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.

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"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

PANS-OPS

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Airspace regulations surrounding Essendon Airport are placing a restriction on the maximum height for high rise building developments being planned for the Melbourne central business district (CBD). The development community is fast learning the impact of these regulations and contemplating how to undertake proposed developments in light of these restrictions.

By way of background, the state planning laws administered by the Department of Transport, Planning and Local Infrastructure (DTPLI) are distinct from the federal airspace regulations administered by the Department of Infrastructure and Regional Development. These aviation regulations apply in all states of Australia and are contained in the Airports (Protection of Airspace) Act 1996 (The Act).

In essence The Act seeks to protect the airspace around an airport that are required for aircraft operations from proposed building or other physical encroachment. It is intended to ensure that aircraft operations in, out and around an airport can be performed safely.

The Act requires that an airport owner-operator designate prescribed airspace when air transport operations take place. There are two types of prescribed airspace, an obstacle limitation surface (OLS) and PANS-OPS surface. It is important to emphasise that a planning permit granted by DTPLI does not enable a building to enter the prescribed airspace around an airport. Separate approval must be gained from the Department of Infrastructure and Regional Development.

An OLS provides protection for general aircraft operations around an airport. It caters for aircraft flying visually or under instruments. An OLS defines various categories of obstruction surfaces surrounding a runway. It extends outward to a maximum of 15km from the airport. Regulations prevent the construction or placement of obstructions in the surfaces closest to the runway. However, obstructions can be placed in other surfaces subject to there being no significant risk to aviation safety.

The other form of prescribed airspace is the PANS-OPS surface (an abbreviation for Procedures for Air Navigation Services-Operations), which protects airspace for aircraft flying under instrument flight rules (termed-IFR) around an airport. When an aircraft is flying IFR it is presumed that it cannot see the ground until it is close to landing, or perform its own separation from other aircraft or physical obstructions on the ground. These aircraft determine their position from ground based navigation aids or satellites. They fly on defined flight paths when arriving and departing an airport. Most air transport operations are undertaken in accordance with IFR requirements.

<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/141022_pans_ops_presentation_4.jpg" rel="gallery-all" title="Height limits increase as distance from an aerodrome increases - image supplied by Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="306" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/141022_pans_ops_presentation_4.jpg?itok=U10ohi2p" title="Height limits increase as distance from an aerodrome increases - image supplied by Elenberg Fraser" width="580"></a>

<figcaption>Height limits increase as distance from an aerodrome increases - image supplied by Elenberg Fraser</figcaption></figure>Regulations governing the PANS-OPS surface are significantly more restrictive than those for an OLS. No permanent obstruction is permitted in a PANS-OPS surface. A permanent obstruction includes buildings plus items such as lift overruns or aerials that may be placed on top of the building.

The Act does provide the opportunity for temporary penetration of a PANS-OPS surface. A temporary penetration can extend for a maximum of three months. Penetration of the PANS-OPS surface by a construction crane would fall within this categorisation. However, it is important to note that this temporary penetration of the PANS-OPS surface is subject to achieving the agreement of the airport operator-company.

Four organisations are identified in the Act. The Civil Aviation Safety Authority (CASA) is responsible for assessing the safety implications from a temporary or permanent application to enter an OLS or PANS-OPS surface. Airservices Australia is responsible for developing instrument flight procedures around an airport. It has ultimate responsibility for determining the height of the PANS-OPS surface. An airport operator-company manages the application process to enter prescribed airspace. The federal Department of Infrastructure and Regional Development is the agency responsible for granting approval for the application. An appeal process is available through the Administrative Appeals Tribunal.

The Melbourne CBD falls within the prescribed airspace of Essendon Airport. Essendon Airport Ltd (EAL) developed prescribed airspace (i.e. OLS and PANS-OPS surface) around the airport. The Melbourne CBD is located beneath an area designated as the ‘Outer Horizontal’ surface of the OLS.

This outer horizontal surface is a flat plane extending from around 5km to 15km from Essendon Airport. It has a lower level of 150m above the height of Essendon Airport aerodrome reference point. This means that the height of the OLS above the Melbourne CBD is 228.5m AHD. Building and other obstructions can enter the OLS provided there is no significant risk to aviation safety and with the approval of the Department of Infrastructure and Regional Development.

Helicopters operate in the OLS around the Melbourne CBD. One of the main strategies to mitigate risks to these operations is by placing lights on the top corners of the buildings. Cranes are required to have alternating colours along the boom. Strobe lights are also required to be placed at the top of the boom.

