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

Joel Robinson

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

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

Sherpa acquires new site for second Brisbane apartment tower

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

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

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>

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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?

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

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The deal to build Sydney's tallest residential tower has fallen over after its Chinese developer Greenland and the construction giant Brookfield Multiplex severed its contractual agreement due to commercial differences.
It is understood the construction costs would have made it hard for the project to be profitable for the Chinese developer which has accrued a chequered record in Australia in its brief time in the country. Or as the Australian Financial Review suggested Brookfield Multiplex thought Greenland had been difficult to deal with and there had already been significant delays in what was already an extremely tight program. 
The arrival of the Chinese-based Greenland to Australian shores was heralded by Property Observer an auspicious occasion with their 2013 plans for building Sydney's tallest residential highrise on the former Water Board site in the CBD, but little has gone right for the group ever since.
The overly ambitious Chinese developer were lured to overpay for the CBD site, after abandoning, at the eleventh hour, well advanced plans for a suburban project that would have not given them their desired world beating, global expansion status. Its acquired site was described in 2014 by JBA town planner Clare Swan as a "prominent CBD site that had been left in the ‘too hard’ basket for years." Greenland paid $113 million for the site from Multiplex which was never known having trophy development sites.
Swan noted with a heritage-listed building and an existing 1960s tower on the site, that previous owners couldn’t make a new development stack up, so it remained "stubbornly undeveloped" for nearly a decade.
In a statement the Chinese developer said yesterday it was still committed to the ugly duckling, intent on building <a href="https://www.greenlandaustralia.com.au/en/greenland-centre/" target="_blank">the $700 million, 235 metre tower tower</a>, which has seen almost all its apartments sold off the plan through CBRE Residential.
"Brookfield Multiplex and Greenland have had different views on commercial terms in respect to the construction of the Greenland Centre Sydney."
"Despite attempts by both Greenland and Brookfield Multiplex to find an acceptable resolution to those issues we have not been able to make an agreement to solve the contract."
However off the plan buyers dread the looming off the plan sunset settlement clause issues that may arise as the construction of the tower had been indicated by the selling agents to come with a completion date at the end of 2017.
“We will figure out what to do in the coming weeks,” was the best the Greenland spokesperson could advise The Australian.
</div>
<div class="cq-article-content-media section"><img class="lazy620x0" src="https://www.afr.com/content/dam/images/g/h/c/b/z/e/image.imgtype.afrArticleInline.620x0.png/1432863576024.jpg" alt="The proposed Greenland Centre in Sydney is virtually sold out before construction has started." width="620" data-src="/content/dam/images/g/h/c/b/z/e/image.imgtype.afrArticleInline.620x0.png/1432863576024.jpg"></div>
<div class="cq-article-content-paras section">
"Greenland Australia remains committed to delivering the project with early demolition work starting in May."
The tower, at the former Water Board site at 115 Bathurst Street, was Greenland's first project in Australia. 
There are 470 apartments in the tower for which only a lucky eight reportedly remain unsold. 
It was promoted boastfully as Sydney's highest residential block. 
<img src="/images/stories/2013/10/24/sydney-oct-23-one.jpg" alt="sydney-oct-23-one" width="470" height="569">
Marketed as 'Like a diamond in the sky' - Sydney's tallest residential tower had prices starting at $528,000.
Set on the former Water Board site, the 115 Bathurst Street and 339 Pitt Street site had stage-one development approval in its purchase for up to 70 levels reaching 235 metres high. 
Beating off Harry Triguboff Meriton's 230-metre tall World Tower, which dates back to 2004, the new tower will, if built, appear considerably taller as it is located further up a ridge than World Tower.
Greenland's project was marketed as having a level 82, but plans actually revealed there were really only ever to be 66 floors.
The developer of Greenland Centre, China’s state-owned Greenland Group, removed all floor references to the number four, because “four” and “death” have a similar look and pronounciation in Mandarin Chinese.
So there’s no level four, 14,  24 or 34. An entire 10 floors between level 39 and 50 don’t exist. And of course no level 54, 64 or 74.
There was also no rooftop garden because they could represent a green hat. “Wearing a green hat” is a term that Chinese use when a woman cheats on her husband.
Greenland Australia's haphazard development path continued recently when it ditched plans this year to build 1500 apartments adjacent to Melbourne’s Flemington Racecourse after terminating a $45 million contract with Victoria Racing Club for the site.
Its Leichhardt Green project had to be re-marketed as it was initially sold off the plan without then securing the necessary matching planning approvals.
"Never satisfied, to be stronger; never stopping to be number 1, we always believe that any enterprise that dares to dream and has the ability to realise dreams will undoubtedly create even larger miracles" Yuliang Zhang, chairman and president of Greenland Group maintains.
Mr Zhang even told the Australian media he saw “no ceiling” for the value of its total investment in the domestic market.
But its most humiliating moment came when marketing their Lucent, North Sydney project which saw the group embarrassed with advertisements that suggested they were yet to know Sydney like the back of their hand.
<a href="https://lucentnorthsydney.com.au/Location/" target="_blank">The quickly corrected map selling the location of their Lucent, North Sydney projec</a>t was embarassingly skewiff.
<a href="/images/2016/05/23/map-aug-28-one.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/05/23/map-aug-28-one.jpg" alt="">
It was noted for instance:
<ul>
<li>The North Sydney swimming pool (6) is on the wrong side of the harbour on Pitt Street.</li>
<li>Martin Place (22) is at what we know as the Opera House.</li>
<li>Getting a drink at the Opera Bar (18) is over on the lower north shore.</li>
<li>Luna Park (4) isn't on the harbour anymore, but the MCA (23) is, though across the bridge not far from the relocated The Rocks (20) and Pitt Street Mall (19).</li>
<li>Mirvac/Eureka's Greenwood Plaza (11) is on Circular Quay, and no-one ever worked out what 24 onwards were meant to be.</li>
</ul>
The sales spiel suggested Lucent was perfectly placed to make the most of Sydney's world-famous lifestyle!
Tell us what you know: news@propertyobserver.com.au
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jchancellor-FAypfDUnLy

