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.
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[smartcode_project_cta:default project_id=112661]

SIERA kicks off construction at Northcliffe tower Exhale

Queensland

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The property market in Queensland's Hervey Bay was at the start of the recovery cycle, according to valuation firm Herron Todd White's April property clock, a simple broad brush means to suggest where property prices are and which direction they are headed.
<a href="/images/2016/05/12/Screen%20Shot%202016-05-06%20at%202.03.00%20PM.png" target="_blank">Click to enlarge</a>
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The layout and composition of property in Hervey Bay limits the degree of fringe property. Within the same suburb, property ranges from conventional onground brick or low-set cottages to executive homes with extensive improvements or esplanade frontage.
The Hervey Bay market is well known for its affordability aspect. The past two years has seen rental rates steadily increase which has resulted in relatively good returns for investors. The developing estates offering four-bedroom, two-bathroom accommodation are achieving rental rates in the range of $360 to $380 per week with house and land package prices ranging from $345,000 to $370,000. Falling unit prices and increasing rental rates have also seen investors return to the unit market with some traditional holiday complexes converting to permanent to capitalise on the more consistent cash flow.
The older established areas of Hervey Bay also provide good affordability with early 1990 onground brick, three-bedroom, one-bathroom homes with single garages in the mid $200,000s.
This style of property achieves rental rates in the range of $280 to $320 per week. Although the continuous supply of house and land packages is creating a price ceiling for the new product market, there is potential to see some capital growth in these older established homes given the clear price gap currently being seen.
Maryborough is also a very affordable market. Prices have been falling over the past year with consistent activity in the mid to high $100,000s for typical post-war timber homes of either two- or three-bedroom accommodation. Rental rates appear to be increasing with the base rental rate in the order of $260 per week. At a price of $180,000, this would provide a gross return of 7.5%. 
Property Observer looked up some recent sales in Maryborough on www.realestate.com.au and came up with these in the affordable range.
<img src="/images/2016/05/13/main-1.jpg" alt="" width="667" height="500">
A two-bedroom highset house at <a href="https://www.realestate.com.au/property-house-qld-maryborough-121420190" target="_blank">39 Churchill Street Maryborough Qld 4650</a> (above) fetched $190,000.
<img src="/images/2016/05/13/image18.jpg" alt="" width="661" height="496">
A two-bedroom cottage at <a href="https://www.realestate.com.au/property-house-qld-maryborough-122251114" target="_blank">27 JOHN LANE Maryborough Qld 4650</a> sold for $191,000.
 
