<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

“This is a deliberately very different proposition for us,"&nbsp;Tim Lowe, Co-Founder of Lowe Living, said.

"Eight residences is exceptionally boutique, but that's precisely what this site calls for.

“There is a strong community in Middle Park and the surrounding suburbs who have spent decades building a life here. They no longer want the maintenance of a large period home, but they aren't prepared to compromise on space, quality or location. We think there is a real opportunity to capture that hyper local market. A site like this rarely comes to market.”

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Gardner Vaughan Group breaks ground on first Gold Coast development, Bronze on Chevron

Construction

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Residential construction plays a vital role in supporting jobs both on and off building sites across Australia.
It has the second largest economic multiplier of the 114 industries that make up the Australian economy, according to new analysis.
Nine jobs are supported across the economy for every $1 million spent on residential construction, the report, Building Jobs: How Residential Construction Drives the Economy, found.
The data came from the National Housing Finance and Investment Corporation’s (NHFIC) research unit which found residential construction contributes around five per cent to annual gross domestic product (GDP) accounting for about 134,000 jobs.
Of the total of nine jobs, around four can be considered on-site jobs, while the remaining five can be considered off-site, people who supply materials and other off-site services.
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The average cost of building a home in Australia is around $320,000.
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Commenting on the research, NHFIC CEO Nathan Dal Bon said this meant that every new home built generated an average of three jobs throughout a range of industries, based on the average dwelling construction cost.
“Understanding how residential construction activity may affect jobs and flow through to the broader economy is increasingly important and timely, given the impact of COVID-19,” Mr Dal Bon said.
It comes at a time when data shows substantial job losses have already occurred in the construction industry following the onset of COVID-19.
Recent ABS payroll data showed that employment fell by 5.8 percent between March and May.
The NHFIC’s research unit, established this year by the Federal Government, has dual roles. It is to undertake independent housing related research and also to monitor housing demand, supply and affordability across Australia.
The Building Jobs report, which draws on the most recent available data from the 2017-18 Australian Bureau of Statistics (ABS) input-output tables released last month, found that $1 million of output in residential construction supports around $2.9 million of industry output and consumption across the broader economy.
Relative to other industries, residential construction activity has strong economy spillovers in terms of economic output and jobs, particularly when there is spare capacity. 
<img src="https://www.urban.com.au/images/2020/6/19/4_Construction.png" alt="">
The employment impact on construction services such as plumbing, electrical, bricklaying and carpentry is almost four times that of any other industry connected to the residential construction industry, the report found.
Recent insights from internal discussions within the Reserve Bank of Australia highlighted its such a vitally important industry in the Australian economy in terms of its contribution to jobs and economic growth.
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Demand for new housing remains weak. 
Builders of detached housing expect the recent weak demand to weigh on construction activity and cash flow beyond their current pipeline of around four to nine months.
The pipeline of residential construction work in the major east coast markets is at the longer end of this range, the RBA noted.
Builders and developers report that domestic banks and non‐bank financiers have become more conservative in their lending. 
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It assumed 20 per cent of the labour force in the construction sector will be unable to work at some point in the June and September quarters.
The RBA economist Richard Evans anticipated the negative confidence shock higher than that experienced in the global financial crisis.
There was a late April RBA memo indicating demand for new housing had declined substantially since mid-March and was expected to decrease further.
"There have been sharp falls in sales, enquiries and foot traffic following the introduction of stricter containment measures," it noted.
There were increases in contract cancellation rates, particularly for new detached houses and greenfield land, so financial risks had increased for builders and developer as a result of the decline in demand for new housing.
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j.ballantyne1990-6AQqhLzZaK

