A long-awaited transformation of a former industrial site in Holroyd has been given the green light, with the NSW Government approving the $1.2 billion Crescent Parklands masterplan that will deliver more than 1,200 new homes just south of Parramatta.

The State Significant Development approval clears the way for a large-scale mixed-use precinct at <a href="https://www.apartments.com.au/new-apartments/1-crescent-street-holroyd-nsw-2142">1 Crescent Street</a>, replacing an underutilised site with a coordinated residential community anchored by new open space, retail, and commercial uses.

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> for WA-based developer Tiberius, the approved scheme comprises seven buildings arranged across two precincts. In total, the development will deliver 1,227 apartments, including 201 allocated as affordable housing, alongside approximately 2,500 sqm of retail and 5,000 sqm of commercial space within a mixed-use podium.

<img alt="Tiberius’ Crescent Parklands to deliver 1,200+ homes in major Holroyd transformation" data-entity-type="file" data-entity-uuid="1cc82dd2-8184-4b86-8665-90653147820d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Crescent%20buildings.png?VersionId=2ZmVDc_Rfc4AzQ6ShzZJlvdZnACLerVM" />

The project is structured as a masterplanned precinct rather than a standalone tower. Buildings 1 to 4 will rise from a shared podium with shop-top housing, while Buildings 5 to 7 are positioned closer to the northern park interface as residential flat buildings. The built form has been carefully modulated to balance density with amenity, with the design resolving building separation, solar access, and wind impacts at a precinct scale.

A significant focus of the design is the activation of Crescent Street and the integration of public domain. The submission notes that “individual townhouses [were] removed for community based functions to Crescent Street to increase activation and surveillance,” reinforcing a more urban and publicly engaged street edge. Retail, commercial tenancies, and resident amenity spaces are concentrated along this frontage and within the podium to support day-to-day activity.

The landscape strategy underpins the project’s identity, with a network of pedestrian connections, landscaped corridors, and open spaces linking the site internally and to its surroundings. The design prioritises permeability, delivering “increased uninterrupted flow between spaces for pedestrian access” and improved connections through to the adjoining parklands.

<img alt="Tiberius’ Crescent Parklands to deliver 1,200+ homes in major Holroyd transformation" data-entity-type="file" data-entity-uuid="19282454-ab2f-4e2c-866f-4b35cf4283d4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Crescent%20masterplan.png?VersionId=JQdWGYI5B5R1lzmK4omYOp_8KLPkT4Bv" />

Buildings within the western precinct are oriented toward the park, shaping a residential offering defined by proximity to open space. The design describes this approach as creating apartments “immersed in nature with apartments facing the park,” positioning the landscape as a central organising element of the masterplan.

The broader architectural response addresses both infrastructure and context, with taller elements capturing long-range views toward Parramatta while setbacks and separation distances mitigate impacts on surrounding residential areas. Sustainability initiatives, including solar optimisation, cross-ventilation, and integrated landscape systems, are embedded across the scheme.

Located approximately one kilometre south of Parramatta CBD, the 3.6-hectare site is bounded by Crescent Street, Woodville Road, and Holroyd Sportsground. It benefits from strong access to public transport, including nearby bus routes and train stations, and sits within a rapidly evolving corridor earmarked for increased residential density. The design also strengthens connections between surrounding green spaces, including Holroyd Sportsground and Parramatta Parklands.

The approval follows several years of planning, including a rezoning process that enabled significant uplift in height and density across the site. With determination now secured, Crescent Parklands is positioned to play a major role in delivering new housing supply within Greater Parramatta’s growth area.

Joel Robinson

Tiberius’ Crescent Parklands to deliver over 1,200 homes in major Holroyd transformation

A new State Significant Development application has been lodged over land at <a href="https://www.apartments.com.au/new-apartments/33-43-marion-street-parramatta-nsw-2150">33–43 Marion Street</a>, Parramatta, proposing a high-rise mixed-use tower that leverages planning incentives to deliver a substantial pipeline of new housing, including a dedicated affordable component.