Greenland's awful Australian run escalates amid sunset clause fears for Sydney's tallest tower apartment buyers

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A vacant site with development potential at Footscray in Melbourne’s inner western suburbs is up for auction on June 23 with price expectations of more than $1 million. 
The 116-120 Buckley Street property comprises a 521 square metre allotment, with 12 metres street frontage.
The property is zoned Activity Centre Zone (ACZ1), which encourages a mix of uses including intensive development focussing on business, apartments, shopping, leisure, transport and community facilities. 
The site is being marketed by Teska Carson's George Takis.
"Footscray is one of the most rapidly growing suburbs in Metropolitan Melbourne, with the location currently subject to unprecedented levels of residential and commercial development. 
Located five kilometres from Melbourne’s CBD, Footscray's population is expected to double over the next 20 years, driving continued commercial and residential development.
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Site in Melbourne's Footscray up for auction with $1 million plus expectations

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Westpac, the country's biggest lender to landlords, is lowering the size of the deposits it will require from property investors.
The decision partially reverses last year's crackdown.
Westpac and St George has told mortgage brokers the maximum loan-to-valuation ratio (LVR) for new mortgages for property investors would rise to 90 percent, up from 80 percent.
The change means property investors need a deposit of 10 percent of a property's value, compared with 20 percent previously.
Fairfax Media reported Westpac's lending to investors grew only 7.2 percent in the year to March, down from growth of more than 11 percent in the first half of 2015.
The LVR changes bring Westpac into line with rivals. 
Aside from Westpac's move on LVRs, banks are offering more competitive interest rates to property investors, with St George on Monday offering cut-price variable home loan rates of 4.24 percent for investors.
Westpac's move marks a partial reversal from the industry-wide clampdown on investor lending last year, triggered by the Australian Prudential Regulation Authority which was seeking to limit growth in lending to investors to 10 per cent a year to cool the heated property market in Sydney and Melbourne.
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Westpac happy to again take 10 percent deposits for investor loans