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prateek24-ezbwHMbNAk

Queensland's Hervey Bay fringes are a good bargain for investors: HTW

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Sunshine Coast in Queensland has remained a rising market for both houses and units in valuation firm Herron Todd White's property clock --  a simple broad brush means to suggest where property markets are and what direction prices are moving in. 
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HTW also examined the fringes of Sunshine Coast in its April's report.
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The first half of 2015 was running pretty hot. There was a strong increase in sale volumes with entry level properties being the most popular. Investors comprised a higher percentage of our market with some buyers being priced out of some coastal areas. The sub $500,000 housing market close to coastal centres has shown the largest sign of the market improving. To find value and affordability for either investors or owner-occupiers, you are reviewing property type or looking further afield.
The population base generally runs along the coast from Noosa Heads south to Caloundra. While there are some small infill fringe areas near the coast, our real fringe areas tend to be the hinterland and railway townships form Cooroy in the north through to Beerwah to the south incorporating the main centre of Nambour and a number of small towns. Within these areas entry-level dwellings are around the high $200,000 to low $300,000 with these properties generally renting from between $300 to $350 per week which is not a bad return.
Within these areas there are a number of small infill subdivisions that have been performing well on the back of relatively low land prices. One big benefit is that the sizes appear to be more traditional at 600 to 800 square metre allotments with some larger rural residential allotments. Comparing this to the mainly small lot product in the coastal areas is leading buyers to look at these areas as a good alternative for families. Another factor leading to people looking at these areas to live and invest is the sense of community being generated. The schools have that country feel, there are a number of sporting clubs and the towns provide a small main street.
All in all we believe that these hinterland and railway townships have and will continue to tick over pretty well. There is very much a big affordability factor that goes into these areas and that you get some bang for your buck. We have also started to see some lifestyle factors come into play and the fact that people are looking to these areas to raise families. 
Property Observer looked up a few recent sales around the $200,000 to $300,000 plus range in Cooroy and Beerwah on www.realestate.com.au and came up with these:
<img src="/images/2016/05/12/image2.jpg" alt="" width="500" height="375" style="line-height: 1.3em;">
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A two-bedroom townhouse at <a href="https://www.realestate.com.au/property-unit-qld-cooroy-121409690" target="_blank">6/16a Kauri Street Cooroy Qld 4563</a> (above) sold for $330,000. 
<img src="/images/2016/05/12/main.jpg" alt="" width="652" height="489">
A two-bedroom house at <a href="https://www.realestate.com.au/property-house-qld-beerwah-108437626" target="_blank">25 Greber Road Beerwah Qld 4519</a> sold for $290,500.
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Sunshine Coast's fringes offer more bang for buck: HTW

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Construction has started in right earnest at Oakland Estate, a $1 bilion masterplanned development in the Queensland township of Beaudesert, with buyers snapping up home sites.
Close to the Gold Coast and Brisbane, Oakland Estate offers brand new homesites, house and land packages with schools, parks, restaurants and retail planned.
A $30 million construction programme has started which includes the McAuley Catholic College, that will have an intake of 850 students and will open in January 2017.
nWork is also expected to start soon on a shopping village, comprising a 1,200 sqm IGA supermarket, 500 sqm of specialty stores, a fast-food restaurant and a tavern complete with function rooms, a children's play centre and a separate public bar and dining area.
A service station, including a drive-through coffee shop, are also expected to come up soon.
Oakland Estate is being developed by Robinson Projects. Lots average 750 sqm and are priced from $185,325.
Head of Robinson Projects, James Robinson, says he has also partnered with local builders to deliver a range of house and land packages priced from $346,000 with a variety of three and four bedroom floor plans. 
"Our first purchasers have predominantly been mature couples and retirees looking to make plans for the next phase of their lives," he said.
"The construction of the school has also led to strong enquiry from families who want to move to Beaudesert to raise their children in a country environment, whilst still being within a one hour drive of both Gold Coast and Brisbane City."
<img src="/images/2016/05/11/Screen%20Shot%202016-05-11%20at%209.01.38%20AM.png" alt="" width="1276" height="768">
Two of the first buyers in Oakland Estate are Peter and Lesley Wilson, who are moving from Yeppoon. The couple has bought a 785 sqm homesite at Oakland Estate.
"We are retired and have family based in Toowoomba, Gold Coast, Brisbane and Sydney, so we wanted to find a place where it would be easier for us to access the motorway or airport to visit our loved ones," Wilson said.
 
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Oakland Estate in Queensland's Beaudesert draws first buyers, $30 million construction underway

