than $14,500 per sqm, a reflection of the strong demand for development opportunities in Newstead. The suburb continues to attract both developers and buyers, underpinned by the ongoing evolution of the Gasworks and Teneriffe precincts into some of Brisbane's most sought-after lifestyle destinations.

Brisbane City Council's Sustainable Growth Strategy and Inner City Strategy both identify Newstead as a priority growth precinct capable of accommodating additional housing density due to its proximity to employment hubs, public transport and lifestyle infrastructure.

The proposed tower joins a growing pipeline of high-end apartment developments in the suburb. Fortis recently launched <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a>, a 65-apartment owner-occupier-focused development on Kyabra Street, while Consolidated Properties Group is preparing to launch <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a 227-apartment waterfront project on Skyring Terrace.

Meanwhile, builder-developer BPG is planning its own Newstead project on Maud Street, comprising just over 100 apartments and more than 1,380 sqm of dedicated wellness and resident amenity spaces, further highlighting the shift towards lifestyle-driven apartment developments in Brisbane's inner-city market.

Newstead apartment boom continues with Longland Street tower plans

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

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The Byron Bay project, Fortyfive Lawson has sold out.
It was the village's first luxury apartment development in 15 years on the main beach strip.
<img src="/images/2015/03/25/140908%2045%20Lawson%20Penthouse.jpg" alt="">
Sales totalled $33 million for the developer, and Flight Centre co-founder, Jim Goldburg.
“Since Australia Day the remaining four properties were snapped up,” Goldburg said.
“All apartments sold at listing price, confirming the strong interest in a limited market with the majority of the nine apartments purchased by Australian buyers from Melbourne, Sydney and Brisbane.
The demolition of the pre-existing building and construction commencing signalled to buyers and investors that "time was running out", he said.
Last year it broke the record price for an off the plan Byron Bay apartment sale after a Brisbane family paid just under $5 million for a four bedroom, 405 square metre penthouse.
The luxury development had four single level residences, one spacious retreat-style two-level terrace, two sub penthouses and two penthouses boasting views over Byron Bay’s Main Beach.
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jchancellor-FAypfDUnLy

Byron Bay sellout in luxury beachfront location

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Monarch Mosman, the first residential development in the Centuria property portfolio, has secured an 80% sales success rate in quick time.
The development offers a mix of 62 apartments and townhouses.
There's also four live/work Soho-style units designed by the architects, Bates Smart.
Peter Walsh of <a href="https://www.raywhiteprojects.com.au/nsw/mosman/1972484/" target="_blank">Ray White Projects</a> fielded some 800 enquires intanden with the local Ray White Lower North Shore network (Mosman, Neutral Bay and Crows Nest offices) as well as Ray White Hong Kong.
Property Observer gleans a very limited number of apartments were released in Hong Kong last weekend to sell out within hours.
New stock supply is very limited, but proving popular with both the established mature buyers and new investors.
The project is located at the corner at 116 Belmont Road and 339 Military Road, owned by Centuria Property Funds since paying $13.75 million in 2001.
The project was approved by the Joint Regional Planning Panel.
Jason Huljich of Centuria said Bates Smart were selected for their vision for the bespoke development close to Cremorne Junction.
Outside space including private gardens, loggias and balconies was sought with every apartment having designated spaces for motorbikes and pushbikes and basement storage.
Centuria Property Funds has over $820 million of property under management in 14 unlisted property funds. Centuria Property Funds is a wholly-owned subsidiary of Centuria Capital Limited, an ASX- listed specialist funds manager with $1.6 billion in funds under management.
Many had views across the north shore or over the harbour, and some over on Military Road look towards Chatswood.
Construction for the development will commence in June.
It is expected to take 15 months to complete.
One bedroom apartments are starting at $640,000 and two bedroom apartments from $800,000.
<a href="https://www.youtube.com/watch?v=r3HU44qvnzk" target="_blank">Roger Poole</a>, the Bates Smart chair, said there were generous floor plans and the prospect of being liberated from the car.
For many years the offices were home to Australia's largest retail advertising agency, Ideaworks.
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Centuria's Mosman project Monarch leads the Military Road residential renaissance 