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If you’re currently living in an apartment, planning a purchase or have an investment apartment, it’s important to know that the next and final stage of the big review of Strata Schemes in NSW has been announced.
Draft regulations detailing the backbone of the changes, have been released by The NSW Government to support the wide ranging strata reforms that were passed back in late October 2015.
The Strata Schemes Management Regulation 2016 and the Strata Schemes Development Regulation 2016 that underpin the new Strata Schemes Management Act 2015 and the Strata Schemes Development Act 2015 are due to come into effect later this year.
Peter Chittenden is managing director for residential of Colliers International. He can be contacted <a href="https://www.projectagenda.com.au/" target="_blank">here</a>.
The regulations contain a lot of detail and the key points contained in the regulations include:
The provision to accommodate modern technology for virtual meetings and electronic voting which many time poor people will appreciate, and the changes might also encourage more active involvement by owners.
Another regulation and a change that has attracted a lot of comment are the provisions for the documentation and procedures for the collective sale and renewal reform that enables a minimum of 75% of owners in a scheme to jointly agree to sell or redevelop their scheme. As possibly one of the biggest changes, this area needs careful consideration.
There’s also a draft model by-laws on a wide range of issues such as pet ownership and smoke penetration.
Draft Strata Schemes Management Regulation 2016 
The proposed Regulation is extensive and it aims to support strata communities in a number of ways including some of the following summarised key points:
Protecting a scheme’s assets by:
<ul>
<li>Outlining what the developer’s maintenance schedule should contain.</li>
<li>Providing a ‘common property memorandum’, which owners could adopt.</li>
<li>Setting out how the new building bonds for new strata buildings would function.</li>
</ul>
Helping schemes to operate effectively by:
<ul>
<li>Allowing for different types of voting procedures.</li>
<li>Specifying that voting records, including electronic voting records, need to be retained for 12 months only.</li>
<li>Setting out the process for mandatory Fair Trading mediation.</li>
<li>Establishing that certain financial matters would not require an owners corporation meeting.</li>
<li>Setting out clearer approval requirements for renovations to make it easier to get basic renovations done with no, or minimal, approval.</li>
<li>Structural renovations would continue to require approval by special resolution or as set out by the strata scheme in a by-law.</li>
</ul>
Clarifying and reinforcing key accountabilities by:
<ul>
<li>Providing procedures to elect members for the strata committee, including tenant representatives.</li>
<li>Setting out additional matters and documentation requirements for the agenda for the first annual general meeting.</li>
<li>Determining the insurance requirements for schemes.</li>
<li>Clarifying that owners corporation responsibilities could only be delegated to a strata managing agent or strata committee (formerly called ‘executive committee’).</li>
<li>Outlining requirements for window safety devices.</li>
<li>Determining how schemes could set and enforce rules to limit the number of adults that can occupy a bedroom. An important and sensitive area for many buildings.</li>
<li>Listing the offences that may result in penalty notices.</li>
<li>Setting out the content that should be included in:
<ul>
<li>Payment plans for late strata fees,</li>
<li>Statements of key financial information,</li>
<li>Receipts issued by treasurers of owners corporations.</li>
</ul>
</li>
</ul>
The Regulation also include details such as:
<ul>
<li>Accountabilities to prevent financial mismanagement.</li>
<li>Continued provisions allowing lot owners and prospective purchasers to inspect financial and other records.</li>
<li>Requirements to ensure that building assets are better maintained.</li>
<li>The approval process for owners seeking to make changes to their lot, and as apartment buildings age this becomes an ongoing issue for many Schemes.</li>
</ul>
Big Issues – Time To Comment
A fully detailed Regulation Impact Statement outlining the objectives and detail of each proposed regulation is easily accessed from the Fair Trading website.
It makes good sense that all stakeholders be encouraged to review the drafts and suggest improvements needed to the draft regulations. This should help make sure that as far as possible the new regulations work as effectively as possible. Important when you consider the review has taken decades to come around and years to put into force.
The Government has allowed for written submissions on the regulations to be made up until 27 May 2016, which is a tight timeframe, however we should all make our views known.
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Strata reform regulations the next step: Peter Chittenden