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Queensland’s land clearing has yet again become a national issue. After laws were relaxed under the then Liberal-National state government in 2013, land-clearing rates tripled, undermining efforts to conserve wildlife and reduce carbon emissions.
Now the Labor state government wants to re-tighten the laws. The revised legislation is expected to be debated after June 30.
Land clearing is a highly contentious and polarising issue in Queensland. Scientists and environmental groups have voiced concerns about the dramatic increase in land clearing. But some rural landholders are reportedly worried about the prospect of re-tightened regulations and their possible impact on property values and business certainty.
So, what does the big picture suggest?
<h2>Then and now</h2>
Since the 1980s, all Australian states and territories have introduced laws to protect native vegetation, in response to rising public concern about land degradation, salinity, biodiversity loss and greenhouse gas emissions.
The most significant policy reforms have been in Queensland – where the vast majority of land clearing in Australia has occurred over the past four decades – as I show in a new paper published in Pacific Conservation Biology.
<a href="/images/2016/05/10/image-20160502-2371-sram16.png" target="_blank">Click to enlarge</a>
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<h4>Total forest loss due to human activity from 1972 – 2014. Data is sourced from the National Carbon Accounting System (NCAS), Australian Department of the Environment (2015). Image: Evans (2016) https://dx.doi.org/10.1071/PC15052</h4>
Changes to land-clearing laws in 2007 were heralded as the end of broad-scale clearing in Queensland. Clearing of remnant (old-growth) forest was restricted on freehold land, all remaining clearing permits (issued under a ballot) expired and A$150 million of compensation was provided to landholders. Further amendments in 2009 placed protections on “high value” (more than 20 years old) regrowth forest.
Fast forward to 2012, and Premier Campbell Newman was elected on a promise to “take an axe to tree-clearing laws”.
The 2013 amendments:
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removed protections on “high value” regrowth forest
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allowed landholders to self-assess clearing for activities such as fodder harvesting and vegetation thinning
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allowed clearing of remnant forest for “high-value agriculture”
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changed the onus of proof so that the Queensland government had to prove that land-clearing laws had been violated.
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Queensland’s current Labor government intends to reverse most of the 2013 amendments to vegetation-clearing laws, as well as extending protections on regrowth forest to three additional catchments, to reduce runoff onto the Great Barrier Reef.
The laws will also be retrospective, in an effort to prevent panic clearing before the changes come in.
<h2>How does Queensland compare?</h2>
Queensland is not alone in its recent changes to vegetation protection laws.
New South Wales introduced self-assessment for “low risk” clearing in 2013. It also promised to repeal the Native Vegetation Act and replace it with a new Biodiversity Conservation Act. An independent review recommended that these changes occur, but environmental groups remain opposed.
Victoria’s vegetation laws were also changed in 2013. The then Coalition government’s changes included the removal of the “net gain” target in vegetation extent and quality that had been in place since 2003. The Victorian Labor government is now undertaking another review of the state’s regulations.
Laws have also been relaxed in Western Australia, where landholders may now clear up to 5 hectares per year on individual properties without a permit (an increase from 1 ha per year).
<h2>From state to self-regulation</h2>
Within ten years of what looked like the end of broad-scale land clearing in Australia, most state vegetation laws across the country have been relaxed.
Government regulation of native vegetation is generally unpopular with landholders and so maintaining these policies has proven to be politically unpalatable. At this stage, only Queensland is looking to re-strengthen land-clearing laws – and, even so, self-assessment for some clearing activities will remain.
What does this all mean for native vegetation in Australia? This is actually a difficult question to answer.
Many factors influence land clearing: rainfall, the price of key agricultural commodities and the amount of land available to clear. This complexity means it’s difficult to know what impact (if any) changes in policy have on the rate of land clearing.
<a href="/images/2016/05/10/image-20160502-31682-1ypn90s.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/05/10/image-20160502-31682-1ypn90s.png" alt="">
<h4>Trends in national-scale deforestation and key macroeconomic variables. Plots are total deforestation versus: a) Year, b) Extent of primary forest remaining, c) Log-transformed total rainfall, d) Gross domestic product per capita (current USD) , e) Agriculture, value added (% total GDP) f) Farmer’s terms of trade. Image: Evans (2016) https://dx.doi.org/10.1071/PC15052</h4>
It’s quite clear that the relaxation of Queensland’s clearing laws was followed by a sharp increase in vegetation clearing, but it’s not yet apparent whether this has happened in other states.
A big issue is a lack of reliable data. There’s no consistent reporting of vegetation clearing across Australia. Some states, such as New South Wales, only publish information on the amount of clearing permitted by regulation.
As reported last week, total vegetation clearing in New South Wale is much higher than official data shows as most clearing is exempt from regulation, or illegal.
<h2>Better policy needed</h2>
If we’re serious about protecting Australia’s native vegetation for the sake of soil health, biodiversity and the climate, we need to use all the tools we have available to achieve this goal.
Using a mixture of government regulation, self-regulation and genuine economic incentives, such as carbon farming, is the best approach.
But no matter which policies we use, they all need to be monitored and evaluated to be effective. Otherwise, we have no idea whether all the time and money devoted to designing and implementing new policies has been worthwhile.
The inconsistency between the federal government’s Direct Action policy and the relaxation of state restrictions on vegetation clearing is a big problem. Landholders need a clear and consistent message from all levels of government if they are to adapt and make long-term business decisions.
Interestingly, around 75 percent of the recent clearing in Queensland has occurred in the Brigalow Belt and Mulga – areas where we’ve found that carbon farming could be more profitable than cattle grazing.
If only the price, and the policies, were right.
Megan C Evans is PhD Candidate in Environmental Policy, Australian National University and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/megan-c-evans-4271" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Queensland moves to control land clearing: other states need to follow