Residential construction is vital to the Economy: NHFIC

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Falls from heights are the number one killer on NSW construction sites so construction sites across north-western Sydney can expect a visit from SafeWork Inspectors this week who will be targeting unsafe working systems across all building trades.  
Minister for Better Regulation, Kevin Anderson, said following a number of incidents on worksites throughout the state, inspectors will be on the ground focusing on high risk activities, to ensure workers on construction sites are kept safe. 
“Inspectors will be undertaking a compliance blitz on construction sites to make sure those most at risk from workplace injury are protected by safe systems of work,” Mr Anderson said. 
“Far too often our inspectors identify concerns with the way scaffolding is set up and other dangers involving working from heights so we will be targeting this area in particular.
“Falls from heights are the number one killer on NSW construction sites with most people who are seriously injured or killed falling from a height of four metres or less,” Mr Anderson said. 
Following the NSW Government’s introduction of the strongest workplace legislation in the country earlier this month, heavy on-the-spot fines will be issued to anyone who puts workers’ lives at risk through unsafe or unlicensed work activities. 
“We’re lifting workplace safety in NSW by making it everyone’s responsibility, and sending a clear message that those who puts workers at risk can now face jail time,” Mr Anderson concluded.  
For more information on SafeWork’s operations and work health and safety advice, visit <a href="http://www.safework.nsw.gov.au/" target="_blank" data-saferedirecturl="https://www.google.com/url?q=http://www.safework.nsw.gov.au&amp;source=gmail&amp;ust=1593473055413000&amp;usg=AFQjCNFWwqlyxcsqcO_Nbsrxa32Nns1PuA">www.safework.nsw.gov.au</a>
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Safety inspections planned for north-western Sydney construction sites

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EXPERT OBSERVATION
Many countries around the world, including Australia, are looking to the construction industry to help rebuild economies.
Industry bodies such as the Master Builders Association are strongly urging governments to bring forward spending on already approved infrastructure projects.
They also want these projects to be unbundled into smaller contract packages so small local businesses and the whole sector get a piece of the pie.
We should not ignore the risks involved in the rush to get the economy going again. We will pay for mistakes made now in the form of debt created by cost blowouts and unscrupulous developers. We will have to live with poor-quality, ill-conceived and environmentally damaging developments for decades.
Of course, construction and infrastructure programs provide us with a powerful stimulus tool. It’s why federal and state governments are looking to this sector to drive recovery. The social impact of investing in more construction and infrastructure could certainly be significant.
Construction is one of the country’s largest employers. The sector employs about 1.2 million people directly, and indirectly much more. It’s one of the largest employers of apprentices, youth and disadvantaged groups such as Indigenous people and refugees.
Investment in construction flows through the broader economy. The Australian Bureau of Statistics estimates every A$1 million spent on construction output generates A$2.9 million in output across the economy as a whole. Every job created in construction leads to another three in the wider economy.
Knowing this, state and local governments are relaxing hard-won controls to fast-track projects. Planning ministers are being given more power to override many of the statutory timeframes that govern normal planning and approval processes.
This approach creates many risks as well as many opportunities. If we do not control these risks in our rush to stimulate the economy, we are likely to regret this in future.
While the construction industry includes some world-class firms, the government-commissioned Productivity Commission inquiry into infrastructure raised many concerns about the lack of transparency and trust in development and infrastructure approval processes. It noted infrastructure project overruns were common. The extra costs amount to billions of dollars.
We are already battling a crisis of confidence in the residential apartments sector. Poor-quality buildings have devastated people’s lives. In New South Wales, the state government has appointed a building commissioner to clean up the mess.
Relaxing controls also opens the door to unscrupulous developers to exploit the crisis for their own personal gain. Transparency International’s recent submission to a Senate inquiry argues that powerful groups have too often prevailed over public interest. It warns:
Businesses in highly regulated industries, such as transport, mining, energy and property construction, all actively seek to influence politicians, although the channels of influence vary by industry.
In some countries we are already seeing developers exploiting the COVID-19 crisis to argue for relaxation and even removal of regulations put in place to ensure projects contribute positively to the communities in which they are built. A former senior adviser to US President Donald Trump has argued that his administration should trigger an emergency override of America’s environmental protection laws and establish “Australian-style permitting”.
If fast-tracked projects are undertaken without appropriate controls purely to boost the economy rather than meet a real community need, then we will be paying for this crisis for far longer than we expect.
As Elizabeth Mossop warned in her recent Conversation article, our governments are committing taxpayers to further debt to stimulate recovery from the economic impacts of the coronavirus pandemic. Infrastructure spending is great for economic stimulus, but it still has to be the right kind of infrastructure that meets local community needs.
Mossop argues for small-scale stimulus projects focused on local small businesses, rather than multinationals, to deliver broad, long-term community value. Investing stimulus funding in local businesses means the money recycles in the community, reduces inequality and helps meet real community needs.
Of course we need to move quickly to rebuild our economy. But we must also place the community at the heart of any decisions about which projects we push through the system.
We could learn much from the principles of urban acupuncture, which would advocate a community-based approach to stimulus. It would also warn against awarding contracts to major multinationals. These corporations suck money out of needy communities into the pockets of shareholders with no links to the communities we need to help.
Research shows procuring from local businesses provides a 77-100 per cent economic advantage and an 80-100 per cent increase in jobs compared to procuring from multinationals.
If stimulus programs follow traditional approaches to infrastructure procurement in Australia, then we will miss an unprecedented opportunity to tackle growing inequity. Even before this crisis, many younger and poorer members of our society were already being left behind.The Conversation
Martin Loosemore is a Professor of Construction Management at the University of Technology Sydney
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We may live to regret open-slather construction stimulus: Martin Loosemore

