The residential transformation of St Kilda Road is set to continue into with more new apartment plans for the sought-after boulevard.

Wing Tai Asia has lodged plans for a major residential tower at 464-466 St Kilda Road, replacing the former VACC House with an 18-storey mixed-use development designed around a retained heritage podium and a sculpted contemporary tower.

The proposal, prepared under Victoria’s Significant Residential Development with Affordable Housing pathway, would deliver 325 apartments and ground-floor retail across the prominent 4,653 sqm boulevard site in Melbourne’s St Kilda Road North Precinct.

The project centres on the adaptive reuse of the site’s heritage-listed VACC Building, an eight-storey office designed by Bernard Evans that has occupied the address for decades. Planning documents state the development would involve “carefully dismantling and conserving off-site the original metal fabric of the podium visible from St Kilda Road,” before reinstating it as the defining frontage of the new scheme.

Above the restored podium, Wing Tai is proposing a curvilinear residential tower. The scheme includes 172 one-bedroom apartments, 63 two-bedroom apartments, 66 three-bedroom apartments, and 24 four-bedroom apartments, alongside two ground-floor food and beverage tenancies fronting St Kilda Road.

The tower has been designed with substantial articulation and variable setbacks to minimise perceived bulk and maintain view corridors along the boulevard. Urbis, which prepared the planning report, said the design “has been significantly articulated through a curvilinear design” with “an interplay with materials, façade expression and depth” to create visual separation and visual interest.

The proposal also includes 254 basement car spaces, landscaped pedestrian links connecting St Kilda Road and Queens Lane, and a biophilic landscape strategy featuring canopy trees, raised planters, cascading greenery and a glass oculus pool overlooking the eastern frontage.

Planning documents confirm the $270.1 million development will contribute 3 per cent of project costs to the Social Housing Growth Fund as part of the application process.

Wing Tai acquired the St Kilda Road property in 2018 alongside Abacus Property Group for $95.38 million, before later consolidating ownership of the site. The property previously served as the Victorian Automobile Chamber of Commerce headquarters for around 60 years.

The transformation of the St Kilda Rd boulevard is already beginning to materialise, with a number of high-profile projects recently completed, launched, or approaching launch as developers continue to back the long-term appeal of the precinct.

Among the most notable recent completions is Louise by Samuel Property Group, just off the strip on Queens Lane, the same pocket Hirsch &amp; Faigen recently launched The Queensbury. Mirvac is too on the same street with The Albertine, which is approaching completion.

Dexus recently secured approval for its slice of St Kilda Road, while Gurner also has approved plans for the precinct.

Joel Robinson

Wing Tai unveils 325-apartment St Kilda Road tower on former VACC House site

Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
</section>
</section>

[smartcode_project_cta:default project_id=112661]

SIERA kicks off construction at Northcliffe tower Exhale

Infrastructure

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EXPERT OBSERVER
Federal and state political leaders intend to generate an infrastructure-led economic recovery in Australia. And this will turbocharge a residential property boom which is already building across the nation. 
<div>Infrastructure spending is always a key driver of growth in residential property markets and government plans to fast-track shovel-ready projects will enhance the established trend of rising markets in many parts of Australia.</div>
<div> </div>
<div>That’s why we created a new report titled “Australia’s Infrastructure-led Property Boom: National Top 10 Hotspots”.</div>
<div> </div>
<div>The research conducted daily by the Hotspotting team places considerable emphasis on infrastructure.</div>
<div> </div>
<div>The best places to invest have impact from infrastructure in two key ways: excellent existing infrastructure (public transport, schools, medical services, retail outlets, etc) and spending on new infrastructure.</div>
<div> </div>
<div>New infrastructure is particularly influential on generating growth in residential property markets. Our belief is that no other factor impacts property markets as strongly as major new infrastructure spending.</div>
<div> </div>
<div>Infrastructure such as new motorways, rail links, hospitals and universities improve the amenity and desirability of the locations directly impacted.</div>
<div> </div>
<div>These projects generate major economic activity and employment – and from that flows demand for real estate.</div>
<div> </div>
<div>From 2013 to 2017 both Sydney and Melbourne had significant real estate booms, but this was not replicated in other parts of Australia. During that period, the markets in Perth and Darwin were in reverse, and those in Brisbane, Adelaide and Canberra were largely stagnating.</div>
<div> </div>
<div>The fundamental difference was the infrastructure spend. Both Sydney and Melbourne were spending tens of billions of dollars on new infrastructure. As a consequence, the economies of the two biggest cities were strong, as a time when the other cities were weak or in decline.</div>
<div> </div>
<div>We have seen major infrastructure spending transform local economies and their property markets in many significant regional cities across Australia. Projects totalling more than $20 billion have transformed the Sunshine Coast from a tourist town to an international city and it currently has one of the strongest property markets anywhere in Australia.</div>
<div> </div>
<div>Newcastle, Geelong and Wollongong are all regional cities which have transitioned by older-style economies based on manufacturing to prosperous modern economies through spending on new infrastructure and the generation of new employment sectors. Growth property markets have emerged from the transition in these places.</div>
<div> </div>
<div>The recent Federal Budget provided evidence that the Australian Government intends the past-pandemic economic recovery to be largely inspired by spending on major projects across the nation. It’s also clear that State Governments are ramping up their spending on roads, rail links and other projects to generate jobs.</div>
<div> </div>
<div>In the new National Top 10 report we highlight ten locations which are poised for growth as a result of big spending on new infrastructure. They include some locations which might now normally blip on the radar screens of property investors, like Toowoomba in Queensland.</div>
<div> </div>
<div>More potential hotspots will emerge as governments firm up their plans and announce start dates for major developments.</div>
<div> </div>
<div>
Terry Ryder is the founder of <a href="http://hotspotting.com.au/">hotspotting.com.au</a>  <a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
</div>
<a href="http://twitter.com/hotspotting">twitter.com/hotspotting</a>
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terryryder-YECXbqmri2