The height of PANS-OPS surface above the Melbourne CBD is governed by the missed approach associated with the ILS runway 26 at Essendon Airport. This missed approach procedure requires the aircraft to climb on a 130 deg track, toward the CBD. Unlike the OLS, the PANS-OPS surface rises at a 2.5% gradient from Essendon Airport. A 2.5% climb gradient is a commonly adopted performance standard. It assumes a modestly performing aircraft that has one engine inoperative.

<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/141022_pans_ops_presentation_5.jpg" rel="gallery-all" title="Missed approach diagram for Essendon airport runway 26 - image supplied by Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="306" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/141022_pans_ops_presentation_5.jpg?itok=nd8sMEy6" title="Missed approach diagram for Essendon airport runway 26 - image supplied by Elenberg Fraser" width="580"></a>

<figcaption>Missed approach diagram for Essendon airport runway 26 - image supplied by Elenberg Fraser</figcaption></figure>The Melbourne CBD spans an area approximately 9-10.5km from Essendon Airport. Taking into consideration the gradient of the PANS-OPS surface, developments in the Southbank area can be built to a higher level than those planned for the northern fringe of the CBD. Maximum building heights on the northern fringe can be around 280m AHD, while developments in Southbank area are able to reach 320m AHD.

The issue of cranes used to construct these high rise developments presents far greater complexity, particularly for those buildings planned for just beneath the PANS-OPS surface. Cranes cannot penetrate the PANS-OPS surface for duration greater than three months.

Construction companies favor the use of a luffing tower crane for high rise developments. These cranes often require the raised boom to penetrate the PANS-OPS surface. A three month penetration is not adequate to perform the necessary construction activities for develops that sit just beneath the PANS-OPS surface. These developments will also be restricted by the maximum height penetration permitted into the PANS-OPS by cranes.

Construction companies are currently evaluating alternative construction methodologies and crane solutions to address this height penetration problem. This includes exploring whether ‘hammerhead’ cranes could replace the luffing form. Despite these initiatives, without a change to the three month maximum duration and having a suitable height penetration for cranes, buildings will probably need to be constructed to a lower height.

A penetration of the PANS-OPS surface requires a change to the flight procedures. This can mean raised approach minima for aircraft on approach to land, different flight paths to avoid an area of building development or the requirement for a higher climb gradient on a missed approach procedure.

Presently over a dozen high rise developments are mooted for the Melbourne CBD that will likely penetrate either the OLS or have a crane seek to enter the PANS-OPS surface. These developments will likely penetrate prescribed airspace during the period 2017 through 2020. From an aviation perspective, although no one construction crane may penetrate the PANS-OPS surface for more than three months, the cumulative impact of these developments will likely require revised flight procedures for most of this period.

Essendon Airport Ltd is currently undertaking a study to evaluate the impact on local aviation users from short term penetrations of the PANS-OPS surface. An expected outcome from this study will be a determination about the maximum height that construction cranes can penetrate the PANS-OPS surface. Unfortunately Essendon Airport Ltd has not agreed to consult with the development community as part of their study. The construction needs of the development community will not be factored into their evaluation. Essendon Airport Ltd has also refused to disclose the outcomes of the study to the impacted development community once it is completed.

Some years ago the Eureka Tower construction crane had a 150ft penetration into the PANS-OPS surface. The application of The Act has tightened since this development. It is unknown whether a similar level will be approved or a lower height penetration set.

<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/141022_pans_ops_presentation_7.jpg" rel="gallery-all" title="Image supplied by Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="306" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/141022_pans_ops_presentation_7.jpg?itok=V7JxaH8D" title="Image supplied by Elenberg Fraser" width="580"></a>

<figcaption>Image supplied by Elenberg Fraser</figcaption></figure>Once the study reflecting the outcome from consultation with local operators is completed, it will be provided to the Department of Infrastructure and Regional Development. It is likely that the reports recommendation will be provided to Airservices and CASA for review. Essendon Airport Ltd will not provide a timeframe when their study will be finalised.

In the meantime, Essendon Airport Ltd and the Department of Infrastructure and Regional Development have expressed an unwillingness to process applications for developments where the crane may penetrate the PANS-OPS surface. This means that it could be the New Year before applications can be submitted. In the meantime, a number of developments are on hold while this matter is resolved.