The scheme, currently on exhibition, combines a shop-top housing development with a concurrent rezoning, positioning the site for a significant uplift in density within Parramatta’s evolving southern CBD fringe.

The proposal, designed by <a href="https://www.apartments.com.au/architects/fuse-architecture-0">Fuse Architects</a> for CN Marion, would replace the existing buildings with a 37-storey mixed-use tower, delivering 296 apartments above a retail podium with six basement levels on the 2,376 sqm site.

The residential mix comprises 58 one-bedroom, 207 two-bedroom, and 31 three-bedroom apartments, with communal facilities located on the second level and the rooftop. Ground-level activation is driven by retail and food and beverage tenancies, alongside a publicly accessible through-site link designed to improve pedestrian permeability.

The project includes 194 car spaces, five motorcycle spaces, and 348 bicycle spaces, reflecting a transit-oriented approach in a location directly adjacent to the rail corridor and within walking distance of Harris Park Station.

<img alt="First Look: Plans lodged for 37-storey mixed-use tower with affordable housing at 33–43 Marion Street, Parramatta" data-entity-type="file" data-entity-uuid="3db873ea-62f0-437b-8a6a-eeda154d2dee" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Marion%20building.png?VersionId=YwzBv8OVHwyRnMLGX4slU7QyhTyMZeOX" />

The design adopts a podium-and-tower composition, with a three-storey street wall addressing Marion Street and a reduced two-storey interface responding to adjoining heritage cottages.

A key component of the proposal is the integration of affordable housing under the NSW Government’s in-fill affordable housing pathway, with units to be retained for a minimum of 15 years. This is paired with a broader public domain strategy that emphasises permeability, deep soil planting, and a landscaped through-site link.

“The strategy prioritises a permeable, well-activated public realm and supports a compact tower form to minimise the building’s footprint while enhancing the quality of the ground-level experience,” the design report states.

The proposal includes a central landscaped courtyard, rooftop communal areas, and planting strategies aligned with local environmental conditions and cultural narratives.

<img alt="First Look: Plans lodged for 37-storey mixed-use tower with affordable housing at 33–43 Marion Street, Parramatta" data-entity-type="file" data-entity-uuid="f0e6c165-9967-4d20-9216-e5b8357c85ba" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Marion%20site.png?VersionId=SRod222LwgDmGZJmJY0wTbK39UrWZLSD" />

The site occupies a prominent corner of Marion and Station streets, roughly 100 metres from Harris Park Station, within a precinct earmarked for significant intensification. While the immediate context is characterised by low- to mid-rise buildings and heritage dwellings, planning controls and recent proposals point to a transition toward high-density development.

<section data-scroll-anchor="false" data-testid="conversation-turn-2" data-turn="assistant" data-turn-id="request-WEB:c78224e4-1dd1-48ac-afda-97fe23bac47e-0" dir="auto">
Parramatta has been starved of new apartment supply in recent years. Builder-developers Deicorp and Coronation are the only two currently progressing projects in the suburb. Coronation is nearing completion of <a href="https://www.apartments.com.au/new-apartments/8-phillip-street-2-10-phillip-street-parramatta">8 Phillip Street</a>, which will be the tallest building in Western Sydney once finished, while Deicorp is delivering <a href="https://www.apartments.com.au/new-apartments/cosmopolitan-by-deicorp-parramatta-34-hassall-street-parramatta-nsw-2150">Cosmopolitan</a>, a development comprising over 600 apartments.
</section>

First Look: Plans lodged for 37-storey mixed-use tower in Parramatta

A substantial uplift in height and density is being tested in Lane Cove, with a 225-apartment scheme at 300 Burns Bay Road now on public exhibition as a State Significant Development alongside a concurrent rezoning.

The proposal by <a href="https://www.apartments.com.au/developers/level-33">Level 33</a> would see the demolition of an existing commercial building and associated structures, replaced by a residential development ranging from seven to 15 storeys.&nbsp;

The scheme delivers 225 apartments, including 34 designated as affordable housing, positioning it within the NSW Government’s accelerated Housing Delivery Authority pathway.