Infrastructure boom setting up a property boom: HotSpotting's Terry Ryder

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Calls for infrastructure and health policy have been made by local and state government representatives and the housing and homelessness sector during today’s Preventing a Return to Homelessness – Government’s Perspective online forum.
Organised by the Australian Alliance to End Homelessness (AAEH), representatives from commonwealth, state and local government discussed practices and strategies that need to be implemented to end homelessness and rough sleeping in Australia. 
Chair of AAEH, Karyn Walsh called for a homelessness recovery plan that addresses Australia’s ongoing crisis of homelessness.
“Homeless populations are very vulnerable in community transmissions. People cannot abide by public health directives of social distancing, hand hygiene and staying home if they don’t have a home or place to stay,” said Ms Walsh.
“We need to make sure we are not leaving people behind as the recovery period starts. Moving forward it’s so critical that there is a vulnerable person and homelessness recovery plan that looks to long term goals and ensures that the curve is flattened and stays flattened.”
The Hon Luke Howarth MP, Assistant Minister for Community Housing, Homelessness and Community Services spoke about the Commonwealth’s focus on housing and homelessness in Australia.
“My key focus is reducing the incidence of homelessness and safe and secure housing; and Housing First because we know this leads to better health education and safety outcomes and workforce participant and choices in the bridge to recovery,” said Minister Howarth.
The government remains committed to working across the housing spectrum to improve outcomes, particularly to those most in need.”
Director of the Centre for Social Impact, University of Western Australia Professor Paul Flatau estimates that among homelessness agencies linked to the AAEH, there have been 2,260 people rough sleeping or at immediate risk of sleeping rough sleeping around Australia who have been provided with temporary accommodation in motels and hotels and other temporary lodgings under government supported programs since the beginning of the COVID-19 pandemic. While precise estimates are not available, the total number of rough sleepers supported could well be close to 5,000. This represents one of the most significant homelessness responses Australia has seen.
While the focus remains on increasing the supply of social housing to meet the long-term permanent housing needs of those experiencing homelessness, Professor Paul Flatau estimates that a national program in the private rental market supported by head-leasing arrangements with community housing to end homelessness among around 2,050 homelessness people could be put in place in the immediate future at a rough cost $380 per week per person (comprised of housing rental subsidies and additional support dollars to community housing and homelessness services), or $40 million per year. He says that research indicates the benefits of ending homelessness outweighs its cost.
“All our research and evaluations show significant savings and improved lives, reduced mental health issues, improved quality of life and improved employment outcomes from effective Housing First programs. Those programs have resulted, in the main, in net savings to government,” Professor Flatau said.
“Homelessness is something we don’t need to accept as a normal thing. Rough sleeping should be rare, brief and non-recurring – that is the standard we must set for ourselves and achieve. If the COVID-19 pandemic has shown anything, it’s that rapid progress is possible on that goal in short periods of time,” said David Pearson, CEO of AAEH.
“We all know that Housing First and investment in social housing is absolutely needed as a very simple solution to a very complex problem. When we pair that with support services, then we can address the underlying issues of homelessness,” Lord Mayor of City of Adelaide and Chair of the Council of Capital City Lord Mayors, Sandy Verschoor said.
“It’s the right thing to do socially and economically. This post-COVID national response gives us the perfect opportunity to do what is right. It requires a shift in thinking and a shift in investment. The primary thing we need is a significant investment in the infrastructure itself which is housing outcomes.”
A number of state and territory representatives spoke during the forum as well, discussing actions proactively being taken to end homelessness across the country. Speakers included:
<ul>
<li>
Roger Jaensch MP, Minister for Housing, Tasmanian Government</li>
<li>
Karen Walsh, Acting Deputy CEO at Northern Territory Department of Local Government, Housing and Community Development</li>
<li>
Mark Wall, General Manager Strategy Policy and Programs, Housing, Homelessness and Sport, Department of Housing and Public Works, Queensland Government</li>
<li>
Tiffany Allen, Executive Director of Housing and Homelessness at Department of Communities, Western Australian Government</li>
<li>
Paul Vevers, Deputy Secretary of Disability, Housing and District Services and Emergency Management, Department of Communities and Justice, New South Wales Government</li>
<li>
Paul Reardon, Executive Director, Customer and Services of South Australian Housing Authority</li>
</ul>
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j.ballantyne1990-6AQqhLzZaK