The Department of Infrastructure and Regional Development is aware of the study being undertaken by Essendon Airport Ltd. Although it is not known how the department will seek to resolve current problems, they appear focused on applying a narrow, literal interpretation, of the Act.

The impact on Essendon Airport of building developments in the Melbourne CBD, though, is very different to those that could occur close to a major international airport. Essendon Airport has moderate traffic density, few aircraft fly the missed approach instrument procedure toward the Melbourne CBD and the development area is at least 9km from the airport. These factors suggest that changes to flight procedures could be undertaken to enable a higher PANS-OPS surface, or a higher crane penetration of the surface for a period longer than three months.

The lead time to gain approval to enter prescribed airspace by the Department of Infrastructure and Regional Development is quite lengthy. Currently it is estimated that 22 weeks will be required before an approval is gained.

Aviation legislation is limiting the height of high rise building developments within the Melbourne CBD. Initiatives are needed to change existing flight procedures for Essendon Airport so that the needs of building developments planned for the Melbourne CBD can be accommodated alongside those of aviation users.

Ian Thompson is a director of an aviation consultancy firm specialising in airport and air traffic management strategy and operations. He is representing developers on most of the high rise developments planned for the Melbourne CBD and was keynote speaker at the recent Elenberg Fraser PANS-OPS evening. Ian can be contacted at <a href="mailto:ithompson@thompsongcs.com">ithompson@thompsongcs.com</a>.
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Ian Thompson

Aviation Impact on Building Development in the Melbourne CBD

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Who better than the firm responsible for the majority of Melbourne's current crop of tall towers to host an evening of discussion on and surrounding the matter. To mark Elenberg Fraser's move to their new CBD offices, the avant-garde architecture firm will host an event next Wednesday evening, in conjunction with Apartments.com.au.

The central discussion topic will be the PANS-OPS height ceiling and its implications for Melbourne. Also subject to discussion are the various projects Elenberg Fraser have on their books and how PANS-OPS is applied to each.

Lending his expertise on the evening will be guest speaker Ian Thompson of air traffic management solutions firm Thompson GCS Pty Ltd. Unfortunately fellow guest speaker Adrian Salmon from DTPLI has had to withdraw from the event.

<h2>Event details</h2>

Join us for a fireside chat in the new offices of Elenberg Fraser with special guest star:

<dl>
<dt>Ian Thompson</dt>
	<dd>Thompson GCS Pty Ltd</dd>
</dl>
<dl>
<dt>What is PANS-OPS and how does it work?</dt>
	<dd>Date: Wednesday 22 October, 6:00 - 8:00pm</dd>
	<dd>Location: Elenberg Fraser – Level 1/160 Queen Street, Melbourne.</dd>
</dl>
The event is open to all individuals and Apartments.com.au have a healthy number of seats available for the event on a first come, first served basis.

<h2>Registrations closed</h2>

Thank you to all those who have registered, our allotment of seats have been taken up quicker than anticipated. Registrations for Wednesday evening have closed and those who have secured tickets will be notified.
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Laurence Dragomir

Urban.com.au and Elenberg Fraser present: A conversation on PANS-OPS

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Earlier this year issues regarding the impact that flights paths around Melbourne's airports and development of tall buildings in central <a href="/new-apartments/melbourne-vic">Melbourne</a> were raised following the then approval of Australia 108 tower which at 388 metres high would have been the tallest building in Melbourne and the Southern Hemisphere. Since this issue was initially raised there has been a lot of confusion and misunderstanding in relation to how airspace restrictions work and how they impact upon development in Melbourne. With developers proposing increasingly taller buildings in the Melbourne's CBD and <a href="/new-apartments/southbank-vic-3006">Southbank</a>, this issue will become even more prominent in the future.

Airspace around airports in managed so that aircraft can take off, land and maneuver around airports without risk of colliding with buildings or other structures. To do this the areas surrounding airports are protected by two invisible surfaces which define at what height planes can fly safely without encountering unexpected obstacles. These surfaces are known as the:

<ul>
<li>Obstacle Limitation Surface (OLS); and</li>
	<li>Procedures for Air Navigational Services—Aircraft Operations Surface (PANS-OPS)</li>
</ul>
OLS is generally the lowest surface and is designed to provide protection for aircraft flying into or out of the airport when the pilot is flying by sight. PANS-OPS is generally above the OLS and is designed to safeguard an aircraft from collision with obstacles when the aircraft’s flight may be guided solely by instruments, such as in poor visibility conditions. Buildings and other structures cannot penetrate these surfaces without the approval of the relevant Airport or the Department of Infrastructure and Regional Development.