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<h2>Associations for property owners</h2>
Advice and support is available to you as a property owner from some relevant associations. We have provided a list of those associations most used by property owners. See below to assess which one is right for you.
<h3>Local progress associations</h3>
Progress associations are local resident associations that meet to discuss local issues. You can find information about your local progress association in local newspapers, on community notice boards, at your local library or council website.
<h3>For Property Owners</h3>
The Property Owners Association of Queensland (POAQ) represents the interests of rental property owners in Queensland.
<h3>For Unit Owners</h3>
The Unit Owners Association of Queensland Inc. (UOAQ) is an industry association to advance the interests of unit owners within the community.
<h3>For Retirement Village residents</h3>
The Association of Residents of Queensland Retirement Villages (ARQRV) represents the interests of retirement village residents from leasehold, loan/licence and freehold retirement villages. 
<h2>Association for developers</h2>
Get advice and support as a property developer in Queensland by joining the Urban Development Institute of Australia (Qld) (UDIA) which represents the interests of the property development industry in Queensland.
<h2>Zoning in Queensland</h2>
Find out how planning and zoning works in Queensland, including the steps to making a development application, from the links and information below.
<h3>Local council planning and zoning</h3>
Your local council will have planning and zoning codes. Visit your council office or website for information relevant to your area.
<h3>Development application</h3>
Development applications are required if a development is considered an assessable development under the Sustainable Planning Act 2009 (PDF).
To find out if your development is an assessable development, you will need to look at the following: 
<ul>
<li>the Sustainable Planning Regulation 2009 </li>
<li>your local government’s planning scheme.</li>
</ul>
<h3>Do you need to lodge a development application?</h3>
As a general rule, a development application must be lodged if you are: 
<ul>
<li>building any free-standing permanent structure </li>
<li>extending or raising an existing structure </li>
<li>building a retaining wall over one metre high or a fence over two metres high </li>
<li>erecting signs.</li>
</ul>
You may also be required to lodge a development application if you are: 
<ul>
<li>clearing native vegetation </li>
<li>demolishing an existing building or structure (in part or in full) </li>
<li>changing the use of the land (e.g. a house to a block of units; an office to a retail shop; a wheat farm to a piggery) </li>
<li>altering the exterior of a heritage place </li>
<li>carrying out significant structural changes to an existing building.</li>
</ul>
<h3>No development application needed</h3>
Unless the property is heritage listed, you do not need a development application if you are: 
<ul>
<li>painting or redecorating the interior or exterior of a structure </li>
<li>remodelling a kitchen or bathroom </li>
<li>performing minor internal structural changes to an existing structure.</li>
</ul>
<h2>Local, regional and state-wide planning laws and policies</h2>
<h3>Local government planning schemes</h3>
Local council planning considers the economic, social and environmental needs and the visions of the local community. They focus on land use, development, infrastructure and valuable features of the area.
View a list of Queensland local government planning schemes.
<h3>Planning reform</h3>
The Qld government is reforming the current planning and development system to ensure the state's continued growth and prosperity.
The reforms aim to: 
<ul>
<li>streamline assessment and approval processes </li>
<li>remove unnecessary red tape </li>
<li>allow local governments to plan for their communities.</li>
</ul>
Reforms include: 
<ul>
<li>the Sustainable Planning and Other Legislation Amendment Act 2012(SPOLA Act) </li>
<li>a single State Planning Policy </li>
<li>changes to the local infrastructure contributions framework.</li>
</ul>
Planning policies, land and community planning and building codes for managing population growth in Queensland.
<h3>Regional development</h3>
If you are looking to invest in Queensland or grow a business, industry or regional economy, Regional Services is a network of staff that deliver regional development, planning, business, industry and services on behalf of state government agencies across Queensland.
Brisbane's online planning and development system
Brisbane City Council has developed an online system for planning and development applications and enquiries.
You can: 
<ul>
<li>do a property enquiry </li>
<li>track the progress of a development application </li>
<li>use the interactive mapping tool </li>
<li>view the Brisbane City Plan </li>
<li>lodge a submission.</li>
</ul>
 