Infrastructure and health policy needed to end homelessness: AAEH

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GUEST OBSERVATION
Victoria’s government finds itself in a big hole with its West Gate Tunnel project.
As diggers lie idle in a dispute over what to do with contaminated soil, it’s facing long delays and billions in extra costs. But the government appears locked into a contentious project that was put to it as a market-led proposal, an arrangement that bedevils transport projects across Australia.
Australian governments look increasingly to <a href="http://www.projectmanagement.ie/blog/megaprojects-10-facts-you-should-know" target="_blank">mega-projects</a> to solve urban and regional transport problems. These projects are city-shaping. They can transform how entire urban regions function.
The public has a clear stake in these projects, but unsolicited market-led proposals are subverting planning processes that are meant to protect the public interest.
Market-led proposals are <a href="https://www.claytonutz.com/knowledge/2014/february/victoria-releases-new-unsolicited-proposal-guideline-for-projects-and-services" target="_blank">unsolicited bids</a> to government by private firms to provide public services or infrastructure. Policies governing market-led proposals were <a href="https://graduates.corrs.com.au/assets/thinking/downloads/whats-next-market-led-proposals-in-aus.pdf" target="_blank">introduced in 2014 and 2015</a> by state governments across Australia to promote innovation in service delivery and value for money for taxpayers.
The <a href="https://thelawreviews.co.uk/edition/the-public-private-partnership-law-review-edition-5/1189694/australia" target="_blank">increasing use</a> of <a href="https://www.dtf.vic.gov.au/infrastructure-investment/market-led-proposals" target="_blank">market-led proposals</a> for transport mega-projects raises important questions. How are policies governing these managed, to what end, and for whose benefit?
In Melbourne, the <a href="https://www.theage.com.au/politics/victoria/tunnel-trouble-dan-andrews-and-transurban-face-a-parting-of-the-ways-20200131-p53wjo" target="_blank">tensions</a> between toll road operator Transurban and the Victorian government over the West Gate Tunnel highlight a fundamental shortcoming of market-led proposals. Bluntly, these are not suited to the planning of transport mega-projects because governments can become “locked in” with <a href="https://theconversation.com/impending-traffic-chaos-beware-the-problematic-west-gate-tunnel-forecasts-79331" target="_blank">questionable benefits</a>. Lock-in has been <a href="https://journals.sagepub.com/doi/10.1068/b36017" target="_blank">defined</a> as “the escalating commitment of decision-makers to an ineffective course of action”.
The case of the West Gate Tunnel
Transurban’s builders of the West Gate Tunnel, John Holland and CPB Contractors, <a href="https://www.theage.com.au/national/victoria/more-than-100-west-gate-tunnel-workers-set-to-be-laid-off-20200113-p53r1a" target="_blank">laid off 137 workers</a> last month in a dispute about liability for contaminated soil. This is bad press for the state government, which touted <a href="http://westgatetunnelproject.vic.gov.au/about/faqs/west-gate-tunnel/what-job-opportunities-are-there" target="_blank">job creation and training</a> as key project benefits.
The dispute could add to delays and costs on top of two earlier changes related to the project. The first was a ten-year extension to Transurban’s <a href="https://en.wikipedia.org/wiki/CityLink" target="_blank">CityLink tolling concession</a> that will cost road users <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-03-19/cost-to-motorists-of-westgate-tunnel-deal-revealed/10915998" target="_blank">billions of dollars</a>. The second was an increase in construction costs from <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2017-12-12/melbournes-west-gate-tunnel-project-cost-blows-out/9248994" target="_blank">A$5.5 billion to A$6.7 billion</a> to extend tunnels to <a href="https://www.theage.com.au/national/victoria/western-distributor-longer-tunnel-chosen-for-second-river-crossing-project-20160709-gq24uf" target="_blank">save a public park</a>.
Explanations for the dispute include the Environmental Protection Authority <a href="https://www.theage.com.au/national/victoria/west-gate-tunnel-builders-threaten-to-tear-up-contract-over-soil-contamination-20200129-p53vo2" target="_blank">tightening soil disposal requirements</a>, <a href="https://www.theage.com.au/national/victoria/west-gate-tunnel-in-limbo-as-government-companies-argue-over-contaminated-soil-20200122-p53tnm" target="_blank">difficulties determining site conditions</a> during the environmental assessment process, and <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2020-01-29/west-gate-tunnel-builders-seek-to-terminate-contract-over-pfas/11909402" target="_blank">insufficient foresight and planning for these risks</a>.
Another explanation for what happened is “lock-in”. Evidence of lock-in on the West Gate Tunnel points to deeper systemic problems with market-led proposals for transport mega-projects in general.
How does lock-in happen?
Lock-in can occur when powerful corporations partner with governments in circumstances that enable them to exploit vulnerabilities in our public institutions. Some of these vulnerabilities include increasing reliance by governments on private finance, and the short period between elections compared to the time it takes to deliver bold public works programs.
Lock-in happens when the real decision to build a project is made well in advance of processes that are publicly declared to inform that decision. Once governments are locked in to a project, it can make alternatives appear increasingly unviable, if not unthinkable.