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GUEST OBSERVER
Proposals by the NSW government to make it harder for foreign investors to buy housing will only slow down housing supply. 
The proposals by NSW Treasury to impose a 1.5 percent surcharge on land tax on foreign investors in housing will be a disincentive to invest in NSW.
It seems that the aim is to match the surcharge in Victoria which will remove the point of difference that NSW has.
The Sydney region needs 33,200 new homes a year according to the Department of Planning but last financial year only 27,348 were built leaving a shortfall of nearly 6,000 homes. We must do all we can to boost housing supply and foreign investors have been contributing to this particularly through new apartments. To send a message that these investments are not wanted in NSW can only reduce the flow of capital into new housing.
Foreign investors often help make development projects become feasible by underpinning the pre sales with up to 15% of purchases and this helps local purchasers buy into a viable project.
The argument for the surcharge seems to be to free up more housing for first home buyers by reducing the number of purchasers but this can only lead to less new homes being built. With an undersupply already pushing prices up a further reduction in supply is likely to only increase home prices.
There has been a slow-down in housing approvals in NSW over the last 6 to 8 months and an additional tax on foreign investment in housing will only lead to a further slow-down. Already Sydney has the council amalgamations causing some concerns over planning and discussion about adding value capture levies to new development beginning to affect confidence in the market so the possible extra levy on foreign investment will further erode industry confidence.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Foreign investment in housing helps with much needed supply: Urban Taskforce