 
To read more <a href="https://www.qld.gov.au/law/your-rights/legal-and-property-rights/property-development-laws/" target="_blank">visit Smart Service Queensland here</a>
 
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jonathanchancellor-7SQnKwU6yx

Property 101: Development laws in Queensland 

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As Queensland's population grows, the need to provide services and community facilities such as schools and hospitals also grows.
Due to this growth, it is sometimes necessary for the state government to acquire land for public purposes.
The Acquisition of Land Act 1967 authorises constructing authorities to acquire land for public purposes related to their business. The Department of Environment and Heritage Protection (DEHP) has the power to acquire land for public purposes. It is the constructing authority for various Queensland Government agencies.
<h2>Legislation</h2>
Legislation that provides for the resumption of land are the: 
<ul>
<li>
Acquisition of Land Act 1967 for the acquisition of freehold land </li>
<li>
Land Act 1994 (and various other Acts) for the acquisition of state leasehold land.</li>
</ul>
The Acquisition of Land Act outlines the purposes for which land can be acquired.
<h2>Land resumption for transport and roads</h2>
You can find out if the government requires your property by doing a property search.
If your property is required for a road or transport project, you will receive a ‘Notice of intention to resume’.
If you agree, you can negotiate for compensation or may choose to object.
<h3>Making an objection</h3>
As the landowner, you have the right to object, have the objection heard, and have your proposal considered by the government.
Your objection must: 
<ul>
<li>be in writing </li>
<li>be made within a specified time </li>
<li>provide supporting details for your objections.</li>
</ul>
After considering your objections, we may: 
<ul>
<li>go ahead with the resumption </li>
<li>change the portion of your property required for the project </li>
<li>change the project so we do not require your property.</li>
</ul>
If your land is resumed, we publish a ‘Taking of land notice’ in the Government Gazette (the gazette). This process normally takes approximately 3 to 6 months.
<h3>Claiming compensation</h3>
You can claim compensation if you are the legal owner, lessee or licensee of the property.
You must make the claim within 3 years from the day we publish the ‘Taking of land notice’ in the gazette.
You will receive a copy of the gazette notice, and a compensation claim form to complete and return to us. You may engage a registered valuer and/or solicitor to assist you.
We will reimburse reasonable costs as part of the overall settlement of compensation.
<h3>Advance payments</h3>
You can apply for an advanced payment against compensation at any time after lodging your claim.
This does not affect your right to negotiate additional compensation or have the matter independently determined by the Land Court if we fail to reach an agreement.
<h3>Property value assessment</h3>
Assessment is based on the market value of the property (or your interest in the property) at the date of the gazette notice.
The Department of Transport and Main Roads will have the property independently valued and a property officer will then contact you to discuss compensation.
<h3>Offer of compensation</h3>
If an offer of compensation is made to you, and you are satisfied with the offer, we will arrange settlement.
Compensation payments made as a result of the resumption of property do not attract GST.
<h3>Correction of property title</h3>
The Department of Transport and Main Roads will correct the title for the remainder of your land to reflect the new boundary at no cost to you. 
<h3>Rejecting the compensation offer</h3>
If you choose not to accept the compensation offer, a property officer will arrange a conference with you to resolve differences in an open and conciliatory manner.
If you do not reach an agreement on compensation, you can refer the matter to the Land Court for an independent determination.
<h3>Vacating the property</h3>
The government can take possession of the property at any time following publication of the gazette notice.
If you refuse to vacate the property from that date, we can arrange to take physical possession of the property, with the costs to be met by you.
Alternately, where practicable, you may remain at the property for a set period of time under certain conditions.
Our property officers will be pleased to assist if you have any queries on resumption matters. Please phone 1800 806 414 (toll free) for further information or for a hard copy of the brochure.
<h2>Reclaiming coastal wetlands and marshes</h2>
Reclaiming land under tidal water involves filling land to a level above the high water mark to make it suitable for your purpose.
The impact of this on coastal wildlife, habitat and scenic values must be considered carefully.
<h3>Guidelines</h3>
You should read the guidelines (Owners consent for development assessed under the coastal Act – document currently under review) and related government policies on this issue before lodging an application for a licence or permit.
<h3>Pre-design/pre-lodgement meeting service</h3>
This service is for projects that need a high level of assessment. It includes a meeting with a departmental project manager to discuss the information that you need to include in your application.
For more information please refer to the Pre-design conference fact sheet.
Contact Permit and Licence Managemen<a href="https://www.ehp.qld.gov.au/licences-permits/contact_details">t</a>, or email, or complete a Pre-design conference application form.
Find out more about coastal development.
<h3>Permits and approvals</h3>
The approval you require will depend on the type of project.
For more information, <a href="https://www.qld.gov.au" target="_blank">click here</a>.
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po-LsXgBTHBmX