There is strong evidence to suggest this happened with the West Gate Tunnel. <a href="https://www.theage.com.au/national/victoria/melbourne-an-international-pariah-on-west-gate-tunnel-experts-warn-20171207-h00use" target="_blank">Significant concerns</a> were raised early on that the project might not provide its claimed public benefits.
What makes market-led proposals different?
Market-led proposals differ from government-led projects because planning is effectively outsourced to the private sector.
Market-led proposals also differ from <a href="https://www.investopedia.com/terms/p/public-private-partnerships.asp" target="_blank">public-private partnerships</a>, like Melbourne’s CityLink tollway. In such cases, government plans these projects, but private firms deliver and operate them. (At least CityLink was part of a <a href="https://theconversation.com/50-years-on-from-the-melbourne-transportation-plan-what-can-we-learn-from-its-legacy-127721" target="_blank">long-standing, if largely discredited, strategic plan</a>.)
Revelations that Transurban acted in <a href="https://www.theage.com.au/politics/victoria/tunnel-trouble-dan-andrews-and-transurban-face-a-parting-of-the-ways-20200131-p53wjo" target="_blank">secretive and strategic ways</a> to secure support for its West Gate Tunnel raise serious ethical questions. What does it mean to be a “good partner” to government? How should powerful private corporations obtain a “social licence” to operate?
These questions draw attention to problems inherent in Victoria’s opaque market-led proposal process. The government’s caution about the AirRail consortium’s <a href="https://theconversation.com/market-led-infrastructure-may-sound-good-but-not-if-it-short-changes-the-public-127603" target="_blank">unsolicited bid for Melbourne’s airport rail link</a> points toward some of these dangers.
What’s wrong with this approach?
Government policies for assessing market-led proposals give <a href="https://www.theage.com.au/national/victoria/transurban-the-making-of-a-monster-20160512-gotjm9" target="_blank">powerful private firms like Transurban</a> influence over strategic planning. This contrasts with the relatively limited influence granted to affected communities and stakeholder groups advocating for sustainable transport solutions.
Acceptance of Transurban’s bid allowed a multi-billion-dollar toll road to override plans that had been <a href="https://www.viclabor.com.au/wp-content/uploads/2014/05/Victorian-Labor-Platform-2014.pdf" target="_blank">taken to an election</a>. These plans were simpler and far less expensive. The plans had been developed with the local community to better manage freight traffic by <a href="https://www.viclabor.com.au/wp-content/uploads/2014/05/Victorian-Labor-Platform-2014.pdf" target="_blank">upgrading access to existing freeways</a>.
The West Gate Tunnel process involved expedited planning that bypassed broad-based community consultation. John Holland and CPB Contractors were selected in April 2017 “<a href="https://www.premier.vic.gov.au/only-the-best-for-the-west-with-6000-new-jobs/" target="_blank">to get to work</a>” on the project. That was five months before <a href="http://westgatetunnelproject.vic.gov.au/library/environment-effects-statement" target="_blank">public hearings</a> concluded in September. Over 500 submissions were received.
Add to this the suppression of <a href="https://www.theage.com.au/national/victoria/expert-cut-from-toll-road-project-after-warning-tim-pallas-it-did-not-stack-up-20170803-gxoohi" target="_blank">independent and critical oversight</a> and a <a href="https://www.theage.com.au/politics/victoria/voters-need-to-see-light-at-start-of-west-gate-tunnel-20180219-h0wawa" target="_blank">heavily redacted</a> business case, and a very concerning picture of Victoria’s market-led process emerges. 
Wanted: an integrated transport plan
Because governments are ultimately responsible for their partnerships, the Victorian government should demonstrate stronger accountability and leadership. Victorians are still waiting for an integrated transport plan, as is required to be prepared under the <a href="https://transport.vic.gov.au/about/legislation" target="_blank">2010 Transport Integration Act</a>. Instead of outsourcing transport problems to private firms, the government should develop a statewide, genuinely consultative, evidence-based plan.
An integrated transport plan would allow Victorians to see how future mega-projects, regardless of who proposes them, might serve everyone’s interests.<img src="https://counter.theconversation.com/content/131210/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/james-whitten-954981" target="_blank">James Whitten</a>, Ph.D Candidate, Faculty of Architecture, Building and Planning, <a href="https://theconversation.com/institutions/university-of-melbourne-722" target="_blank">University of Melbourne</a>; <a href="https://theconversation.com/profiles/crystal-legacy-18412" target="_blank">Crystal Legacy</a>, Senior Lecturer in Urban Planning, <a href="https://theconversation.com/institutions/university-of-melbourne-722" target="_blank">University of Melbourne</a>, and <a href="https://theconversation.com/profiles/ian-woodcock-150260" target="_blank">Ian Woodcock</a>, Senior Lecturer, Director of Urban Design, <a href="https://theconversation.com/institutions/swinburne-university-of-technology-767" target="_blank">Swinburne University of Technology</a>
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/west-gate-tunnel-saga-shows-risk-of-lock-in-on-mega-projects-pitched-by-business-131210" target="_blank">original article</a>.
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Gate Tunnel saga shows risk of ‘lock-in’ on mega-projects pitched by business

