Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

<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/FH_1EzB-1vs?si=XScVlP1ERsTDJoME" title="YouTube video player" width="560"></iframe>

"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

David Lock Associates

<html><body>
Food for thought today as a follow-up piece to yesterday's article which highlighted <a href="/news/an-icon-complete">Icon St Kilda's completion</a>. The apartment tower which now sits atop St Kilda Junction is one of many new apartment projects (both completed and under construction) surrounding the Junction.

As the area grows in popularity, the Junction itself looks to be slipping into obscurity with the dated urban realm anything but inviting. With this in mind, Town Planning and Urban Design firm David Lock Associates instigated a design competition with the aim of reinvigorating St Kilda Junction.

Now complete, the competition dubbed <a href="http://www.dlaaust.com/re-imagine/">Re:imagine the Junction</a> sought innovative design solutions from final year, masters and post graduate planning, urban design and architecture students from Australian Universities.

<blockquote>
This competition is about new inner-urban futures – the Future City set within an historic urban fabric. A future fabric that not only meets 21st Century needs but also heals previous injuries inflicted on Melbourne's inner-urban inheritance.

Around 1970, the Melbourne Metropolitan Board of Works eviscerated central St Kilda. The heart of St Kilda Junction was ripped out. St Kilda’s High Street shopping spine, stretching south, was hacked away and discarded.

The wound has never healed. St Kilda Junction and old High Street are now hardly more than soulless, community-dividing traffic sewers.

The Re:imagine the Junction competition will aim to re-monumentalise St Kilda Junction, and restore St Kilda Rd South (the former High St) and the Princes Highway as the living backbone of the suburb. Not with a return to the past, but with the imposition of an ambitious future.
<cite>David Lock Associates</cite>
</blockquote>

Readers can <a href="http://www.dlaaust.com/re-imagine/student-entries/category/stage-two/">view the student entries</a> for the recently completed competition.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image25_3.jpg" rel="gallery-all" title="A selection of student works taken from the David Lock Associates website"><img alt="" class="image-article-full-width-580px" height="330" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image25_3.jpg?itok=cLW9eXKA" title="A selection of student works taken from the David Lock Associates website" width="580"></a>

<figcaption>A selection of student works taken from the David Lock Associates website</figcaption></figure>Although the above designs do not conform to the real world parameters of St Kilda Junction, they do nonetheless provoke thought.

St Kilda Junction is by and large a decrepit area whose freeway-style road grade separation also doubles as a nexus between Melbourne's south east and the inner city. As more and more apartments reach completion within the area, St Kilda Junction and surrounds should in theory see a marked increase in foot traffic.

The Junction in many ways looks to be a smaller version of City Road; increased residential development while the ground plane has been neglected altogether. Both now shape as a prime candidates for new urban design ideas and extensive civil works.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image20_1.jpg" rel="gallery-all" title="Can the Junction's street level pizazz match that of its skyline. Image courtesy Melbourneguy"><img alt="" class="image-article-full-width-580px" height="404" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image20_1.jpg?itok=FGv_7U6F" title="Can the Junction's street level pizazz match that of its skyline. Image courtesy Melbourneguy" width="580"></a>

<figcaption>Can the Junction's street level pizazz match that of its skyline? Image courtesy Melbourneguy</figcaption></figure>
</body></html>

silvermb

Bringing St Kilda Junction back to life?

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By 2051 the number of households in greater Melbourne is projected to almost double from 1.59 million in 2011 to 3.11 million. We face a huge challenge to ensure there is sufficient housing to meet the needs of future households. Apartments are an important part of the housing mix.

Since 2009, Melbourne has experienced successive years of record apartment approvals and development. For the first time there are more apartments being built than houses in Melbourne’s growth areas.

With the explosion of apartments in recent years there is concern across the community with the quality of apartments being built in Victoria.

To ensure apartments are being designed to meet needs now and into the future, the Victorian Government released 'Better Apartments - A discussion paper' in May 2015 and asked for feedback on the issues raised in the discussion paper from a wide range of community, industry and other stakeholders.