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Much ado has been made of the Narraweena fibro on Sydney's northern beaches, where $1,105,000 was paid for a cottage with an outside toilet.
The News Ltd local paper, The Manly Daily, noted six bidders fought it out to secure a fibro cottage with no inside toilet.
<img src="/images/2015/03/25/headline-mar-25-bre.png" alt="">
Source: Manly Daily
The four-bedroom cottage at 25 Nimbey Avenue (pictured below) also had an original kitchen, backyard laundry and a carport.
<img src="/images/2015/03/25/narraweena%20mar%2025%20one.jpg" alt="">
Set on a level 632 square metre block, the 1940s home sold for $105,000 over reserve.
But Property Observer can do better given 23 Fairmount Street, Dulwich Hill (pictured in the gallery above) set a street record price of $1.5 million - and it too had only an outside toilet.
Forget about any working bathroom and kitchen too.
Carisbrook, the 1890s house, still has an elegance with its picturesque front bay window.
There were three original generous fireplaces. Title Tattle gleans it sold to a fireman, one of the nine bidders at the auction where 25 registered to particpate.
Its porch has tessellated tiles and there were original cedar folding doors divide formal rooms in the three bedroom property. 
The 420 square metre holding is close to the Dulwich Hill Light Rail. "This is one for the discerning eye and the determined restorer/renovator not deterred by the effects of sad neglect of a property unoccupied for 20 years," the selling agent Grisha Podinovsky at Alan Dale Real Estate advised.
Inner west News Ltd columnist Scott Rochfort tweeted the sale price reflected "boom" conditions.
The Dulwich Hill outhouse didn’t work.
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I'll see your Narraweena fibro and raise you 23 Fairmount Street, Dulwich Hill

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A family home designed by architect Michael Suttor has sold for $5.85 million after 24 years of ownership.
The four bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-woollahra-118040975" target="_blank">8 Wallaroy Road, Woollahra</a> sold at auction through Georgia Cleary of Bradfield Cleary Double Bay. The first bidder, who eventually secured the home, placed the opening $5 million bid. The house was declared for sale at $5.65 million.
With an outdoor entertaining area by Annie Wilkes, the double storey home includes multiple formal and informal living areas. Each of the four bedrooms have built in robes, while there is an additional fifth bedroom or library space. The house also includes a wine cellar and a solar heated pool.
CoreLogic RP Data named the home the most expensive to sell in the past week, with the data house not including the sale of <a href="/expert-insights/buying/sandringhams-7-8-million-versace-inspired-trophy-home-tops-sydneys-weekend-auctions">Sandringham's $7.8 million Versace-inspired mansion</a>.
CoreLogic RP Data's top 10 sales of the week ending 23 March:
<ol>
<li>8 Wallaroy Road, Woollahra, NSW, 2025, four-bedroom house, sold at auction on March 17 by Bradfield Cleary Real Estate for $5.85 million</li>
<li>15 Tamarama Marine Drive, Bronte, NSW, 2024, four-bedroom house, sold at auction on March 21 by McGrath Estate Agents for $4.51 million</li>
<li>15 Tusculum Street, Potts Point, NSW, 2011, three-bedroom house, sold on March 17 by McGrath Estate Agents for $3.5 million</li>
<li>3 Stack Street, Balmain East, NSW, 2041, four-bedroom house, sold prior to auction on March 20 by Cobden &amp; Hayson Balmain for $3.275 million</li>
<li>70 Carabella Street, Kirribilli, NSW, 2061, three-bedroom house, sold at auction on March 21 by Belle Property Neutral Bay for $3.2 million</li>
<li>32 Cutler Road, Clontarf, NSW, 2093, four-bedroom house, sold on March 20 by L J Hooker Balgowlah for $3.1 million</li>
<li>8 Slade Avenue, Lindfield, NSW, 2070, four-bedroom house, sold at auction on March 21 by McGrath Estate Agents for $3.095 million</li>
<li>16 Alfred Street, Bronte, NSW, 2024, five-bedroom house, sold prior to auction on March 18 by McGrath Estate Agents for $3 million</li>
<li>35 Gellibrand Street, Kew, VIC, 3101, five-bedroom house, sold at auction on March 21 by R T Edgar Hawthorn for $3 million</li>
<li>67 Crows Nest Road, Waverton, NSW, 2060, four-bedroom house, sold prior to auction on March 21 by L J Hooker Milsons Point for $2.925 million</li>
</ol>
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jrichardson-uRX5hFdKfN