Permits can be granted for permanent or temporary buildings or structures to penetrate the OLS and approval would usually involve a requirement that the building have prominent navigation beacons at the highest point of the building. An example of this is Eureka Tower which was required to have four navigation beacons on the roof as it penetrated the OLS.

<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/ESSEDON%20OLS.gif" rel="gallery-all" title="Essendon Airport OLS"><img alt="" class="image-article-full-width-580px" height="580" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/ESSEDON%20OLS.gif?itok=JXLgOnC4" title="Essendon Airport OLS" width="580"></a>

<figcaption>Essendon Airport OLS</figcaption></figure>A permit can also be granted for temporary structures to penetrate the PANS-OPS surface, an example of this were the construction cranes for Eureka Tower that were issued a permit to penetrate the Essendon Airport PANS-OPS on a temporary basis during the construction of the building. However a permit cannot be issued to allow for structures to penetrate the PANS-OPS surface on a permanent basis. In order to construct a building that would permanently penetrate the existing PANS-OPS surface, the PANS-OPS surface has to be amended so that it shifts above the height of the proposed building.

An example of which was the PANS-OPS surface over the Gold Coast which was amended in 2005 to allow for the development of Q1 Tower. The PANS-OPS surface surrounding the site of Q1 tower was 304m above sea level and the spire on Q1 was originally approved at this height. The developers of Q1 successfully applied to have the PANS-OPS surface increased to 335.3 to allow for the spire to be extended to a height of 328m above sea level.

The location and orientation of Melbourne Airport means that the controls to protect Melbourne Airport have very little impact upon development in the Melbourne CBD (including Docklands and Southbank). However the controls for Essendon Airport have a much more significant impact upon the Melbourne CBD, as the Essendon airport OLS map above shows. OLS over the Melbourne CBD (including Southbank and Docklands) is 228.5, while the Essendon Airport PANS-OPS map shown below indicates heights of between 265m and 315m over Melbourne CBD (including Southbank and Docklands).

<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/ESSEDON%20PANSOPS.gif" rel="gallery-all" title="Essendon Airport PANS-OPS"><img alt="" class="image-article-full-width-580px" height="580" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/ESSEDON%20PANSOPS.gif?itok=g1jErhAs" title="Essendon Airport PANS-OPS" width="580"></a>

<figcaption>Essendon Airport PANS-OPS</figcaption></figure>As a result of the above requirements buildings in the Melbourne CBD cannot exceed a height of between 265m and 315m depending on their exact location. For example, the PANS-OPS over the site of Australia 108 is 312m and the design of the building is currently being amended so that it is below this height.

One issue that was raised during the processing of the application for Australia 108 was that it was clear that the developer, the City of Melbourne and even the planning department were not aware of these requirements or presumed that a permit could be granted to penetrate the PANS-OPS. Currently there is nothing in the City of Melbourne Planning Scheme that notifies developers where these restrictions apply or that buildings above a certain height may be prohibited or need additional permissions. This had led to situation where buildings have been approved that penetrate the PANS-OPS such as Australia 108 and the tallest proposed building on the Carlton Brewery Site. The tallest of the four proposed towers at 250 Spencer Street would also penetrate the PANS-OPS.

Essendon Airport have recently prepared a new draft <a href="http://www.essendonairport.com.au/23/community-info/master-plan/default.aspx">master plan for the airport</a> which is on public exhibition until the November 29th. The master planning process can include changes to prescribed airspace although the draft master plan does not include any proposed changes to the prescribed airspace around the airport. It is understood that the PANS-OPS restrictions over the CBD are not required to protect a direct flight path for aircraft taking off or landing at Essendon Airport but to provide a safety buffer for planes in emergency situations where they encounter difficulty after take off or have to perform a go-around where a pilot discontinues a landing approach when they are not completely satisfied that the requirements are in place for a safe landing.