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EXPERT OBSERVATION
The impact of the credit squeeze that caused the rapid deterioration in building conditions over the past 18 months is evident in today’s construction data.
This is the right time in the economic cycle for governments to be investing in infrastructure critical to residential development.
Preliminary figures released by the ABS today provide data on the value of construction work done in Australia.
Nationally, residential construction work has fallen by 10.9 per cent compared to last year. The contraction in homebuilding in today’s figures was anticipated given the decline in other data such as building approvals and housing finance.
More recent data suggests that the decline in residential construction will not continue, with leading indicators showing improvement.
A boost in spending on infrastructure by state and federal governments as announced in this year’s budgets was expected to offset the decline in the home building sector and absorb the excess labour from the building industry. This hasn’t happened with engineering construction work declining by 9.6 per cent on same quarter last year.
For the past five years home building pulled the economy forward. The home building industry is now dependent upon a strong national economy to pull it forward. Infrastructure spending can help drive this growth.
Today’s data - which shows a significant decline in engineering and construction work - tells us that the announced investment in infrastructure has not yet commenced. “
This begs the question where and when is the infrastructure spending going to occur?.
All the states declined for the September 2019 quarter compared to previous quarter.
The notable exception to this decline in residential and engineering work is in Victoria, where new residential work done increased by 1.8 per cent for the quarter to be up by 4.0 per cent annually.
New South Wales declined by 7.8 per cent, Queensland by 4.7 per cent, South Australia by 0.7 per cent and Western Australia by 4.9 per cent.
Tasmania and the ACT which have previously managed to buck the national trend have also declined by 20.5 per cent and 10.9 per cent respectively compared to the June 2019 quarter.
ANGELA LILLICRAP is an Economist for HIA
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When and where is Australian infrastructure spending coming online: HIA's Angela Lillicrap