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Construction has now commenced on the first major commercial office development to be delivered in Beenleigh in a decade – the catalyst for a $40 million economic and jobs boom for the area. 
Logan City Council mayor, Darren Power and Beenleigh divisional councillor, Karen Murphy joined project partners investLogan and Alder Developments to break ground last week at 96-98 York Street. 
Mayor Darren Power says that during construction, ‘The York’ will generate more than 100 jobs and an estimated 140 new full-time jobs once complete.
“Working with investLogan, we are able to create 100 construction jobs at a time our local economy and local construction businesses needs them. A key priority for the new Council is driving local job creation and responding to the COVID-19 pandemic,” he said.
Mayor Power said the project follows Council’s Beenleigh Implementation Plan to guide the planning and delivery of priority projects and programs in Beenleigh.
The plan builds on the overall aims of the Beenleigh Town Centre Master Plan and includes outcomes from the Beenleigh Summit from 2017 – an initiative which focused on unlocking the economic potential of Beenleigh. 
Designed by Conrad Gargett, the development comprises a seven-storey commercial building, four SOHO (small office or home office) apartments, ground floor retail space and an underground carpark.
Conrad Gargett Director Tony Jemmott says The York draws upon and contributes to the character of Beenleigh and its historic rural environs while setting a new standard in design for the city. 
“The ground level integrates small scale commercial and retail spaces, linking York Street to John Lane via a pedestrian only laneway that connects directly to Beenleigh Town Square. As a laneway culture develops, The York will become a hub of activity and ultimately a visitor attraction. 
“Stacked wintergardens with a cascading array of greenery will drape from the building softening the façade, while additional living greenery will be planted to further enhance the streetscape.”
investLogan Chair Steve Greenwood says that investLogan is purpose-built to drive economic growth within Logan’s key business centres and the start of construction on The York signifies the next stage in the evolution of Beenleigh. 
“The design and delivery of catalytic projects like The York will contribute to the revitalisation of Beenleigh and encourage further private sector investment,” he said. 
“The revitalisation of Beenleigh is creating a range of opportunities for large commercial activities and small businesses to thrive. 
“The York is delivering more than 4000sqm of commercial space as well as the SOHO apartments which will provide a contemporary tenancy space for small businesses that are the engine room of the economy, to evolve and grow. 
"Long term, The York is set to return significant economic and social benefits to the broader Logan community, a key reason why Logan City Council established investLogan to deliver these catalytic projects.” 
Being built by Alder Constructions in partnership with investLogan and Alder Developments, The York is expected to reach completion by late 2021.
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Construction kick-start ignites $40 million economic and jobs boom for Beenleigh 