The development is arranged as three interconnected residential flat buildings, a response to the site’s long, narrow configuration and sloping topography.&nbsp;

<img alt="First look: 225-apartment Lane Cove tower proposal enters exhibition under State Significant pathway" data-entity-type="file" data-entity-uuid="c325d40c-ead5-45f4-9d77-5a446b23acc0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Lane%20Cove%20pers.png?VersionId=hsCJxT5hj.5kzA6AMInyan1x8mcHeRez" />

<a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a>, the project’s designer, describe a built form that is “divided into three sections, each connected by intermediate infill slots which are recessed to establish greater setbacks and further articulate the development.”

Across the scheme, apartments are supported by communal amenity at ground and rooftop levels, including landscaped open space and a rooftop pool. Basement and lower ground levels accommodate parking, storage, and building services, while a new public park is proposed along the eastern edge of the site, replacing part of the existing built form.

The architectural response has been shaped by the site’s pronounced fall towards the Lane Cove River, with building heights stepping down from west to east to reduce visual bulk and respond to adjoining bushland.&nbsp;

The design report notes that “the development has been carefully designed to integrate with the existing topography with the placement of massing and floor levels adjusted respecting the site’s inherent characteristics.”

<img alt="First look: 225-apartment Lane Cove tower proposal enters exhibition under State Significant pathway" data-entity-type="file" data-entity-uuid="31cc13a5-bc8b-4dc3-b9b1-07c6ec33a82b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Lane%20cove%20site.png?VersionId=NiyH3LimQwiHsE6Q7I5g4Grpr5fRdZaX" />

The project is being advanced through a concurrent rezoning process, seeking to increase the permissible height and floor space ratio beyond current Lane Cove LEP controls of 21 metres. Under the proposal, height would reach up to 54.5 metres, reflecting a shift toward higher-density outcomes in well-located urban areas.

Located on a 7,595 sqm site, the development sits within an established high-density residential pocket characterised by mid-rise apartment buildings set within a bushland setting. The site is within close proximity to Burns Bay Reserve, the Lane Cove River, and an extensive network of open space, reinforcing its strategic positioning for increased housing supply.

Level 33 is doing through the Housing Delivery Authority to try and get its Homebush project of <a href="https://www.apartments.com.au/news/nsw/level-33-adds-to-2-000-unit-pipeline-with-new-two-tower-homebush-plans">more than 300 apartments approved</a>.

The developer has over 2,000 apartments in the pipeline, predominantly in Wollongong.

First look: Level 33 proposes 225-apartment Lane Cove tower

Following the completion of its debut Palm Beach apartment development EVA on Tenth, local Gold Coast developer Chippendale Group has launched its latest project in the in demand area.

Chippendale Group, led by fifth-generation Palm Beach local Daniel Chippendale, has kicked off sales at&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/new-apartments/elise-palm-beach-3-twenty-fifth-avenue-palm-beach-qld-4221&amp;source=gmail&amp;ust=1775884443343000&amp;usg=AOvVaw2GyxnGQKU2XXwTzQ8_VHgi" href="https://www.apartments.com.au/new-apartments/elise-palm-beach-3-twenty-fifth-avenue-palm-beach-qld-4221" target="_blank">ELISE</a>, 68 coastal-infused apartments just 40 metres from the sand on Twenty Fifth Avenue.

[smartcode_project:default project_id=150992 project_image_fid=366023]

Construction is already well underway, a signal of confidence to buyers, following the demolition of the two-storey walk-up and 1990s built house that sat on two sites that have been amalgamated to create a prime corner block.

There are a mix of two- and three-bedroom apartments on offer, starting from $1.4 million.