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The international property developer of skyscraper Australia 108 has been questioned by the Singaporean stock exchange about the tower’s structural soundness.
It follows the decision to let some residents live in the unfinished building.
Some of the questions were prompted by an article in The Age on July 27 in which residents complained about cracking noises and defects.
Developer World Class Global and builder Multiplex maintain there is no risk to the safety of occupants nor the structural integrity of the building.
Residents started moving into lower levels of the Southbank block last year and the reported complaints were brought to light as construction of the upper floors continued.
The group said they had looked into concerns raised in The Age article and sought clarification from builder Multiplex.
“The company had received assurance from the main contractor [Multiplex] that there is categorically no risk to the safety of any occupant nor the structural integrity of Australia 108,” World Class Global said.
“The main contractor and the structural engineers have provided their reports and confirmations that the structure of Australia 108 is structurally sound and comply with Australian regulations. [sic]”
World Class Global released Multiplex’s statement assuring residents of their safety.
“Some residents have reported noise during extreme winds, which is not an uncommon occurrence in high-rise buildings,” Multiplex said in its July statement.
“This will be mitigated once the tower reaches its full height later this year and damper tanks are installed to the top of the building.
“Less than one defect has been reported per apartment in Australia 108, which is well below the industry average. There have been no defects reported that are structural in nature.”
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SGX question Australia 108's developer about structural integrity

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The latest figures from the Australian Bureau of Statistics show the value of new loans to investors (excluding refinancing) across Australia jumped by 4.7% in July – the highest monthly gain since September 2016.

On the east side of the country, Canberra led the way with a 22% spike in the value of loans from June to July, followed by Queensland at 8.1%, Victoria at 5.7% and NSW at 2.0%. 

<a href="http://www.switzer.com.au/the-experts/john-mcgrath-property-expert/" target="_blank">John McGrath told Switzer readers</a>, "My best piece of advice for property investors is to buy quality and focus on location and aspect."

"Go for a quality property in a great street, in a desirable neighbourhood, with plenty of amenities such as cafes, shops and public transport. These properties might cost a bit more, but you’ll get better capital gains."

"In terms of locations, I think a good strategy is buying close to new infrastructure. There is so much building going on and this is creating opportunities for investors to capitalise, especially in areas where prices have fallen during the downturn," he added.

[smartcode_project:default project_id=3783]

He analysed the impact and reasons that investing near the Melbourne North East Link freeway, starting 2020 with the aim of opening in 2027, may have potential.

Impact: Connecting the M80 with an upgraded Eastern Freeway, this $15.8 billion road will cut travel times by up to 35 minutes to Melbourne’s rapidly growing northern suburbs. The commute by public transport will improve with the city’s first dedicated busway, with express lanes along the Eastern Freeway from Doncaster to the city.

Opportunity: Suburbs along the new road’s corridor should receive a boost. Take Greensborough, which will see greatly improved traffic flow with a new interchange at Grimshaw Street as part of the project. The median house price peaked at $830,000 in 2017 and today it sits at $755,000. The median apartment price was $633,750 in 2018 and it is now $570,000.

Prediction: CoreLogic-Moody’s Analytics predicts very strong growth of 18% in house prices in the North East, which includes Greensborough; and 5.1% growth for apartments over CY20 and CY21.

[smartcode_project:default project_id=22584]

He also looked at the latest <a href="/expert-insights/investing/melbournes-16-billion-north-east-link-freeway-is-an-investor-opportunity-john-mcgrath">Melbourne</a>, <a href="/news/act/canberra-investors-lead-in-loans-where-should-they-buy-john-mcgrath">Canberra</a>, <a href="/expert-insights/investing/residential-property-near-brisbanes-cross-river-rail-pinpointed-as-investor-opportunity-john-mcgrath">Brisbane</a> and <a href="/expert-insights/investing/john-mcgrath-suggests-investors-buy-within-10-minutes-of-sydney-metro-north-west-train-stations">Sydney</a> infrastructure developments and the impact they have had and will continue to have.

JOHN MCGRATH is the Founder &amp; Executive Director of McGrath
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jmcgrath-6XcGQCVx3d

Melbourne's $16 billion North East Link freeway is an investor opportunity: John McGrath