Michael Suttor designed Woollahra house sells for $5.85 million

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The most affordable property reported sold at Melbourne weekend auction was a one bedroom Essendon unit.
The 10/29 Raleigh Street offering sold for $260,000 by Considine Real Estate.
It is leased at $999 a month until October, reflecting a 4.6% yield.
Chauntel Considine at Considine Real Estate marketed the top floor one bedroom apartment as a "fantastic first home or investment opportunity in the heart of Essendon".
It sold to an investor who aims to update the unit.
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Essendon unit was the most affordable auction offering across Melbourne

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The 1860s Pommy Lodge, the former church and manse, was passed in at $1.4 million at its weekend North Willoughby auction.
It was the home of the late artist John Butler, whose family owned the property for around four decades.
Forsyth agents Di Burcham and James Snodgrass had <a href="https://www.realestate.com.au/property-house-nsw-willoughby-119184479" target="_blank">th</a><a href="https://www.realestate.com.au/property-house-nsw-willoughby-119184479" target="_blank">e 1860s sandstone offering</a>.
The enchanting cottage is located at 105 Penshurst Street.
The site contained a two roomed wooden school building, which Eliza Davies opened as a Bush Mission School in June, 1862, the first school on the north side.
The following year in July, it was relaunched as the North Sydney National School, when it came under the government school ­system.
The building of Willoughby Public School in 1863 made it redundant.
The North Sydney Congregational Church was officially opened in 1872. In the late 1880s the Congregationalists built a larger church on the corner of Church Street and the old church became the manse.
In 1896 George Leafe, owner of a general store in Penshurst Street, bought the manse and converted it into a residence.
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Pommy Lodge, the 1860s North Willoughby enchanting cottage, passed in

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National auction success rates have racheted down from levels, according to CoreLogic RP Data.
A preliminary weighted average clearance rate of 77.4% was recorded this week across capital cities compared to 77.2% last week and 69.4% this time last year.
<img src="/images/2015/03/23/auctio-mar-24-two.jpg" alt="">
Source: CoreLogic RP Data
Last week there was a preliminary weighted average clearance rate of 78.3%, a six year high.
A 79.7% clearance rate was recorded in September 2009. 
<img src="/images/2015/03/23/auctio-mar-24-one.jpg" alt="">
Source: CoreLogic RP Data
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po-LsXgBTHBmX