Property 101: When the Queensland Government reclaims land

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What’s old is new again as urban designers look to the past to solve a modern challenge in Queensland’s booming housing markets.
Leading consultancy group RPS have suggested that individually designed freehold terrace homes were getting set to be the future of compact housing in Australia.
RPS Regional Technical Director of Urban Design Peter Egerton said people looking for affordable, low-maintenance homes in prime lifestyle areas such as the Sunshine Coast and Gold Coast were finding the new innovations in compact housing ticked all the boxes.
The rear laneways of the modern terrace lots are the same dimensions as those of days gone by but instead of being used by dunny carts, these days they provide vehicle access to rear-facing garages. This allows increased vehicle parking or storage opportunities without affecting the aesthetic appeal of the home’s street front.
“The terrace homes are essentially freestanding houses with a 50 millimetre gap in between and a high density easement over the whole boundary to take care of maintenance requirements,” Peter Egerton said.
RPS has been at the forefront of creating game-changing solutions in compact housing for the past decade, working as the urban designer on projects that have pioneered the new concepts in terrace allotments such as Fitzgibbon Chase on Brisbane’s northside, CityVillage Terraces at Robina and Sunshine Cove on the Sunshine Coast.
Chardan Development Group’s Sunshine Cove at Maroochydore has recently received national kudos for its innovation in residential terrace allotments, taking out the Residential Development award at the 2016 UDIA National Awards for Excellence. 
Sunshine Cove’s first residential precinct was launched in 2010 and creativity and innovation were hallmarks of the project from the start.
 