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The latest figures from the Australian Bureau of Statistics show the value of new loans to investors (excluding refinancing) across Australia jumped by 4.7% in July – the highest monthly gain since September 2016.
On the east side of the country, Canberra led the way with a 22% spike in the value of loans from June to July, followed by Queensland at 8.1%, Victoria at 5.7% and NSW at 2.0%. 
<a href="http://www.switzer.com.au/the-experts/john-mcgrath-property-expert/" target="_blank">John McGrath told Switzer readers</a>, "My best piece of advice for property investors is to buy quality and focus on location and aspect."
"Go for a quality property in a great street, in a desirable neighbourhood, with plenty of amenities such as cafes, shops and public transport. These properties might cost a bit more, but you’ll get better capital gains."
"In terms of locations, I think a good strategy is buying close to new infrastructure. There is so much building going on and this is creating opportunities for investors to capitalise, especially in areas where prices have fallen during the downturn," he added.
He analysed the impact and reasons that investing near the Sydney Metro North West may have potential.
Impact: A game changer for the Hills District, where residents have had to endure long trips on packed buses to the CBD for many years
Opportunity: Fantastic time to buy in suburbs along the line within a 10-minute walk of stations. Hills prices dipped 10-15% in line with Sydney throughout the downturn. For example, Castle Hill’s median house price in 2017 was $1,620,000 and today it is $1,347,500. The median apartment price in 2017 was $890,000 and today it is $815,000. 
Prediction: CoreLogic-Moody’s Analytics predicts 15.3% house price growth in Baulkham Hills/Hawkesbury, which encompasses the Hills; and 9.5% for apartments over CY20 and CY21. 
He also looked at the latest <a href="/expert-insights/investing/melbournes-16-billion-north-east-link-freeway-is-an-investor-opportunity-john-mcgrath">Melbourne</a>, <a href="/news/act/canberra-investors-lead-in-loans-where-should-they-buy-john-mcgrath">Canberra</a> and <a href="/expert-insights/investing/residential-property-near-brisbanes-cross-river-rail-pinpointed-as-investor-opportunity-john-mcgrath">Brisbane</a> infrastructure developments and the impact they have had and will continue to have.
JOHN MCGRATH is the Founder &amp; Executive Director of McGrath
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John McGrath suggests investors buy within 10 minutes of Sydney Metro North West train stations

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The latest figures from the Australian Bureau of Statistics show the value of new loans to investors (excluding refinancing) across Australia jumped by 4.7% in July – the highest monthly gain since September 2016.
On the east side of the country, Canberra led the way with a 22% spike in the value of loans from June to July, followed by Queensland at 8.1%, Victoria at 5.7% and NSW at 2.0%. 
<a href="http://www.switzer.com.au/the-experts/john-mcgrath-property-expert/" target="_blank">John McGrath told Switzer readers</a>, "My best piece of advice for property investors is to buy quality and focus on location and aspect."
"Go for a quality property in a great street, in a desirable neighbourhood, with plenty of amenities such as cafes, shops and public transport. These properties might cost a bit more, but you’ll get better capital gains."
"In terms of locations, I think a good strategy is buying close to new infrastructure. There is so much building going on and this is creating opportunities for investors to capitalise, especially in areas where prices have fallen during the downturn," he added.
He analysed the impact and reasons that investing near the Brisbane Cross River Rail which is starting at the end of 2019, with the aim of opening 2024, may have potential.
Impact: Stretching from Dutton Park to Bowen Hills, the 10.2km line will provide a second river crossing so more trains can run. It will include four new stations and revitalised precincts at Boggo Road, Woolloongabba, Albert Street and Roma Street, with upgrades to existing stations at Dutton Park, Exhibition, Salisbury, Rocklea, Moorooka, Yeerongpilly, Yeronga and Fairfield. 
Opportunity: We tend to see a lift in property values when projects are announced, commenced and completed. Using Woolloongabba as a case study, the median house price sat around $770,000 from 2015 to 2018 but is now starting to grow. It’s $822,000 today, up 7.9% over FY19. The median apartment price has been drifting down since 2015 from $526,500 to $405,000 today.
Prediction: CoreLogic-Moody’s Analytics predicts 1.2% growth in house prices and 9.1% growth for apartments over CY20 and CY21 in Brisbane-South, which incorporates Woolloongabba, Fairfield, Dutton Park and Yeronga.
He also looked at the latest <a href="/expert-insights/investing/melbournes-16-billion-north-east-link-freeway-is-an-investor-opportunity-john-mcgrath">Melbourne</a>, <a href="/news/act/canberra-investors-lead-in-loans-where-should-they-buy-john-mcgrath">Canberra</a> and <a href="/expert-insights/investing/john-mcgrath-suggests-investors-buy-within-10-minutes-of-sydney-metro-north-west-train-stations">Sydney</a> infrastructure developments and the impact they have had and will continue to have.
JOHN MCGRATH is the Founder &amp; Executive Director of McGrath
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Residential property near Brisbane's Cross River Rail pinpointed as investor opportunity: John McGrath