National auction success rates rachet down from recent levels: CoreLogic RP Data

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Sydney’s residential market currently reflects a trifecta of settings driven by lack of supply, population growth and low interest rates (cheap money).
In combination these factors are impacting affordability, partly because the current market is very competitive.
Then we see interest rates at lifetime lows and a very mixed picture concerning employment that I think extends beyond the headline numbers, and so each has a big influence on the make up of current demand.
When looking at affordability, I think we also need to look at the competition that exists in the market because of population growth and the impact that this has on demand. 
First let’s just recall the fact that there has been a big gap in the supply of new dwellings in the Sydney market since 2001-2002 with supply at their lowest levels in 2007-2008 and again in 2008-2009. Looking at net migration numbers during this same period there are some figures that further help to explain why demand for housing was so strong.
The last time the number of net migrants to Australia was below 100,000 plus per annum was in 1999 at 96,500 new arrivals, but since then there has been strong growth in numbers at a time when our own domestic birth rate has also been on the increase.
In 2006-2007 net migration increased by 58%, peaking at almost 300,000 new arrivals in 2008-2009, and at that time supply was in free-fall. Currently for 2015 we are looking at approximately 215,000 new arrivals and we also need to remember that the birth-rate is also increasing. The combination of falling supply and strong population growth was always going to impact affordability because of rising prices.
<ul>
<li>Age Profile Adds Pressure</li>
</ul>
Affordability is, I suggest, also tied into the fact that currently Australia’s age profile adds to the pressure of demand because, I think its reasonable to suggest that by 35-40 most potential buyers would already like, if they could, to be established in the housing market.
Australia’s median age currently stands at 37.3 years of age and when you look at the average age profile of the top four countries of origin we see that those arrivals from the UK are aged 54, from New Zealand 40, from China 35 and from India 33, and in each case for varied reasons these are prime ages in the housing market.
A report published late last year by website, realestateview.com.au showed that 60% of first home buyers were now married and having children before they could afford their first home, and the same report also found that 57% of first home buyers are now in their 30s or 40s. This all makes for a very crowded peak of demand in these various age brackets.
<ul>
<li>Affordability &amp; The Deposit Gap</li>
</ul>
Low interest rates look like they are going to be with us for sometime yet and this is good news for anyone with an existing loan, and there is no doubt that low rates are a key driver of demand. So much so that there are suggestions that investors might soon face some form of loan restriction, which would be a major shift in policy for a ‘free-market’ government.
However while low rates do continue to drive demand, affordability is a real hurdle more associated with buyers having to have their traditional 10% deposit, which would currently have to sit (in the Sydney market at least) around $80,000 – $100,000, plus an allowance for other costs, and while there is some limited stamp duty relief, a deposit at this level requires pretty good earnings and saving capacity, or a big helping hand from mum and dad.
Help from parents in helping to fund their kids into a home is now very common, and it’s a trend being experienced in many countries. However with parents dipping into their capital or savings this might impact retirement plans, and in the USA as one example this impact on retirement plans has raised the question, 'are your kids ruining your retirement’ – so it’s a more complex picture.
Weekend reports suggesting, yet again, that first time buyers should have access to their superannuation, does merit more thought, in particular if buyers are in the age brackets above. It seems overly simplistic to dismiss this suggestion, because really it simply moves money from one asset class, super, into another, housing and in doing so helps create many social benefits.
I think this also goes some way to clearly show how complex an issue affordability is across the housing market, and we have not even touched upon what might be done with the actual physical built product to help. Such as smaller homes and the idea of more use of pre-fabricated homes.
<ul>
<li>Employment &amp; Interest Rates</li>
</ul>
No matter what the state of the market is, stable secure employment is a vital element. Currently the economy is in a state of transition and last year we saw some very big job losses in manufacturing, and now falling commodity prices are also impacting some areas of mining.
If we have a combination of rising interest rates and higher unemployment then house prices would respond, but that combination looks unlikely. Currently the rate in January was 6.40% however there is a degree of debate going on about the ABS figures and some private sector polls, such as that conducted by Roy Morgan Research suggest the rate is much higher.
However for many years between the mid-1970’s to the early years of the 2000’s the rate was more commonly near 7.5%, if we returned to that sort of figure then the housing market would change dynamics. To prevent this we will continue to see the need for structural reform, which is a hot topic for government. We will continue to keep a very keen eye on these figures.
Alongside unemployment rates, we know that we have home loan rates that are now for variable loans well below 5%, and while loans will always vary between lenders, among the big banks we are looking at around 4.73%, but then if we look at five-year fixed rates, again dependant upon loan term rates as low as 4.29/4.39%, which seems to indicate we are locked into low rates for a while yet.
I think that the market is clearly very active. I do not need to tell anyone that fact, development in Sydney, Melbourne and Brisbane continues at a solid pace and we have many new players coming into the medium-density market.
Then if we look at all of the dynamics at play for buyers, for the economy generally and the seemingly difficult path of government policy reform, I think that the housing market is more complex than it has ever been, but the fact is demand remains. We have to work with the shifting demographics and ensure we deliver the best product where people wish to live, be they owner-occupier or investor.
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pchittenden-eLqUUC8TWW