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EXPERT OBSERVATION
The NSW Government has announced the first tranche of projects to be fast tracked through the Planning Acceleration Program.
The Minister for Planning along with the Department of Planning and Treasury deserve praise for developing strong criteria for assessment of projects and using those criteria to fast track projects which will create employment.
All of the projects in the first tranche released today have the support of Council and were already well progressed. Many are government sponsored projects including Snowy Hydro and projects submitted by the Department of Education.
We are particularly pleased that some of the projects that were caught up in the St Leonards stalemate have been progressed. This is a good start indeed.
We hope that this can be used as a precedent to stimulate activity in other corridors which are supported by new infrastructure including Parramatta Road (supported by WestConnex); Sydenham to Bankstown (supported by the new Metro).
Urban Taskforce supports the publication of a strong set of criteria for assessment of projects which have been submitted for consideration.
These criteria will be used to consider further tranches of projects for fast-tracking in the coming weeks and months.
We welcome the NSW Government’s recognition of the private sector property and development industry to the NSW economy. Representing 10% of the economy, the measures taken to support the industry are critical to tens of thousands of workers.
There are a number of significant projects across greater Sydney and Newcastle that can be fast-tracked to unlock construction activity, employment and provide housing without compromising the integrity of the planning assessment process.
Tom Forrest is the CEO of property development industry group Urban Taskforce.
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Fast-tracked projects are a welcome and much-needed economic stimulus: Tom Forrest