Below is David Lock Associates response to the issues raised in the discussion paper:

We understand that there is concern about the quality of apartments being developed in Melbourne. However, we also understand that there is a link between amenity and cost — better amenity often (though not always) costs more to construct. This has an adverse effect on affordability and, therefore, the ability for first home-buyers to get into the market. (We note that in Sydney, where the Residential Flat Design Code stipulates minimum standards, units are currently 80 per cent more expensive than those in Melbourne.)

We believe that many people make a deliberate choice to accept a lower standard of one or more aspects of amenity when buying or renting an apartment, either because this is the only way they can afford to enter the market, or as a trade-off for a higher standard of another aspect of amenity, such as location. An obvious example of this is people who choose to live in an apartment in a converted warehouse or office building, without a balcony or car parking space, because it enables them to live in the CBD where they don’t have the financial and time costs of travel to work and entertainment. Another example is studio apartments without a separate bedroom, which provide an affordable first home option. A further example is people who choose a south-facing apartment for its view, despite the lack of solar access.

Among other things, the ability for people to choose from a wide range of housing options enables them to select housing that matches their lifestyle and financial position at different stages of their life. While a studio apartment close to the CBD may not meet someone’s needs for their whole life, it may suit their lifestyle for a period of time and may be the only way they can afford to purchase their first home.

Stipulating minimum standards for internal amenity (beyond those already contained within the National Construction Code) is likely to remove housing options at the affordable end of the market, reducing choice and lessening the proportion of people who can afford to own their own home. We consider that the NCC already precludes unacceptably sub-standard apartments, and do not believe that it is necessary for government to further restrict people’s housing choice by increasing minimum amenity standards.

However, we do believe that there needs to be a consistent standard for apartment building separation, to ensure development does not unreasonably prejudice the potential of neighbouring properties. Our view is that this standard needs to relate to the height of a building (i.e. the taller the building, the greater the separation), and have the discretion to distinguish between the primary orientation of an apartment and the aspect from ‘secondary’ habitable rooms such as bedrooms and non-habitable rooms such as bathrooms. It should also have the discretion to consider the relative widths of neighbouring properties (and, therefore, their relative capacity to contribute to a shared separation), and the likelihood of a neighbouring property being redeveloped (e.g. to recognise the constraints that heritage or strata titling place on development potential).

There is also a legitimate concern that people do not fully understand the amenity standards of the apartments they are considering buying or renting, particularly with off-the-plan apartment sales. In response to this, we suggest that a rating system be developed for apartment amenity and that each apartment for sale or rent be required to have its rating explained to potential purchasers or renters. A standard set of apartment amenity criteria could be developed, so that apartments can be easily compared. For example, the size and access to natural daylight and ventilation of each room (including ceiling height), living room solar access, balcony size and solar access, energy efficiency, noise, outlook, storage, adaptability, universal accessibility, corridor daylight and ventilation, car parking and provision of communal facilities could all be rated “good”, “standard” or “poor”, based on a standard set of objective 2 criteria. At the same time, the location of the apartment in terms of its accessibility to amenities such as public transport and parks could be rated.

A rating system would ensure that potential purchasers and renters can make informed choices about apartments, without restricting the options available to them. It would also ensure that the price of apartments is closely related to their amenity, so that relatively poor apartments provide an affordable housing option.

Mark Sheppard is a Principal at <a href="http://www.dlaaust.com/">David Lock Associates</a>. This article recently appeared on the David Lock Associates website.
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Mark Sheppard

Better apartments for the future

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Planners and urban designers have mostly sought to increase densities in Australia’s cities. Society’s low-density love affair has brought us unending sprawl, with all its social, environmental and economic ills. Attempts to rein in our metropolises’ spreading girth and create more sustainable, liveable and economically-efficient cities have focused on strategic increases in density to support public transport use and reach viability thresholds for local amenities within walking distance.

Now, courtesy of Leanne Hodyl’s elegantly presented Churchill Fellowship report, we are being asked to consider whether densities have got too high in central Melbourne. After the raging success of the Postcode 3000 program in attracting people to live in the city centre, are we witnessing the creation of an unliveable CBD?

The problems identified in the report include poor internal amenity, poor public realm amenity, unfair constraints on the future development of neighbouring properties (‘inequitable development’) and a lack of commensurate open space and community infrastructure provision. There is no doubt that there are examples of all of these undesirable outcomes (and, of course, many examples of tall buildings that don’t cause them). The question is whether this warrants density controls.