The Sydney market trifecta - lack of supply, population growth and interest rates: Peter Chittenden

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There were 35 sales at $600,000 or under at weekend auction across Sydney.
APM had the house median at $1.2 million and the unit median at $800,000.
There were just the four Sydney sales in the $400,000s among the 600 results.
A $385,000 Marrickville flat was the cheapest, excluding one cheapie at Gorokan in the Central Coast. But the Marrickville sale reflected a 4% yield based on its September 2014 rental asking price.
The sale was achieved pre-auction when an investor secured the 39 square metre flat at 4/3 Ann Street, Marrickville (pictured above).
The freshly painted, first floor one bedroom apartment was marketed as ideally suited to the first home buyer or investors. 
The First National Iskandar Real Estate agents Taylor Spratt and Tony Iskandar advised its rental was around $300 per week
The strata levy was $554 per quarter, the water at $176 per quarter and council at $276 per quarter.
The super strong Sydney weekend auction market recorded its highest ever clearance rate for a regular weekend on Saturday with APM's result of 86.1%. The previous highest was an on federal election in September 2013 when 86.5% was achieved on slim 200 volumes.
Four suburban regions reported clearance rates in excess of 90%.  The best was the north west with 94.7% followed by Canterbury Bankstown 92.9%, the city and east 92.2% and the northern beaches with a clearance rate on Saturday of 91.1%.
The inner west had a still strong 88.2% clearance rate, the same recorded by the south. Next best was the lower north with 85.5% followed by the upper north shore 83.2%, the south-west 77.4%, the west 75% and the central coast 64.7%.
The most expensive property reported sold at auction was <a href="/expert-insights/buying/sandringhams-7-8-million-versace-inspired-trophy-home-tops-sydneys-weekend-auctions">22 Primrose Avenue, Sandringham</a> for $7.8 million by McGrath.
"Sydney’s extraordinary home auction market is starting to defy superlatives but will face its biggest ever test next weekend," Andrew Wilson, the Domain Group senior economist said.
The pre-Easter super Saturday of auctions is set to break the all-time record of 1111 auctions as sellers rush to take advantage before the Easter break of the strongest market in Sydney’s history, he advised.
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Investor secures cheapest sale in Marrickville on record clearance rate weekend

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In August 2014 during what turned out to be the last few months of the Napthine Liberal Government it had become very apparent that Victorian State politics had gone from being design smart to design stupid in a matter of a few of years.

<blockquote>
Within a single term of government from 2010 to 2014 we have gone from a design-intelligent and architecturally progressive State Government, to one which has marginalized those best able to advise it. The public who voted in the Architect Premier in 2010 have every right to feel let down by the party politics that has led to this point.
<cite>Red + Black Architect, Architecture and Politics 25 August 2014</cite>
</blockquote>

In late November, change was upon us as the a new Victorian State Government led by Daniel Andrews swept to power. It has now been over 100 days since the election which is a good time to check in with what is happening or not happening with built environment politics. The following is a report card with a score out of 10 possible marks.

<h2>Consultation with the Australian Institute of Architects</h2>

First up on the checklist is government consultation with architects and the key organisations. Last year it was quite astonishing and very concerning to report that in Matthew Guy’s 4 years as Planning Minister he had only one face-to-face meeting with the Australian Institute of Architects. It is therefore very pleasing to be able to report that within 10 days of taking his office, the new Planing Minister, Richard Wynne has already equaled Matthew Guy’s total number of AIA meetings.