Victorian Planning Minister, Matthew Guy, has informed Apartments.com.au that he is currently lobbying the Federal Government to amend the PANS-OPS restrictions so that they do not apply to the Melbourne CBD. It is considered that the current PANS-OPS requirements for what is only a secondary airport place unreasonable restrictions on the development of the second largest city in Australia. It is also believed that the PANS-OPS restrictions could be removed from the Melbourne CBD while maintaining aviation safety standards, which if realised would likely propel a number of Melbourne's proposed towers into a whole new stratosphere.
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nwharr

Flight paths and tall buildings in Melbourne explained

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As the first in a series of articles revolving around an interview held with State Planning Minister Matthew Guy in the wake of the <a href="http://www.planmelbourne.vic.gov.au/" target="_blank">Plan Melbourne</a> strategy release, today's article centres around the <a href="http://www.gaa.vic.gov.au/" target="_blank">Metropolitan Planning Authority</a> (MPA) which was similarly launched last week; as a successor to the Growth Areas Authority .  Whilst still in its infancy, the Metropolitan Planning Authority's website carries the following description:

<blockquote>
The MPA has been created to implement the initiatives and vision set out in the Victorian Government’s metropolitan planning strategy, Plan Melbourne. As well as working with its partners in planning, the MPA will implement plans to achieve real outcomes. It will also focus on planning and infrastructure coordination in key strategic areas that are of significance to the state, throughout Melbourne’s inner and outer suburbs as well as regional centres. The MPA is an independent statutory body with a broad, facilitative role to work with local councils, other government agencies and the planning and development industry to help deliver exciting Greenfield and Urban Renewal projects across Victoria.
</blockquote>

The MPA will have a wide-ranging city development policy brief to advise Spring Street on, and one area of particular interest is transport.  As stated by the Planning Minister in our interview last week, currently there are multiple agencies - the likes of VicRoads and PTV to name a few - which advise Government on infrastructure investment priorities.  

Going forward this is set to change with a single body - the MPA - assuming the role of primary provider of advice once analysis drawn from existing agencies is complete.  

<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/mpa-slider.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-702px" src="http://urbanmelbourne.info/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/mpa-slider.jpg?itok=86LMLUPd" typeof="foaf:Image"></a>

The Minister's words from Friday:

AT: Will government decisions on how to prioritise large transport infrastructure projects - both in designated urban renewal areas and in areas which councils rezone - be influenced by the Metropolitan Planning Authority?

MG: Very much so, one of the key reasons to establish the MPA is because in the past we've had transport projects that are being funded to areas that are being developed in say 10 years time, but areas that are being developed now having no transport infrastructure projects underway - we need to refocus priorities in this area. Current advice comes from a range of sources: PTV, VicRoads, The Department, Growth Areas authority, Water Authorities - it comes from so many bodies.

It [the MPA] is the first time we've actually said the advice on transport infrastructure priorities will come into one body - the Metropolitan Planning Authority - and the single authority will then provide advice to Government to say for example "it's Government's decision but we (the authority) would recommend Government should look at putting A, B and C project into a given area because population growth is coming through now or in two years time". It's about having one agency give advice to government on how to co-ordinate infrastructure.

AT: So that advice provided by the MPA, will that also include funding options for individual projects as well?

MG: No.

Editor's note: An answer to a separate follow up question - post interview - on which authority or mechanism will explore funding options for projects which the MPA advises the Government to proceed on received after original publish time, the answer provided by a spokesperson for the Planning Minister is provided:

The Treasury department will remain responsible for determining funding options for transport projects, including public transport, road and cycling projects. However the MPA will be able to propose options. For instance, the Growth Areas Authority (now MPA) already does long-term planning and projections of DCP and GAIC revenues in growth areas, and how they can fund a planned roll out of infrastructure.

On the topic of <a href="http://en.wikipedia.org/wiki/PANS-OPS" target="_blank">PANS-OPS</a> and its impact on tall buildings in Central Melbourne, the Planning Minister made it quite clear he intends to work with the new Federal Government to rectify aviation-related issues which recently dogged the <a href="/buildings/australia-108-southbank-70-southbank-boulevard-southbank">Australia 108</a> proposal.  It is the Minister's strong view development in Central Melbourne should not be constrained by aviation regulations.  

The Minister stated (on the topic of Australia 108) "The PANS-OPS issue hasn't gone away, I have been up before the Federal election and will go again to talk with Warren Truss because in our view the CBD and Southbank should be treated like a geographic constraint"  The Minister went on to clarify the issues for height in Central Melbourne only relate to the potential scenario of "a twin engine aircraft taking off in distress from Essendon airport's East-West runway - Melbourne airport was never an issue".  

 

On Friday Laurence Dragomir will be back with our <a href="/news/conversations-with-matthew-guy-episode-ii-in-the-zone">next installment on our conversation with the Planning Minister</a>.
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