 
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j.ballantyne1990-6AQqhLzZaK

History repeats with re-birth of the terrace home

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A majority of property investors would abandon property as an investment strategy if Labor’s negative gearing changes were brought in, according to the results of a survey across Queensland.
The survey of REIQ membership and its landlord clients found that 79 per cent of property investors would get out of property in such a scenario, said a media release.
REIQ Chairman Rob Honeycombe said the findings confirmed that changes to negative gearing would be disastrous for the Queensland property market.
“We now know for a fact that 79 per cent of respondents will get out of property and find an alternative investment strategy that works more effectively and yields a better return,” he said.
“That will have a crippling effect on house values and on the rental market, where the private rental market plays such a critical role in keeping rents affordable.” 
In a survey sent to more than 14,000 REIQ members and their investor clients, 38 per cent of respondents said a different asset class would be a more likely investment option if negative gearing benefits were removed from property. 
Almost 25 per cent said they were unlikely to move to shares.
“Mum and dad investors trust property as their investment strategy and that’s where they want to build their wealth. They believe it’s as safe as houses,” Honeycombe said.
“We know from this survey that removing negative gearing would smash rental affordability as investors, who provide rental accommodation for about a third of Queenslanders, sold their assets and adopted a new investment strategy.”
The Grattan Institute’s report suggested that two per cent of value would be wiped off housing values if negative gearing was curbed.
Honeycombe said that would represent around $130 billion in value, deleted instantly (based on CoreLogic estimates that residential real estate in Australia is valued at about $6 trillion). The impact of this on the broader economy would be far-reaching.
“The state government would lose a significant amount of revenue from stamp duty if people’s house values fell by two per cent, and the Grattan Institute is being very conservative with its estimate of two per cent.
“How does the state government feel about this massive loss to revenue? ABS data released yesterday reveals that revenue from property taxes at a local and state level have increased 70 per cent over the past nine years – representing an increase of $1.6 billion in council rates and $1 billion in stamp duty over the past nine years. "
Negative gearing would hit tax revenue and add to the strain on local council and state government budgets, with regional Queensland the biggest sufferer, the release said.
In addition, the government would also lose out on a range of taxes paid by associated service providers, such as the GST paid by the financial advisor, the accountant, and the real estate agent who facilitated the transactions.
“It’s a complicated web of interconnected policies and it’s virtually impossible to tweak just one without affecting everything,” said Honeycombe.
“Negative gearing plays an important role in the Queensland property market and any changes to it will be detrimental.” 
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Majority of investors to pull out of property if negative gearing removed