Red + Black Architect (R+BA) score: 1 mark (out of 1 available)

<h2>Consultation with the Architects Registration Board of Victoria</h2>

In 2012 the Liberal Government made the unexpected announcement that the Architects Registration Board would be merged into a new body the Victorian Building Authority.

At the time The Red and Black Architect covered this most contentious issue in three posts:

<ul>
<li>Architect Registration Board to be abolished</li>
	<li>A Red and Black Investigation into the future of the Architects Registration Board of Victoria</li>
	<li>The Case To Retain the Architects Registration Board of Victoria</li>
</ul>
Despite the talk of pushing this change through, the draft legislation was never passed through the parliament, due in part to the 2014 Geoff Shaw political crisis. This has left the Architectural profession guessing as to how registration and the Architects Act will be administered in the future.

The good news however is that this uncertainty is very likely to be resolved in the next few weeks. At this stage it also appears most likely that the ARBV will retain it’s current structure as a stand alone entity as it has since its inception in 1923.

This has the additional benefit of aligning with stand alone registration boards in other States and Territories. It is sincerely hoped by R+BA that in the future a National Architects Registration Board could be developed to facilitate a more interconnected and mobile profession.

R+BA score: 1 mark (out of 1 available)

<h2>Office of the Victorian Government Architect</h2>

The next organisation to address is the Office of the Victorian Government Architect. Here there have also been very positive meetings with Richard Wynne discussing the importance of the OVGA to Victoria’s future.

First the good news. It appears likely that the OVGA will be moving back to where it belongs, reporting directly to the office of Premier and Cabinet. This is where the OVGA can undertake its best work, independent of undue influence with a direct line to the most powerful office in the government. Discussing this exact issue, Michael Bleby recently wrote <a href="http://www.afr.com/business/construction/victoria-planning-minister-wynne-hints-at-greater-authority-for-government-architect-20150311-141boa">this piece</a> for the Australian Financial Review.

<iframe allowfullscreen="" frameborder="0" height="315" src="https://www.youtube.com/embed/JK0CbayWZDQ" width="560"></iframe>

However there is more to fixing the OVGA than just its place in the family tree of influence. It has been almost 12 months since the last Victorian Government Architect, Geoffrey London who is featured in the video interview above, gave notice of his resignation of the role. Since September 2014 the chair has been empty. Now is the time to appoint the next Victorian Government Architect. It would be a very simple step to take and would immediately help the process of finalizing the controversial yet urgently needed minimum apartment standards. The solution could even be to promote Jill Garner the (brilliant) Associate Government Architect to the position of VGA and then hire a new replacement associate.

The other urgent piece of business at the OVGA is to address the funding of the Victorian Design Review Panel. Since 1 July 2014 the OVGA has been forced to go to a watered down ‘user pays’ service which limits the availability of this important review process.

<blockquote>
While a formal cost benefit analysis has not been undertaken due to the difficulty quantifying the benefits conferred by the VDRP, where these have been able to be quantified the benefits considerably outweigh the costs. Feedback from program stakeholders and reviewed project case studies supports this assessment, with 96% of surveyed case study participants indicating that the benefits of participating in the design review process outweighed the costs.
<cite>Victorian Design Review Panel: Program Evaluation, <a href="http://www.ovga.vic.gov.au/images/VDRP_Evaluation_Report_Exec_Summary.pdf">independent review by SGS Economics and Planning</a></cite>
</blockquote>

The cost of bad design can be extreme and persists for the life of the building. If we can design buildings better by subjecting them to thorough expert scrutiny, we can substantially reduce these negative consequences.