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The latest figures from the Australian Bureau of Statistics show the value of new loans to investors (excluding refinancing) across Australia jumped by 4.7% in July – the highest monthly gain since September 2016.
On the east side of the country, Canberra led the way with a 22% spike in the value of loans from June to July, followed by Queensland at 8.1%, Victoria at 5.7% and NSW at 2.0%. 
<a href="http://www.switzer.com.au/the-experts/john-mcgrath-property-expert/" target="_blank">John McGrath told Switzer readers</a>, "my best piece of advice for property investors is to buy quality and focus on location and aspect." 
"Go for a quality property in a great street, in a desirable neighbourhood, with plenty of amenities such as cafes, shops and public transport. These properties might cost a bit more, but you’ll get better capital gains."
"I also recommend drive-by investing – purchasing in a suburb close enough to home or work so you can get to your property easily."
"In terms of locations, I think a good strategy is buying close to new infrastructure. There is so much building going on and this is creating opportunities for investors to capitalise, especially in areas where prices have fallen during the downturn," he added.
As an example of buying close to new infrastructure he analysed the impact of the Canberra Metro light rail.
Impact: The 13-station light rail line connects the city with the inner north and outer north Gungahlin region. Services run every 6 minutes in peak hour. The suburbs with stations include Braddon, Turner, Dickson, Lyneham, Downer, Watson, Harrison, Franklin and Gungahlin.
Opportunity: Great time to buy along the line, targeting properties within a 10-minute walk of stations. Median prices in Franklin, which has three stations, peaked in 2017 at $748,500 for houses and in 2015 at $409,500 for apartments, according to Hometrack Australia data. The medians today are $683,500 and $367,250 respectively, according to CoreLogic.
Closer to the city in Lyneham, the median price has dipped from $860,000 in 2017 to $756,000 today for houses and from $456,500 in 2015 to $395,000 today for apartments.
Prediction: CoreLogic-Moody’s Analytics predicts 9.2% growth for houses and 8.2% for apartments across Canberra over CY20 and CY21.
He also looked at the latest <a href="/expert-insights/investing/melbournes-16-billion-north-east-link-freeway-is-an-investor-opportunity-john-mcgrath">Melbourne</a>, <a href="/expert-insights/investing/residential-property-near-brisbanes-cross-river-rail-pinpointed-as-investor-opportunity-john-mcgrath">Brisbane</a> and <a href="/expert-insights/investing/john-mcgrath-suggests-investors-buy-within-10-minutes-of-sydney-metro-north-west-train-stations">Sydney</a> infrastructure developments and the impact they have had and will continue to have.
JOHN MCGRATH is the Founder &amp; Executive Director of McGrath
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Canberra investors lead in loans, where should they buy? John McGrath

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EXPERT OBSERVER
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The case for overhauling the planning, funding and delivery of infrastructure to meet the needs of modern, growing cities is the stark lesson of Infrastructure Australia’s Infrastructure Audit. 
I welcome the report as a frank assessment of the current deficiencies in the system. 
The alarm bells are ringing loudly about the nation’s capacity to deliver the infrastructure needed to underpin productive and liveable cities.
Population growth, demographic trends, technology and densification are fueling a radical transformation of our cities that is well underway and will continue to accelerate. 
However, the economic, social and environmental infrastructure that communities expect is lagging and we risk falling so far behind the curve that the gap will be unsustainable. 
The Government has unveiled some positive initiatives to plot a better way forward – new population forecasts, increased infrastructure pipelines and sharper analysis of housing supply and demand. 
These represent a sound first step but there is clear demand for an aggressive wave of reforms to lift infrastructure above politics and better connect land use, population growth, settlement patterns, housing supply and infrastructure delivery. 
This also requires a sharpened focus by the states and local government on responding to the issues raised by the report and working in smarter ways to respond to community needs. 
Policy inertia carries twin risks – failing to respond to the RBA’s call for a short-term stimulus to economic activity via infrastructure spending, and leaving our cities exposed to congestion in the long-term.
UDIA National’s Policy Priorities released in June contains a suite of recommendations to fix the approach to infrastructure, including: 
<ul>
<li>
An Infrastructure Accord that would insulate project identification, funding and delivery of significant infrastructure projects from partisan politics 
</li>
<li>
Ensuring the business case for all major projects includes analysis of land use and housing opportunities to maximise the benefit of investment 
</li>
<li>
Referencing the Priority List established by Infrastructure Australia as the baseline for decisions on prioritisation 
</li>
<li>
Using the proposed new population forecasts to better inform strategic land use and infrastructure plans at a national, state and local level 
</li>
<li>
Better assessing trunk infrastructure requirements needed to unlock housing opportunities that emerge from major transport projects 
</li>
<li>
Providing financial incentives to the states to fund key infrastructure, including asset recycling and broadening the tax base
 
 
 
</li>
<li>Reform the current mix of taxes, charges and levies imposed on new housing that both fail to provide new infrastructure and add to the housing affordability challenge.</li>
</ul>
CONNIE KIRK is the Urban Development Institute of Australia’s National Executive Director.
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