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New Planning Panels headed by District Commissioners will streamline regionally significant planning across Sydney, according to the Greater Sydney Commission. 
The independent panels will start operating on 21 November 2016 and will replace the existing Sydney East Joint Regional Planning Panel and the Sydney West Joint Regional Planning Panel. 
Greater Sydney Commission CEO Sarah Hill said the District Commissioners are already listening to stakeholders and residents to shape the future vision for their districts. 
“District Commissioners, who understand the strategic vision for their respective districts, will chair the new panels,” she said. 
“We have been talking to stakeholders from day one and are about to launch an unprecedented level of community engagement.” 
“This means when the District Commissioners start chairing the panels in November they will know their area, the people and the over-arching vision for that district.” 
She said the panels aimed to improve decision making time frames for assessing regionally significant planning applications. 
“We are also aiming to reduce pre-gateway or rezoning review timeframes to less than 90 days for 85 percent of requests,” she said. 
The Sydney Planning Panels will take on responsibility for a number of key planning approval activities including determining regionally significant development applications (generally development with a capital investment value of more than $20M) and considering pre-gateway (rezoning) reviews, allowing requests for reviews of council decisions or lack of decisions within 90 days. 
Six Sydney Planning Panels will be established, with one panel for each District 
Each will be led by a District Commissioner and have four expert members with strategic and statutory planning expertise. Two representatives will be appointed by the Council and two will be Government appointments.
Frequently Asked Questions
This FAQ answers questions regarding the commencement of the Greater Sydney Commission’s Sydney Planning Panels and the process of transition from the existing Joint Regional Planning Panels by 21 November 2016.
What are the Sydney Planning Panels, what is their geographic remit and function?
The Greater Sydney Commission Act 2015 (the GSC Act) commenced on 27 January 2016. The GSC Act enables the Minister for Planning to create Sydney Planning Panels. A Sydney Planning Panel is taken to be a Joint Regional Planning Panel (JRPP) under the Environmental Planning and Assessment Act, 1979 (the EP&amp;A Act).
Sydney Planning Panels will be established to replace the existing Sydney East JRPP and the Sydney West JRPP.
The Sydney Planning Panels will determine regionally significant development applications (generally development with a capital investment value of more than $20M) within the Greater Sydney Region (as defined in the GSC Act); and consider pre-Gateway (rezoning) reviews, through which proponents can request a review if a council decides not to support a rezoning request or doesn’t make a determination within 90 days.
These are the same functions as the current Joint Regional Planning Panels.
The City of Sydney will continue to be excluded from the operation of the Sydney Planning Panels for the consideration of development matters. The Central Sydney Planning Committee will continue to operate as normal. Pre-gateway (rezoning) reviews for the City of Sydney will continue to be undertaken by the Planning and Assessment Commission.
When will the Sydney Planning Panels commence?
The Sydney Planning Panels will commence on Monday 21 November 2016. Until then the existing Sydney East JRPP and the Sydney West JRPP will continue to operate.
Starting the Sydney Planning Panels in November 2016 will allow the Commission and specifically the Commissioners, to focus initially on the important strategic work of developing the draft District Plans for exhibition. It allows time for a smooth transition with minimal disruption to operations and decisions.
Who will be the members of the Sydney Planning Panels?
The Sydney Planning Panels will comprise of five members:
A Greater Sydney Commission District Commissioner – the Chair
Two state appointed representatives
Two council appointed representatives
How many Sydney Planning Panels will there be?
Six Sydney Planning Panels will be established, one for each district in Greater Sydney.
The boundaries for the Sydney Planning Panels will reflect the district boundaries declared under the EP&amp;A Act.
The relevant District Commissioner will chair the Sydney Planning Panel for their district. As with the JRPPs the council appointed representatives for the relevant local government area will sit on the relevant Sydney Planning Panel when considering matters in their local government area.
The new members of the Sydney Planning Panels will be announced by the end of June 2016.
Why have more than two Sydney Planning Panels?
A key outcome of establishment of Sydney Planning Panels is to improve the timeframes for the determination of development applications and pre-gateway (rezoning) reviews. Creating six panels evens the workload across Sydney allowing for faster decisions.
District Commissioners will continue to build relationships with the councils within their District and build strong ties that will help councils to assess development matters in a more effective and efficient manner.
What role will the draft District Plans play in consideration of local plans by the Sydney Planning Panels?
The draft District Plans are currently being developed and will be exhibited by no later than January 2017.
The draft District Plans will be a matter the Sydney Planning Panels must take into consideration when reviewing local environmental plans and considering pre- Gateway (rezoning) review requests, as part of the strategic basis for future land use outcomes.
What happens if I have a matter with the Joint Regional Planning Panel and it has not been finalised?
Any development application or pre-Gateway (rezoning) review that was lodged but has not been determined by 21 November 2016 will be determined by the relevant Sydney Planning Panel.
If a JRPP has been appointed as the relevant planning authority for a rezoning prior to 21 November 2016 that function will transition to the relevant Sydney Planning Panel.
What is the role of the Department of Planning and Environment (Department) with the Sydney Planning Panels and planning proposals?
The Department will continue to provide the same level of secretariat support for the new Sydney Planning Panels.
The Department will continue to review planning proposals, issue Gateway determinations and make LEPs as a delegate of the Greater Sydney Commission until advised otherwise.
The existing plan making delegations to local government remain in place.
How will the Sydney Planning Panels improve procedures and outcomes?
The new approach of six Sydney Planning Panels will aim to improve determination time frames by at least 10% within 12 months of establishing the Sydney Planning Panels, and reduce pre-gateway (rezoning) review timeframes to less than 90 days for 85% of requests.
The Greater Sydney Commission will monitor the functions of the Department of Planning and Environment as their delegate and will review the efficiency of process and effectiveness of outcomes regularly.
The Government is committed to the smooth transition from the JRPPs to the Sydney Planning Panels and the new Panels will be supported throughout their establishment and during the transition to minimise any disruption to important development and rezoning decisions.
When will the review of the pre-Gateway (rezoning) review process be finalised?
The Department of Planning and Environment has recently undertaken a review of the pre-Gateway (rezoning) review process to ensure it is achieving its objectives and operating in the most transparent and efficient manner. The outcomes of this review are proposed to be finalised and implemented by June 2016.
Where do I get further information?
If you require further information about the operation of Sydney Planning Panels please contact the Joint Regional Planning Secretariat on 02 9228 2060 or at <a href="mailto:jrppenquiry@jrpp.nsw.gov.au">jrppenquiry@jrpp.nsw.gov.au</a>
If you require further information about the role and functions of the Sydney Planning Panels, please contact the Greater Sydney Commission on 02 8289 6200 or at <a href="mailto:info@gsc.nsw.gov.au">info@gsc.nsw.gov.au</a> 
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po-LsXgBTHBmX

Property 101: New planning panels for Sydney

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A beach shack in Surfers Paradise was passed in at $800,000 at recent auction.
The estate on 405 sqm is 150 metres to the beach. 
It was advertised as a development opportunity.
The <a href="https://www.realestate.com.au/property-house-qld-surfers+paradise-122422534" target="_blank">204 Surfers Parade</a> has two bedrooms and one bathroom.
The property hasn't been traded in over 30 years, when the current owners paid $40,000 in 1984.
McGrath Broadbeach agents Greg Washington and Elizabeth Taylor.
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Surfers Paradise beach shack yet to sell