R+BA score: 1 mark* (out of 3 available)

* This presumes the OVGA is in fact restructured into reporting directly to the office of Premier and Cabinet

<h2>Flinders Street Station</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/1160_26-07-2013_6297.jpg" rel="gallery-all" title="HASSELL + Herzog &amp; de Meuron's winning bid"><img alt="" class="image-article-full-width-580px" height="336" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1160_26-07-2013_6297.jpg?itok=uFMSIT49" title="HASSELL + Herzog &amp; de Meuron's winning bid" width="580"></a>

<figcaption>HASSELL + Herzog &amp; de Meuron's winning bid</figcaption></figure>In 2013 Melbourne’s most important landmark was the subject of a major international architecture competition to scope the future possibilities for improving the site. This was a fantastic initiative by the Liberal government which enabled a genuine discussion about real possibilities for the future. Despite subsequent criticism from some quarters, the competition was very good value for the taxpayer and generated thousands of response from an engaged public.

Since then it has been left as an unanswered question as to if the winning design will be built. The Liberal Government never promised that there would be funds available and as time passed it seemed more and more likely that the project would not get off the ground.

With the change of government came the predictable move to permanently shelve the redevelopment plans. This decision is a real win for small picture, short term thinking. This building is not just a piece of infrastructure like a power station or toll road. It is our most iconic and identifiable piece of architecture that holds far more value as an icon than as a train station.

In the only upside to this saga the new government has committed $100 Million in funds to seal the leaking roof, restore the facade and upgrade the most talked about toilets in Melbourne. Casual observers of this announcement may have been misled into thinking that this funding would also extend to restoring the ballroom and other interior spaces. Upon reading the fine print however, this funding will only extend to preparing a business case for interior restoration.

The final point to address with Labor’s less than ideal handling of Flinders Street Station’s future are the unfortunate comments that were spoken by both Daniel Andrews and Jacinta Allan aimed to discredit the former Government.

<blockquote>
The Liberals held an indulgent colouring-in competition while the station fell apart. We’re actually getting on with the job.
<cite>Jacinta Allan Minister for transport and employment</cite>
</blockquote>

Describing the enormous effort of some of the world’s very best architects including Pritzker Prize winners as mere ‘colouring-in’ is an absurdly offensive attack on both Architects and Architecture. It is hard to recall an instance where an entire industry or profession has been so needlessly dismissed as frivolous in order to score political points.

R+BA score: 1/2 a mark* (out of 2 available)

* half a mark was deducted for the ‘colouring-in’ remarks

<h2>Infrastructure</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/western-portal-copy_1.jpg" rel="gallery-all" title="East West Link"><img alt="" class="image-article-full-width-580px" height="317" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/western-portal-copy_1.jpg?itok=67DUiq3w" title="East West Link" width="580"></a>

<figcaption>East West Link</figcaption></figure>The change of government has seen a most significant change to the State’s infrastructure policy. The 2014 Victorian State Election was described by the Prime Minister as “a referendum on the East West Link”. This has turned out to be quite true with the Labor Government standing firm on their pre-election promise of not building the toll road.

This measure alone is undoubtedly a game changer and a lifeline for Victoria. At a price of $1 million per metre and returning just 45 cents of benefit for every dollar contributed, the East West Link would have crippled Melbourne financially whilst destroying several communities and devastating Royal Park. Whilst the political decision seems to have been finalized there is still much work to be done to permanently prevent this poorly conceived project from making a comeback.

Firstly the Government is still in negotiations with the East West Consortium to cancel the contract without paying for the $1 Billion + super profits that the previous government was so happy to sign away in their morally bankrupt side letter. If this negotiation fails Daniel Andrews has implied strongly that he will take action in the Parliament to legislate a solution. Obviously the consortium should be reimbursed for expenses already incurred. As for claiming to be eligible for profits on a project that they never built, this is exactly the kind of big corporate behavior that sickens hard-working, honest individuals.