[smartcode_project:default project_id=150992 project_image_fid=366024]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, Elise responds to its coastal setting through a horizontal architectural form with recessed glazing and layered landscaping. The design aims to balance light, shade and sea breezes while creating a defined presence along the streetscape.&nbsp;

Residences have been planned with an emphasis on outdoor living suited to the Gold Coast climate, including large balconies designed as usable outdoor rooms. Interiors will feature a selection of European appliances and natural materials, including New Zealand wool carpets.&nbsp;

[smartcode_project:default project_id=150992 project_image_fid=366033]

Resident amenities are centred around a wellness-focused ground-level precinct. There will be private access to a heated swimming pool, sauna, cold plunge and gym, alongside a residents’ lounge with dining and entertaining space.&nbsp;

<a href="https://www.apartments.com.au/new-apartments/elise-palm-beach-3-twenty-fifth-avenue-palm-beach-qld-4221">ELISE</a> is located towards the northern end of Palm Beach, which puts it just a short walk to Tallebudgera and Currumbin Creeks. At the end of the street is the newly extended Oceanway, a 36-kilometre pathway that runs up and down the Gold Coast.

Chippendale is targeting a late 2027 completion date for <a href="https://www.apartments.com.au/new-apartments/elise-palm-beach-3-twenty-fifth-avenue-palm-beach-qld-4221">ELISE</a>.

[smartcode_project_cta:default project_id=150992]

Chippendale Group launches Elise, 40 metres from the Palm Beach sand

Sydney developer <a href="https://www.apartments.com.au/new-apartments/31-41-o-hara-street-marrickville-nsw-2204">Third.i</a>&nbsp;has announced a new transport-oriented development in one of Sydney Inner West’s most sought-after metropolitan locations, delivering much needed housing within steps of world-class public transport and vibrant village life.

Located at&nbsp;31-41 O’Hara St,&nbsp;Marrickville, the proposed mixed-use development will include around 300 apartments, with up to 17 per cent dedicated to affordable housing, reinforcing Third.i’s commitment to creating inclusive, well-connected communities that support a diverse mix of residents who keep Sydney’s neighbourhoods thriving.

Located just 100 metres from the new Metro station, the development places residents within minutes of the CBD while offering seamless access to the Inner West’s cafés, retail, and local services. Anchored within a thriving local centre, the project supports everyday living without reliance on cars, while also delivering new public open space for the local community, including a new park and landscaped green areas, alongside high-quality private resident amenities.

Florian Caillon, Head of Acquisitions for Third.i Group, said the project builds on the company’s ongoing work alongside the NSW Government to deliver housing and amenity alongside major transport infrastructure. Amenity includes an activated pedestrianise retail strip that connects Illawarra Road down to the pocket park, and health and wellness facilities.&nbsp;

“Delivering housing of this scale within an established village is a rare opportunity, and few companies have achieved residential outcomes of this size at a village centre," Caillon said.

"We are excited to set a new standard for urban living in the heart of Marrickville,” he said.&nbsp;

The inclusion of affordable housing has been welcomed by frontline workers.

“We are supportive of developments which will allow essential workers like nurses, midwives and carers, the opportunity to live in the communities they care for," said&nbsp;Michael Whaites, General Secretary of the NSW Nurses and Midwives’ Association..

“Many healthcare workers tell us they would like to live closer to where they work, but are being priced out of the market, forcing them to move further away.&nbsp;

“Dedicated apartments for essential workers will support recruitment and retention in local hospitals and aged care facilities, helping to strengthen our health system.”

The project has been declared State Significant Development (SSD) by the Housing Delivery Authority (HDA).

Third.i to deliver 300 apartments in Marrickville TOD precinct

Apartment Buildings

Box Hill is a thriving suburb just 14 kilometres east of Melbourne.

A major transportation hub for Melbourne&#39;s eastern suburbs, Box Hill is home to one of the city&#39;s busiest train stations, located beneath Box Hill Central. It is also served by the route 109 tram and numerous bus routes.

Retail is plentiful with Box Hill Central. It was 2007 when two shopping centres merged to create Box Hill Central, which is&nbsp;integrated with a bus interchange and the Box Hill railway station.

As the suburb&rsquo;s cultural diversity and growing appeal have made it one of the more desirable places to live in Melbourne&#39;s east,&nbsp;Urban has taken a deeper dive into some of the best apartment developments available in Box Hill.