In one of Melbourne’s many efforts to distinguish itself from Sydney, we don’t (in the main) seek to control development density, instead focusing on its form. This is because it is the siting, scale and shape of a building that most influences its amenity and that of the surroundings, rather than the floor area or the number of dwellings or people it accommodates. Insufficient internal and external daylight and sunlight, disrespect of heritage and character, visual bulk and wind are all a result of form, not density.

It is true that designing a building to avoid adverse impacts (typically through boundary setbacks) reduces its density compared with a vertical extrusion of the site to the same height. But the reverse is not necessarily true: reducing density does not automatically reduce the adverse impacts of a building. And the density of an acceptable building on one site may be quite different to the density of an acceptable building on the next, due to differing interfaces. In other words, density controls are a very blunt tool for managing the ill effects of tall buildings.

Density does have impacts independent of form — notably, demands on infrastructure and congestion of transport networks. However, this is largely a question of funding. At face value, there is merit in the notion of a density-based infrastructure contribution scheme. You want more floorspace? You provide or pay for infrastructure upgrades.

To a point, street congestion is merely an influence on character. Busy streets offer a different experience to quiet streets. Not better or worse, just different.

Ultimately, however, we need to ensure people can get around safely and efficiently. We have accepted the principle that roads will be congested at times in big cities, and the only way to provide for growth is to get more people onto alternative modes of transport (including cycling and walking). We are now beginning to see trams and cycle lanes reach critical levels of congestion too. But, like community and utility services infrastructure, this is just a funding problem. Density-based contributions can fund upgrades in public transport and cycle infrastructure.

Of course, there is an absolute limit on the space available within the street network for moving people about. And increased provision for public transport and cyclists may require more space. But we are far from wringing the last unit of movement capacity out of our wide streets. The trend of reallocating space from private cars to tram stops and cycle lanes has a long way to go before we reach their absolute limit.

So, density controls aren’t the answer. How, then, should we control tall buildings to avoid the kinds of problems beginning to afflict the CBD?

Setting the question of infrastructure aside, a leading cause of the other problems is insufficient building separation. Until now, most taller development has occurred on larger lots, separated from other taller buildings by narrower lots or through the ability to provide generous setbacks. However, changes in technology and market preference are now allowing tall buildings on small sites. The potential for such buildings to be constructed ‘cheek by jowl’ with other taller buildings and the inability of small sites to accommodate generous setbacks has been the cause of many of the issues raised in Ms Hodyl’s report.

Since most of the larger sites in the CBD have been developed, and further growth relies on the development of smaller properties, how can the ill-effects of taller buildings be avoided?

The answer is that a more sophisticated but enforceable building separation control is needed. The 24m separation sought by Clause 22.01 quite simply rules out the development of any property less than about 40m wide. This has led to it being ignored (even in situations where the neighbouring property could, in future, be developed, in which case the ‘first come first served’ principle has been adopted) because to do otherwise would stymie growth in the CBD.

A new building separation control should take into account that:

<ul>
<li>Towers on narrow sites may be able to obtain their amenity primarily or wholly from the front and rear, avoiding the need for side setbacks for internal amenity or equitable development reasons.</li>
	<li>Towers on narrow sites have less impact on the public realm due to their narrower profile. Indeed, many of the larger towers in the CBD are the equivalent of three or more narrow towers in footprint.</li>
	<li>The external impacts of a building relate at least partly to its height, so the scale of setback requirements should be linked to height.</li>
	<li>Where neighbouring properties are unlikely to be redeveloped for towers (due, for example, to significant heritage values or strata titling), they can provide the necessary tower separation avoiding the need for a setback from that boundary.</li>
</ul>
We need to address the problems being caused by some taller buildings in the CBD. But, attractive as it might sound for reasons of administrative simplicity, density controls are not the answer. Instead, it lies in more nuanced and, therefore, implementable side and rear setback controls.

Mark Sheppard is a Principal at <a href="http://www.dlaaust.com/">David Lock Associates</a> and author of ‘<a href="http://www.publish.csiro.au/pid/7015.htm">Essentials of Urban Design</a>.’ This article recently appeared on the David Lock Associates website.
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David Lock Associates

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