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Australia has <a href="https://theconversation.com/coronavirus-debate-turns-to-whether-australia-should-embrace-elimination-strategy-136186" target="_blank" style="font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12.15999984741211px;">done better with COVID-19</a> than anyone dared hope. This opens up the prospect of a progressive relaxation of restrictions later this year. Organisations that could participate in an economic stimulus program will need to be in a position then to deliver “shovel-ready” projects to help revive the economy.
The construction sector is the obvious focus of a stimulus plan, and the construction of social housing should be the priority, for reasons that I’ll outline below.
The Rudd government’s <a href="https://theconversation.com/vital-signs-the-gfc-and-me-ten-years-on-what-have-we-learned-103514" target="_blank">stimulus package during the Global Financial Crisis</a> gives us a helpful guide to what does and doesn’t work. The initiatives that failed did so because of a lack of proper planning.
Fortunately, if we get going now, we have months to plan the recovery program. Getting it right will be crucial. By September, one month before <a href="https://www.ato.gov.au/general/JobKeeper-Payment/" target="_blank">JobKeeper</a> payments end, many businesses are <a href="https://theconversation.com/new-oecd-estimates-suggest-a-22-hit-to-australias-economy-135026" target="_blank">going to be on their knees</a>.
Why construction?
Most of the successful elements of the Rudd package focused on construction. The reason is simple. Nearly <a href="https://www.aph.gov.au/About_Parliament/Parliamentary_Departments/Parliamentary_Library/pubs/rp/rp1718/Quick_Guides/EmployIndustry" target="_blank">one in ten Australians</a> work in the construction industry. Many more are employed locally in the production of building products.
Both construction and building product manufacturing provide jobs for people with varying levels of skill, including people who are unskilled. The vast majority of concrete and steel reinforcement, bricks, wall framing, building boards, windows and doors, roof tiles and metal cladding are still made here. A substantial portion of domestic electrical and plumbing products, including stainless steel sinks, copper pipes and electrical cables are also made here.
It’s important to realise that the type of building being constructed will affect its local stimulatory impact. For buildings up to three storeys high, over 50 per cent of their cost is labour on site. Of the remaining cost, the vast majority is Australian-made materials and components. (Although the Australian Bureau of Statistics stopped its series on Australian-made construction products in 2014, the employment impact can still be estimated from <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/DetailsPage/8155.02017-18?OpenDocument" target="_blank">ABS manufacturing statistics</a>.)
<a href="https://images.theconversation.com/files/329988/original/file-20200423-47815-af48fv.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/329988/original/file-20200423-47815-af48fv.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
For typical single and double-storey housing, more than half the cost goes into labour and locally made materials account for most of the rest of it. <a class="source" href="https://www.shutterstock.com/image-photo/new-suburban-homes-currently-under-construction-261423332" target="_blank">Shutterstock</a>
However, the taller a building gets, the greater the percentage of imported components – lifts, mechanical components and facade systems are mostly imported.
Why social housing?
What sort of construction projects should the government consider for a stimulus package? While the response so far has been to focus on “<a href="https://www.smh.com.au/politics/federal/scott-morrison-flags-company-tax-cuts-ir-reform-as-key-to-covid-19-economic-recovery-20200417-p54kvq">fast-tracking” infrastructure</a>, the current crisis has highlighted a number of pressing social needs. Various aspects of social housing top the list:
<ol>
<li>
Housing to reduce the number of people living in <a href="https://theconversation.com/the-insecurity-of-private-renters-how-do-they-manage-it-77324" target="_blank">precarious private rentals</a>. A substantial program to increase the stock of social housing would be a great legacy.
</li>
<li>
Housing for people who are homeless. They will not be able to go on <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2020-04-02/sa-hotels-policy-shows-homelessness-not-intractable/12113682" target="_blank">living in hotels</a> once the lockdown ends.
</li>
<li>
Affordable housing for workers in health, emergency services, education and retail who cannot afford to live close to the communities they provide vital support to. It turns out they are essential workers, some of the most important people in Australia, so we need to look after them.
</li>
</ol>
Housing construction is a very effective way to create jobs, both directly and downstream. <a href="https://www.rba.gov.au/speeches/2019/sp-dg-2019-10-17" target="_blank">About 6 per cent of Australian jobs</a> are related to housing.
What other construction work is needed?
There are other opportunities for well-targeted construction stimulus.
In many areas of Australia, public schools and kindergartens still rely on low-quality portable buildings or buildings that have exceeded their economic life. A program to replace them with new and efficient buildings would produce substantial social benefits, cut maintenance costs and improve sustainability.
Improving the deteriorated state of community buildings and parks, particularly in disadvantaged areas, would also deliver social benefits and potentially employ a lot of unskilled labour. Having decent parks and exercise facilities close to where people live will allow social distancing to continue as long as needed.
A Victorian government <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-07-16/flammable-cladding-removal-fund-victorian-government/11311518" target="_blank">plan to remove combustible cladding</a> from residential and community buildings could also be extended to all states. It’s essential work that would also create jobs.
The government could also consider a program to replace or refurbish university teaching and research buildings that are over 40 years old. Incredibly, as we have found at ARINA in our consultancy work, these older buildings still provide more than half of the 11.8 million square metres of gross floor space occupied by the higher education sector.
These ageing buildings are not well suited to supporting the research into solutions to SARS-CoV-2 and other pressing medical and economic problems. Replacing or refurbishing them would improve outputs, cut maintenance costs and improve sustainability, plus give a much-needed boost to the higher education sector.
Plan now to be shovel-ready
Anglicare SA is already thinking of what it can do to deliver more social housing. Its CEO, Peter Sandeman, told me he is making sure Anglicare has “shovel-ready projects that can be rolled out the moment a stimulus package is announced. There is no better way of stimulating the economy than by constructing social housing.”
This is stimulus that also meets critical social needs, Sandeman says.
There is a desperate shortage of social housing. Our waiting list and the number of people who are homeless demonstrates that.
Social housing provides a long-term benefit to everyone. It adds stability to the lives of the occupants and this is a particular benefit to their children and their education. Safe, affordable housing is the foundation stone that gives people a chance in life.
Other organisations that could be part of the stimulus package should be getting ready, too, and making sure the government knows what they are doing.
<a href="https://theconversation.com/profiles/geoff-hanmer-90647" target="_blank">Geoff Hanmer</a>, Adjunct Professor of Architecture, <a href="https://theconversation.com/institutions/university-of-adelaide-1119" target="_blank">University of Adelaide</a>
This article is republished from <a href="https://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/why-the-focus-of-stimulus-plans-has-to-be-construction-that-puts-social-housing-first-136519" target="_blank">original article</a>.
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Why the focus of stimulus plans has to be construction that puts social housing first