1. <a href="/buildings/the-parade-9-11-ellingworth-parade-box-hill">The Parade</a>

One-bedroom apartments starting from $465,000

[smartcode_project:default project_id=3194 project_image_fid=45228]

Coming to Box Hill is The Parade, designed by award-winning architects&nbsp;Hayball and comprising of 58 one and two bedroom residences across 12 floors.

The building&rsquo;s signature cascading facade gives the ability to deliver generous balconies with uninterrupted sky views and light-filled living spaces and varied floor plans to appeal to a diverse range of buyers.&nbsp;

Designed with the latest environmental standards, The Parade incorporates sustainable materials and the harvesting of rainwater and sunlight, making this a benchmark for modern living and an example for further Box Hill development.

2. <a href="/buildings/promenade-34-36-prospect-street-box-hill">Promenade</a>

One-bedroom apartments starting from $448,000

[smartcode_project:default project_id=5128 project_image_fid=159169]

Standing proudly on a beautiful, tree-lined street in the heart of Box Hill&rsquo;s coveted central business district, Promenade brings together an exceptional blend of luxury residences and first-class amenities.

Rising elegantly from a sophisticated ground-floor lobby featuring a range of retail spaces, Promenade captures sweeping city, mountain and bay views.

Promenade also lies in convenient proximity to Box Hill Central Shopping Centre, the Box Hill Institute, library and nearby hospital. Hop onto a train or tram and be whisked into the Melbourne CBD, where world-class shops, schools and universities await.

It is set for completion in 2023.

3. <a href="/buildings/irving-domain-box-hill-21-23-irving-avenue-box-hill-vic-3128">Irving Domain</a>

One-bedroom apartments starting from $430,000

[smartcode_project:default project_id=8569 project_image_fid=159861]

21-23 Irving Avenue is the latest bid to transform dual detached houses into an apartment building containing 123 dwellings. Kin Consolidated Pty Ltd is backing the $25 million development that would become the latest apartment project to regenerate Irving Avenue.

Kin Consolidated have entrusted DKO Architecture with the development&#39;s design; the result is a 14 storey apartment building holding 26 single, 90 double and 7 triple bedroom apartments over a corner 1,295 square metre site.

Experience a residents rooftop oasis with spectacular vistas in every direction with views overlooking the Box Hill Gardens out towards the Yarra Ranges. Offering a raised spa, BBQ area, alfresco dining and private pockets of seating separated by leafy landscapes and shade trees to create a sense of privacy.

4. <a href="/buildings/east-central-tower-820-whitehorse-road-box-hill">East Central Tower</a>

One-bedroom apartments starting from $410,000

[smartcode_project:default project_id=3867 project_image_fid=21985]

LongRiver Group&#39;s East Central Tower is a&nbsp;30 storey building in the works since the start 2017.&nbsp;

Included within the tower designed by&nbsp;Fender Katsalidis&nbsp;are approximately 280 apartments, 1,500sqm of residential facilities plus 3,000sqm of combined office and retail space

Enter an urban paradise within, where endless options to entertain or be entertained are a set a across a lavishly designed inner sanctum. Breathe, soak, plunge and relax in a resort style centre for wellbeing featuring pool, sauna and sun decks, yoga studio and fully equipped gymnasium.

5.&nbsp;<a href="/new-apartments/tempo-2-bruce-street-box-hill">Tempo</a>

One-bedroom apartments starting from $388,000

[smartcode_project:default project_id=27931 project_image_fid=75286]

Liveability is celebrated in Box Hill, and reveling in that cosmopolitan, active lifestyle is Tempo, brought to you by MAB Corporation and designed by the acclaimed Hayball architects.

Tempo brings a new vision to the community with innovative lofts, sky homes and multigenerational apartments designed with families in mind. They feature flexible interior layouts in refreshing configurations. The tower is perfectly situated in the Box hill Gardens precinct, rising majestically above the tranquil treetops and gardens to the north, and the bustling heart of Box Hill&#39;s shopping and dining district to the south.

On ground level, Tempo effortlessly blends with the tree-lined streetscape with a welcoming cafe and alfresco area, complementing the daily flow. The entry floor lobby and corridors imbue an atmosphere of calmness. Deep stone and timber finishes have been chosen for their natural, timeless quality.