The entire East West Link saga can be traced back to politicians bypassing crucial expert analysis to fast track a project for political gain. In order to reduce the undue political interference from future infrastructure investment, the Andrews Government has already begun setting up Infrastructure Victoria. This new body was one of the six issues lobbied for by the Australian Institute of Architects Victorian Chapter prior to the election. The idea of this body will be to act as an independent adviser to the government, which will hopefully also see a logical prioritization of projects based on actual publicly released and positive business cases.

In the final piece of good infrastructure news, the Melbourne Metro Rail Tunnel has been given the new Government’s backing to proceed. According to <a href="http://www.infrastructureaustralia.gov.au/project_assessments/files/2013/VIC_Melbourne_Metro_Brief.pdf">Infrastructure Australia</a> the Melbourne Metro Rail tunnel has a Benefit Cost Ratio (BCR) of 1.2 meaning that for every dollar spent we can expect $1.20 benefit. There has also been public comment by the Premier suggesting that the preferred procurement method may also be shifting from Public Private Partnerships to having construction funded by the Government and then sold off to private operators. Given the currently very low interest rates it seems difficult to fault that logic.

R+BA score: 3 a marks (out of 3 available)

<h2>The Red + Black Scorecard</h2>

All in all it has been a solid start for the new government. Having spoken with various stakeholders who have been dealing directly with senior members of the Government it seems that there is a cautious optimism about the direction we are heading.

The Red+Black Scorecard is as follows:

<table border="1" cellpadding="1" cellspacing="1" style="width: 100%">
<thead><tr>
<th>Action</th>
			<th>Score</th>
		</tr></thead>
<tbody>
<tr>
<td>Consultation with AIA</td>
			<td>1</td>
		</tr>
<tr>
<td>Consultation with ARBV</td>
			<td>1</td>
		</tr>
<tr>
<td>OVGA reporting to Premiers Department</td>
			<td>1*</td>
		</tr>
<tr>
<td>Appoint Victorian Government Architect</td>
			<td>-</td>
		</tr>
<tr>
<td>Fund Victorian Design Review Panel</td>
			<td>-</td>
		</tr>
<tr>
<td>Funding the Restoration of Flinders Street Station</td>
			<td>1</td>
		</tr>
<tr>
<td>Flinders Street Station Design Competition</td>
			<td>-0.5</td>
		</tr>
<tr>
<td>Cancel East West Link</td>
			<td>1</td>
		</tr>
<tr>
<td>Create Independent Infrastructure Body</td>
			<td>1</td>
		</tr>
<tr>
<td>Work towards Melbourne Metro Rail Tunnel</td>
			<td>1</td>
		</tr>
<tr>
<td>Total</td>
			<td>6.5/10</td>
		</tr>
</tbody>
</table>
* This presumes the OVGA is in fact restructured into reporting directly to the office of Premier and Cabinet

<h2>Issues and questions for the next 100 days</h2>

Whilst it has been a breathe of fresh air to have a government willing to have intelligent consultation with architects, there is much work to do over the coming years to address several areas of concern. Minimum apartment standards continue to be a very hot topic which will require real leadership to see through. The OVGA will have significant role to play here, which is why the appointment of a new Government Architect must be a priority.

The Labor Government has also flagged potential changes to the Victorian Civil and Administrative Tribunal appeal process for planning decisions. This will be a very interesting discussion to have on where the line in the sand is. On the one hand is the right of an individual or company to build a project and on the other hand is the right of an individual or company to object.

Perhaps one of the biggest issues we will have to face up to is housing affordability. The current system is pricing families out of the inner and middle suburbs, pushing them to the limits and forcing a high dependence on car travel. Single people and those in creative or caring industries are also finding quality housing difficult or impossible to obtain. The last thing Melbourne needs is a city like London where only the very wealthy are welcome to reside. If the new Labor Government can make inroads with this, they will well and truly deserve a second term.

Michael Smith is Director of Melbourne architecture firm Atelier Red + Black. This article originally appeared on <a href="https://theredandblackarchitect.wordpress.com/">The Red and Black Architect blog</a>

Lead image courtesy thecourier.com.au.
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