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The suburbs were the urban living format that defined Australian cities in the 20th century. Inevitably they’ve had their champions and detractors. Suburbia now has a new format in the medium-to-high-density residential spaces that are being rapidly built in previously industrialised areas.
This new urban ecology will bring with it new rhetorical possibilities for reverence, disgust, indifference and interest. The Green Square urban renewal area, which encompasses Zetland and Waterloo along with parts of Alexandria and Rosebery, is a paradigm in this sense. It is tipped to become the most densely populated area in Sydney by 2030.
The once-dominant industrial infrastructure of Green Square now has a less odorous, brighter and more glossy feel, which caters to a new demographic. The cultural history typical of the dominant mix of Anglo and European migrants in the Sydney suburbs of the 20th century is no longer the norm.
While English is still the most common language spoken at home, 45.7 percent of residents in Green Square and City South Village speak a language other than English at home. Chinese and “other Asian” languages make up 25.9 percent of this 45.7 percent.
The Federation cottage and its human equivalents are more likely to appear exotic in these contexts than the generically flashy apartment blocks with their red-brick simulacrum, coloured feature walls and laser-cut cladding.
Residents are unlikely to have a long history in the area. As a result, they lack the nearby family and neighbourly connections to care for children and animals.
This in part explains the pet barns and soon-to-be-opened daycare centres that are standard in the area. Rather than getting maintenance kicks by attacking the lawn with a mower, the area’s inhabitants are more likely to be found going to work on their physique in one of the many late-night gyms.
<h2>Subtle variations relieve the sameness</h2>
Although Green Square might seem homogeneous from the window of a passing car, repeated walks through the area allow key differences to emerge from the background of sameness.
The area surrounding Alexandria Park, north of McEvoy Street and west of Wyndham Street, is thoughtfully scaled and features the natural amenity of a long-established park with its large fig trees and exemplary combination of formal and informal recreational spaces.
The area to the east, approaching South Dowling Street in Zetland, Waterloo and North Rosebery, is a different story. Zoning restrictions on building height creep up from 12 metres to 18 metres. Some sections bordering South Dowling are zoned at 24 metres. It’s a subtle but significant shift. The taller buildings lack a sympathy of measure with the trees and open space set aside for public usage.
Despite the difference in vertical profile, some of the garden city principles central to the development of 20th-century suburbia are preserved in these new developments. The City of Sydney ought to be commended on setting aside areas such as Tote Park, Mary O'Brien Reserve and Joynton Park. These feature a variety of public amenity and sensitively landscaped gardens with native plantings.
Considering the fragile balance between large buildings and open space, it’s imperative that any design decisions about the future of these parks are made with the residents' interests in mind. Likewise, the avenues of mature lemon-scented gums along Wolseley and Morris Groves have a positive impact on the visual amenity of the area that, in such a context, is disproportionate to their physical size.
<h2>In with the new, so what becomes of the old?</h2>
The rapid increase in new housing has made heritage a matter of concern for the City of Sydney. It has released a comprehensive study of the area’s industrial heritage and proposed 62 new listings. The listings will have a lasting consequence not only for the history of the area but for its character as it continues to develop.
The majority are buildings that date back prior to 1970, with Harry Seidler’s Q Store on Bourke Road the most recent. Red brick buildings in Art Deco and Functionalist styles fare particularly well. These will now, in all likelihood, outlast many of the post-1970s warehouses and showrooms currently in use.
Perversely enough, ruins can be among the most resilient types of architecture. In the future, this unusual combination of older red brick facades with the new residential developments emerging from their shells might be subject to yet another set of heritage orders to ensure their postmodern aesthetic contradictions are maintained for future generations.
While at first glance it might look like the ideal city, on closer inspection the Green Square urban renewal area reveals many different shades. Its legacy awaits the telling of a multitude of stories.
Tom Lee is lecturer, Faculty of Design and Architecture Building, University of Technology Sydney and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/tom-lee-7002" target="_blank">here</a>.
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Move over suburbia, Green Square offers new norm for urban living