6. <a href="/buildings/prospect-box-hill-9-11-prospect-street-box-hill">Prospect Apartments</a>

One-bedroom apartments starting from $469,000

[smartcode_project:default project_id=3516 project_image_fid=153753]

R&amp;F Property present Prospect a new residential landmark that delivers absolute convenience in all forms, including the communal facilities integrated into the project, as well as impressive access to Box Hill&rsquo;s broader amenities.

The building is recognised through its identifiable, elegant and refined form featuring balconies and terraces with ample vegetation form the elegant and poised glass tower.

An inviting, hotel-style porte-coch&egrave;re is found at Prospect&rsquo;s entry, giving way to the tower&rsquo;s apartments and communal amenities. These include a pool, a gymnasium, an outdoor entertainment and barbecue area, and an expansive dining room and kitchen. Paired with these convenient amenities is a building concierge &ndash; providing a scope of services, from house cleaning and couriering to transportation arrangements and the coordination of events.

7. <a href="/buildings/whitehorse-trio-845-851-whitehorse-road-box-hill">Whitehorse Trio</a>

One-bedroom apartments starting from $409,000

[smartcode_project:default project_id=4134 project_image_fid=27479]

Developed by CBD Development Group, Trio presents&nbsp;the next generation of mixed-used development in Box Hill.

Comprising three highly integrated buildings designed by Plus Architecture, the precinct delivers a seamless and diverse offering of retail, dining, lifestyle and amenities, and residences to suit a wide variety of people.

Trio residences cater to a variety of needs, with countless amenities and homes designed to suit singles, couples and families, and a building dedicated to senior-suited living.

The precinct also features a generous hotel with corporate and extensive function space.

The suburb’s cultural diversity and growing appeal have made it one of the more desirable places to live in Melbourne's East