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EXPERT OBSERVER
The property development sector has so far proven to be more insulated to the broader economic chaos caused by the COVID-19 pandemic, with developments pressing on where possible.
But the reality is it is only a matter of time before development itself starts to feel the pinch. The normal processes of business are being disrupted and even disabled. This will become fatal to some businesses if action is not taken rapidly.
It’s critical that developers and other industry stakeholders work together now to find mutually beneficial solutions that allow our industry to keep moving in these difficult times.
Planning approval authorities like local Councils in particular need to come to the party.
As supply chains become increasingly disrupted, materials that are critical to meet development compliance are becoming harder to acquire.
If compliance can’t be met, and subdivisions are not completed then titles are not issued – stakeholders don’t get paid and work ceases. It’s a simple domino effect, and all parts of the industry will feel it.
One idea would be to implement a sort of “remaining works schedule” – the idea being that any remaining works that that aren’t complete, as a result of missing materials, can still be issued with an amended statement of compliance – this way settlements and payments keep moving and the industry keeps turning.
If we don’t rise to the challenge presented by this pandemic then we might not have an industry in the foreseeable future.
Our industry has always been renowned for its innovation and agile thinking. It’s needed now more than ever.
FRANCO BEVACQUA is the Managing Director at Charles Lloyd Property Group
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Planning authorities must adapt if construction sector is to survive COVID-19

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Construction hours have been extended today by the New South Wales Government in a bid to "encourage businesses to keep going".
Construction sites can now operate on weekends and public holidays under new rules introduced to support the industry during the COVID-19 pandemic.
Planning and Public Spaces Minister Rob Stokes said the move allows workers to abide by social distancing rules while keeping construction projects progressing by allowing building work to be spread across more days of the week.
“The construction and development sectors, which make up almost ten per cent of NSW’s economy, will be vital in keeping people in jobs and keeping investment flowing over the coming weeks and months,” Mr Stokes said.
“We’re doing what we can to support the industry in line with the current medical advice by extending weekday construction site operating hours to weekends and public holidays.
“The extended hours allow the industry to facilitate social distancing on construction sites, while minimising the potential for lost productivity during the pandemic.”
The Environmental Planning and Assessment (COVID-19 Development – Construction Work Days) Order 2020 is now in place and will continue until the COVID-19 pandemic is over, or the advice of NSW Health changes.
“In NSW there are almost 400,000 people employed in the property and construction industry and we are committed to doing everything we can to keep each of them in work, but most importantly, to keep them safe and healthy,” Mr Stokes said.
The Environmental Planning and Assessment Act 1979 was amended on 24 March to enable Mr Stokes to issue orders that override normal planning controls during the COVID-19 pandemic to ensure the health, safety and welfare of communities.
Compliance with this Order will be monitored and reviewed if there are any adverse impacts on the community or from a <a href="https://www.safeworkaustralia.gov.au/covid-19-information-workplaces/preparing-workplaces-covid-19/building-and-construction-minimising" target="_blank">public health perspective</a>.
Construction workers have been concerned for their health safety and job security after tradespeople from two sites tested positive for coronavirus. 
As <a href="http://lmip.gov.au/default.aspx?LMIP/GainInsights/IndustryInformation/Construction" target="_blank">the sector employs 9.2 per cent of the workforce</a>, a shutdown of the sector would have led to catastrophic job losses. 
In the aftermath of the housing downturn in 2019, approximately 50,000 construction jobs were lost when the total labour market decreased from its peak of 9.5 per cent a year earlier. 
<a href="https://www.curbed.com/2020/3/30/21199753/coronavirus-covid-19-construction-industry" target="_blank">Industry lobbyists</a> have also argued that building sites need to keep function in spite of deferral restrictions in order to support such critical infrastructure as new health facilities.
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Construction hours extended to support industry during COVID-19

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The credit squeeze, and its impact on home building, weighed heavily on the Australian economy last year, according to HIA senior economist, Diwa Hopkins.
Figures from the ABS show that $65.35 billion worth of construction work was done on new Australian housing in 2019 - 8.5 per cent less than the record-setting heights of 2018.
“This home building contraction has just about run its course. Confidence returned to the overall housing market at the end 2019, buoyed by interest rate cuts and house prices returning to growth,” Hopkins said.
“The coming home building cycle is likely to be a fairly modest affair, with growth in home building forecast to be slow.”
“We estimate the industry commenced construction on 174,770 homes in 2019, and we are forecasting for activity to rise only marginally (by 0.6 per cent) in 2020.
“International factors may however impact on the volume of home building in Australia over the medium term,” she concluded.
Nationwide, the total value of construction work done on new housing in 2019 declined in New South Wales by 15.5 per cent, in Queensland by 10.1 per cent, in South Australia by 7.4 per cent, and in Western Australia 14.0 per cent.
Elsewhere the value of work done on new housing increased, with 0.1 per cent of growth in Victoria, 5.4 per cent in Tasmania, and 9.6 per cent in the Australian Capital Territory.
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Real Estate construction experiencing significant contractions; HIA economist