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The risk of a recession - or even depression - has been raised as a potential outcome by opponents of Labor's negative gearing property policy.
It is a pity the policy is just 94 words. It is a pity the worthy debate sits within the election campaign.
But these forecasts have come from property veterans who've seen the residential markets through its many cycles over decades. They know all too well the herd mentality into and out of property.
It was industry leader, Mark Steinert, the Stockland boss, who first expressed his fear of recession earlier this month. 
Mark Steinert, chief executive of Australia's largest residential property developer, Stockland, believes Labor's housing policy has the potential to destabilise the entire economy – to the extent of risking a recession.
He suggested governments cannot deal with the affordability issue by de-stabilising the largest asset in the country.
These fears were echoed by veteran mortgage broker, Aussie John Symond who has long been concerned about any tinkering with the preferred investment vehicle of mum and dad investors.
Symond has warned of a potential recession if Labor's plan to limit negative gearing to newly constructed dwellings goes ahead after July 2017 should Labor win government at the July 2 election.
The founder of Aussie Home Loans predicted a slide in the value of all home prices under Labor.
"It is frightening and it will frighten others . . . and it creates this stampede."
His concern is that there could be a glut of properties come on the market, force the prices down, and then "all of a sudden it could be Armageddon with the housing industry that's propped up the Australian economy the last four years."
Mark Steinert actually went further than suggesting a recession. "It will be a depression," noting that property is such a major force driving Australian growth, that even a small change in sentiment flows through the entire economy. 
"It becomes the new dinner party conversation.... people feel poorer. 
"They buy less in the shops and people employ less ....that is how markets work."
Australia has avoided for recession for so long now many press commentators have no context for considering what happens to property markets in a recession.
Glenn Stevens, the outgoing RBA governor, recently noted shocks are inevitable.
"One way or another the human condition is characterised by things happening that were not well predicted and for which we are sometimes less prepared than we might, in hindsight, have wished to be."
I am old enough to remember the last few recessions, with property crash, but recent generations of buyers aren't. 
While it was not a recession there are still plenty of buyers who got caught out in the last big 2003/2004 apartment property boom bust - and some of these buyers are still underwater.
Since then there have been a rollercoaster series of dips, the biggest after the global financial crisis which triggered extraordinary government incentives to boost the property and related industries.
More recently we have had the backdrop where Chinese buying of apartments has enabled Australia avoid going into recession following the dramatic decline in Australia's mining investment industry.
Though some buyers have in recent times been struggling to get their money back after paying crazy prices, but any recession will see much wider suffering for even the more considered acquisitions.
Thankfully first home buyers haven't been big participants in the recent market, rather mature SMSF property investors and family home upgraders with record low mortgage funding.
Hopefully their circumstance might be better able to weather any downturn.
This article was first published in the Saturday Daily Telegraph.
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Risk of recession raised as potential Labor policy outcome

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The value of every Australian home is at risk if Labor wins the Federal Election, given their negative gearing policy, according to John McGrath.
He warned it would affect every single person who owned or rented a home, not just investors.
Property values would drop and rents would go up, he said.
Mr McGrath, on the Gold Coast for his 19th Australasian Real Estate Conference, warned of the “clear danger of curbing negative gearing and the capital gains tax buffer”.
“It will affect every single Australian who owns a home, their biggest asset is at risk.
"People are saying numbers like 20-30 percent falls in value.
"I don’t know what number is right but there will be a material drop in value to the downside by 5-10-15-20 percent, of that I am sure,” Mr McGrath told News Corp papers.
“This is a not a political statement.
"But Australia will go to bed one night and wake up on July 3, and someone’s property will have gone from being worth $600,000 to $540,000 in value and that’s a horrible thing.
“The other 30 percent of people (who are not owners or paying off a home) are tenants will be in trouble too.
"If they think the current supply is short it is going to get worse and landlords are going to be focused on getting better returns as the CGT will be of less benefit so negative gearing will no longer be a deduction so rents will rise.
“Property prices will drop materially and rents will skyrocket materially, and whether or not that’s 10 to 30 percent, only time will tell.”
Under Labor, negative gearing will be restricted to “newly constructed homes”, and capital gains tax discount reduced from 50 percent to 25 percent.
Both measures would come into force from July 2017.
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