jordan_55689

Top apartment developments in Box Hill

<html><body>
GUEST OBSERVATION 
“What we need to do is rebuild confidence in Australia’s building and construction sector,” said federal minister Karen Andrews after the July 2019 meeting of the Building Ministers’ Forum.
This has been a recurring theme since the federal, state and territory ministers commissioned Peter Shergold and Bronwyn Weir in mid-2017 to assess the effectiveness of building and construction industry regulation across Australia. They presented their <a href="https://www.industry.gov.au/sites/default/files/July%202018/document/pdf/building_ministers_forum_expert_assessment_-_building_confidence.pdf" target="_blank">Building Confidence report</a> to the ministers in February 2018.
In the 18 months since then, the combined might of nine governments has made scant progress towards implementing the report’s 24 simple recommendations. Confidence in building regulation and quality has clearly continued to deteriorate among the public and construction industry.
In last week’s Four Corners program, <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/4corners/cracking-up/11431474" target="_blank">Cracking Up</a>, Weir was asked whether she would buy an apartment. She responded: “I wouldn’t buy a newly built apartment, no […] I’d buy an older one.” She went on to say:
"We have hundreds of thousands of apartments that have been built across the country over the last two, three decades. Probably the prevalence of noncompliance has been particularly bad, I would say in the last say 15 to 20 years […] And that means there’s a lot of existing building stock that has defects in it […] There’ll be legacy issues for some time and I suspect there’ll be legacy issues that we’re not even fully aware of yet."
These comments may not have delighted those developers trying to sell new apartments, or owners selling existing apartments, but they are fair and correct. Confidence will not be restored until all the governments act together to improve regulatory oversight and deal with existing defective buildings.
Residents of the <a href="https://theconversation.com/lacrosse-fire-ruling-sends-shudders-through-building-industry-consultants-and-governments-112777" target="_blank">Lacrosse</a>, <a href="https://www.theage.com.au/national/victoria/same-as-grenfell-tower-cladding-fears-as-fire-rips-through-melbourne-cbd-apartment-building-20190204-p50vgl" target="_blank">Neo200</a>, <a href="https://theconversation.com/the-big-lesson-from-opal-tower-is-that-badly-built-apartments-arent-only-an-issue-for-residents-109722" target="_blank">Opal</a> and <a href="https://theconversation.com/buck-passing-on-apartment-building-safety-leaves-residents-at-risk-119000" target="_blank">Mascot</a> towers and other buildings with serious defects are already living with the impact of “legacy” problems. Over the weekend, <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-08-23/cladding-and-mould-forces-residents-out-of-apartment-block/11443976" target="_blank">another apartment building was evacuated</a> – this time in Mordialloc in southeast Melbourne. The building was deemed unsafe because it was clad with combustible material and had defects in its fire detection and warning system.
A costly but essential fix
Fixing such defects is a costly business. A Victorian Civil and Administrative Tribunal <a href="https://www.vcat.vic.gov.au/resources/owners-corporation-no1-of-ps613436t-owners-corporation-no-2-of-ps613436t-owners" target="_blank">decision</a> established that replacing the combustible cladding on the Lacrosse building in Melbourne would cost an average of A$36,000 per unit. At Mascot Towers, consultant engineers <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-08-23/mascot-towers-repair-bill-soars-to-20-million/11439856" target="_blank">estimated the cost</a> of structural repairs at up to A$150,000 per unit on average.
According to <a href="https://cityfutures.be.unsw.edu.au/research/projects/governing-the-compact-city-the-role-and-effectiveness-of-strata-management-in-higher-density-residential-developments/" target="_blank">UNSW</a> and <a href="https://www.afr.com/property/residential/cladding-just-the-tip-of-the-iceberg-20190612-p51wrw#logout" target="_blank">Deakin</a> research, between 70% and 97% of units in strata apartments have significant defects. Let’s assume 85% have such defects and the average cost of fixing these is only $25,000 per unit. That would mean total repair costs for the 500,000 or so tall apartments (four-storey and above) across Australia could exceed A$10 billion.
The Victorian government has taken the lead on combustible cladding, <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-07-16/flammable-cladding-removal-fund-victorian-government/11311518" target="_blank">setting up and funding a A$600 million scheme</a> to replace it. It’s also replacing combustible cladding on low-rise school buildings even though these may comply with the letter of the National Construction Code.
No other state has yet followed this lead. This is concerning given the risk to life. No one viewing images of the <a href="https://www.theage.com.au/national/victoria/how-hundreds-of-lives-were-thrown-into-chaos-when-neo-200-caught-fire-20190429-p51i62" target="_blank">Neo200 fire</a> in the Melbourne CBD could doubt how dangerous combustible cladding can be.
The other states and territories should immediately copy the Victorian scheme. While not perfect, and probably underfunded, it is a positive step to improve public safety. The Andrews government should be congratulated for doing something practical while its counterparts in New South Wales and Queensland, which have many buildings with combustible cladding, fiddle about.
All governments share responsibility
The federal government’s response has been inadequate. When asked about contributing to the Victorian scheme, Karen Andrews said: "The Commonwealth is not an ATM for the states […] this problem is of the states’ making and they need to step up and fix the problem and dig into their own pockets."
This flies in the face of reality. All nine governments are responsible for building regulation and enforcement. All signed the <a href="https://www.abcb.gov.au/Resources/Publications/Corporate/2017-Inter-Governmental-Agreement" target="_blank">intergovernmental agreement</a> on building regulation.
The federal government, which chairs the Building Ministers’ Forum, leads building regulation in Australia. The <a href="https://www.abcb.gov.au/ABCB/The-Board" target="_blank">Australian Building Codes Board</a>, which produces the <a href="https://ncc.abcb.gov.au/ncc-online/About" target="_blank">National Construction Code</a>, is effectively a federal government agency. The precursor to the national code, the Building Code of Australia, was a federal initiative.
It is clear Australian governments have worked effectively together in the past to combat threats to life and safety, or to provide consumer protection nationwide. Examples include initiatives as diverse as the <a href="https://press-files.anu.edu.au/downloads/press/n5314/html/ch09.xhtml?referer=&amp;page=16" target="_blank">national gun buyback</a>, the <a href="https://asic.gov.au/about-asic/what-we-do/how-we-operate/history/" target="_blank">creation of the Australian Securities and Investment Commission</a> (<a href="https://asic.gov.au/about-asic/what-we-do/our-role/">ASIC</a>) and the <a href="https://www.choice.com.au/transport/cars/general/articles/takata-airbags-what-you-need-to-know-in-australia-230717" target="_blank">program to replace defective Takata airbags</a> in cars.
The crop of building defects we see today are a direct result of negligent regulation by all nine governments over the past two decades. Clearly, they all have a legal and moral duty to coordinate and contribute to a program to manage the risks and economic damage this has created.
All the evidence points to a <a href="https://www.afr.com/property/governments-failed-to-act-on-warnings-of-combustible-cladding-dangers-20190226-h1br6n" target="_blank">long-term failure to heed repeated warnings about the dangers</a>. Governments and regulators were captive to the interests of the development lobby, building industry and building materials supply industry.
The governments must stop playing a blame game. Effective programs are urgently needed to fix defects, including combustible cladding, incorrectly installed fire protection measures, structural noncompliance, structural failure and leaks.
The Australian Building Codes Board, which is directly responsible for the mess, should be reformed to ensure it becomes an effective regulator. The National Construction Code <a href="https://theconversation.com/australia-has-a-new-national-construction-code-but-its-still-not-good-enough-113729" target="_blank">should be changed</a> to make consumer protection an objective in the delivery of housing for sale.
All parties involved will have to take some pain: regulators, developers, builders, subcontractors, consultants, certifiers, insurers, aluminium panel manufacturers, suppliers and owners. Only governments can broker a solution as it will require legislation and an allocation of responsibility for fault.
The alternative will probably be a huge number of individual legal cases and a rash of owner bankruptcies, which may well leave the guilty parties untouched.<img src="https://counter.theconversation.com/content/122180/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
Geoff Hanmer, Adjunct Lecturer in Architecture, UNSW.
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/would-you-buy-a-new-apartment-building-confidence-depends-on-ending-the-blame-game-122180" target="_blank">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