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EXPERT OBSERVER
An extraordinary amount of construction work has occurred in Australia over the past five years. In fact work done in both NSW and Victoria soared by over 40 per cent from 2014 to 2019. But now work flows are adjusting to more balanced supply-demand metrics.
Residential work peaked around 18 months ago and is now down 15 per cent from the highs.
Commercial work hit record highs in the September quarter but eased in the December quarter. Still, on the work yet to be done, commercial work will test record highs in the next year while residential work softens – at least for the next six months. Bushfire reconstruction work will slowly pick up over 2020.
Construction-dependent firms won’t be short of work in 2020, but businesses may have to travel a bit further to tap into the opportunities. The good news is that price pressures are well contained. In fact building costs (residential and commercial) are rising at the slowest annual pace in around seven years.
The data hasn’t been updated since mid-January, but the latest reading showed $144 billion of construction work still to be completed. Engineering work totals $74 billion with around $38 billion of residential work and a record $32 billion of commercial work.
What do the figures show? Construction work done – December quarter
Construction work done fell by 3.0 per cent in the December quarter – the fifth fall in six quarters. The value of construction work done is down by 7.4 per cent on a year ago.
Public sector construction work rose by 0.7 per cent in the quarter after a 3.6 per cent lift in the September quarter.
Private sector activity fell by 4.2 per cent in the December quarter – the fourth successive quarterly fall.
Construction work fell across six states and territories in the December quarter: NSW (down 4.6 per cent); Victoria (down 2.8 per cent); Queensland (down 3.4 per cent); South Australia (down 5.4 per cent); Western Australia (down 2.9 per cent); Tasmania (down 6.6 per cent); Northern Territory (up 0.6 per cent); ACT (up 1.5 per cent).
Engineering work fell by 1.5 per cent in the December quarter – the sixth straight decline. Work done is down by 8.0 per cent over the year.
Commercial (non-residential) building fell by 3.4 per cent in the December quarter after rising 7.5 per cent in the September quarter. Work done is up 3.3 per cent on the year.
Residential building fell by 4.6 per cent in the December quarter – the sixth straight decline. Work done is down 12.8 per cent over the year – the biggest annual fall in 18 years.
Alterations &amp; additions fell by 1.3 per cent in the quarter to be down by 5.8 per cent over the year. And new residential work fell by 5.1 per cent over the quarter and by 13.7 per cent over the year to December
Construction costs rose by 0.2 per cent in the December quarter, with building costs up 0.1 per cent and engineering costs up by 0.3 per cent.
Over the year, construction costs rose by 1.2 per cent (slowest pace in three years) with building costs up 0.7 per cent (slowest pace in seven years) and engineering costs up by 1.9 per cent (slowest in 2½ years).
Bushfires
The ABS noted: “Bushfires resulted in minor disruption to data collection activities during the December 2019 quarter in New South Wales, Victoria and the Australian Capital Territory. Quality assurance undertaken by the ABS confirmed that these disruptions did not result in any impacts to Construction activity statistics. Whilst it is expected that bushfire rebuilding and recovery activity will have some impact on future Construction activity estimates this activity is not yet present in the December estimates.”
What are the implications for interest rates and investors?
There is still plenty of construction work to go around. In fact some firms like Monadelphous continue to highlight the difficulty in attracting and retaining good skilled workers for engineering projects.
In terms of the outlook for home building, the Housing Industry Association said “We estimate the industry commenced construction on 174,770 homes in 2019, and we are forecasting for activity to rise only marginally (by 0.6 per cent) in 2020.”
The fall in residential work in the December quarter means that dwelling investment will be drag on economic growth in the December quarter. We will get another piece of the ‘GDP puzzle’ tomorrow with business investment data. The data will likely show an easing of building/construction investment by Aussie businesses.
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