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The image-makers who groom politicians think we’re simplistic creatures easily led. Primary school mantras like “stop the boats” will get us every time, apparently. Of course, if they were right, no one would ever lose an election. 
Queensland’s Premier Anna Palaszczuk, not the sharpest tool in the political shed, clearly thinks the “jobs, jobs, jobs” song sheet is the best one to sing from. She and her ministers are chanting this mantra in front of cameras every day.
But it doesn’t matter how good the song, if the singer is tone deaf it’s still going to jar with the listener.
So the Premier’s big pitch to justify a mining lease to Indian corporate villain Adani for a mega-billion coal mine - jobs for Queenslanders, jobs for locals, jobs for everyone north of the NSW border - had a hollow sound. You could see in her delivery at the press conference that she didn’t really believe it herself. 
She is no doubt aware of Adani’s track record of being big on rhetoric and small on delivery. Already the company is pulling back from earlier statements about starting work and there is unlikely to be any action in the next 12 months.
The company won’t even make the key investment decision until some time in 2017. It has been unable to find a bank willing to lend for the project and there will continue to environmental opposition and court challenges.
 As one major newspaper commented: “Much is the wailing and gnashing of teeth at the move by the Queensland government to approved the project, but this approval is entirely political. It’s all about the appearance of commitment to jobs – jobs that will never occur unless the coal price doubles.”
If and when the project goes ahead, the modern trend of flying in your workers from distant locations and accommodating them in temporary workers camps will seriously dilute the economic and property market benefits in Central Queensland.
To recap, this week the Queensland Government issued the mining lease Adani needs to proceed with its Carmichael mega coal mine in the Galilee Basin. I’ve seen many different cost estimates for this project, anywhere between $8 billion and $15 billion.
Whichever way you look at it, it’s a massive project. The proponent says there will be 4,875 jobs in building and operating the mine, plus 1,520 jobs in building and operating the rail link to Abbot Point. There will be, allegedly, a $4.1 billion boost to the economy. 
But can we believe the numbers about jobs and economic benefits, and will it make any difference to ailing property markets in Central Queensland?
The mine site is a long way from major population centres. This will be a FIFO operation with temporary accommodation camps set up close to the mine. And we’ve seen what happens to local towns when mining companies bypass the local communities and hire workers from outside the area, flying them in from distant locations.
Moranbah, Gladstone and Emerald are examples. All attracted major development of new dwellings from builders who expected rising demand for local houses and services, not understanding that most would be flying in and staying in camps. Massive oversupply resulted, causing rents and property values to fall. 
The existence of major resources developments puts pressure on local towns, for example its medical services - but they derive few of the benefits because most of the workers don’t live locally and they don’t spend locally. They take their fat pay packets back home, which might be Brisbane, the Sunshine Coast, Sydney or Perth.
So the core message is that there will be no property boom, if and when Adani eventually does go ahead with its mega project.
And, in terms of jobs for locals – there will be few, if any.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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terryryder-YECXbqmri2

No property boom from Queensland's latest FIFO mining project: Terry Ryder 

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A cooling-off period of 5 days applies to contracts for the sale of residential property. It will start the day the buyer receives a copy of the contract (signed by both parties).
Please note:
<ul>
<li>For contracts that arrive on a weekend or a public holiday, the cooling-off period starts on the next business day.</li>
<li>The cooling-off period still begins if a representative takes it on the buyer’s behalf.</li>
<li>If there’s a dispute, the seller (or their agent) must prove when they delivered the contract.</li>
</ul>
The cooling-off period ends at 5pm on the final (5th) day of the cooling-off period. After this, the buyer must follow through on the contract and buy the property. This remains subject to the terms of the contract.
Exempt sales
A contract is exempt from the cooling-off period for:
<ul>
<li>a sale by auction</li>
<li>a follow-up sale after an unsuccessful auction (before 5pm on the second business day), in which the buyer was a registered bidder</li>
<li>an option contract (or a sale contract formed as the result of an option contract).</li>
</ul>
The cooling-off period also doesn’t apply if the buyer is:
<ul>
<li>a publicly listed corporation (or their subsidiary)</li>
<li>the State or a statutory body</li>
<li>buying at least 3 lots at the same time (whether or not in the same contract).</li>
</ul>
Cancelled sales
To cancel the sale contract, the buyer must give you (or your client) written notice by 5pm on the 5th day. They can deliver it in person, by email or fax.
If the buyer chooses to cancel during cooling-off period, the seller:
<ul>
<li>may deduct a penalty of up to 0.25% of the purchase price from the deposit</li>
<li>will need to refund the rest of the deposit within 14 days.</li>
</ul>
Waived or shortened period
The buyer can choose to waive or shorten the cooling-off period. They will need to put this in writing. 
This document will need to state that:
<ul>
<li>they waive the cooling-off period entirely</li>
<li>the cooling-off period will last until 5pm on a particular day.</li>
</ul>
The deposit
The buyer must pay the deposit at the time set out in the reference schedule of the contract. The seller’s agent is usually the deposit holder. If this is you, you must put the deposit in your trust account.
You must not access this money until:
<ul>
<li>the seller is entitled to the money on settlement day</li>
<li>the buyer is entitled to the money because they lawfully cancelled the sale contract.</li>
</ul>
For more information, <a href="https://www.qld.gov.au" target="_blank">click here</a>.
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