Would you buy a new apartment? Building confidence depends on ending the blame game

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GUEST OBSERVER
If a heatwave hit Melbourne and the power blacked out, most apartment buildings would bake, with indoor temperatures exceeding international health standards, according to a new <a href="https://www.thrive-research.com.au/wp-content/uploads/2017/02/Living-Well-Report-Final-for-issue-080317.pdf">a</a>nalysis that calls for Australia to adopt standards to protect occupants against heat stress.
Researchers at the University of Melbourne modelled six common apartment designs in the city and all six failed standards for new buildings set in France, the UK, Germany and the US. There are no health standards to ensure against heat stress in the Building Code of Australia.
Lead researcher and construction scientist Mr Chris Jensen, from the Melbourne School of Design, said the results are a wake-up call given the risk of heatwaves. He says it’s time Australia catches up with other countries to adopt similar standards for new buildings, and he says action is needed to encourage the retrofitting of existing buildings.
He suggests that just as all buildings have energy ratings, the government could introduce “summer comfort” ratings on apartments to reduce heat stress for occupants and incentivise owners to upgrade their buildings.
“The research highlights to the public that heat stress inside apartments is a real issue and that we need to do more to control for this, not only in new buildings, but also for existing buildings,” said Mr Jensen. 
“It isn’t a new problem, but climate change science expects more frequent and possibly longer heatwaves, so the health risk is only going to increase.
“What we need to be concerned about are existing apartment buildings that lack air conditioning and are susceptible to overheating, but we also need to be concerned about most buildings should a heat wave coincide with a power black out which would eliminate all air-conditioning.”
Such an “event” is far from fanciful given the blackouts that hit South Australia in February 2017 and warnings of possible load shedding in Sydney during the recent NSW heatwave.
France introduced “summer comfort” standards after the 2003 heatwave there estimated to have caused over 14,800 deaths, with the elderly particularly vulnerable. The French standards require that without the use of air conditioning, building design should ensure that temperatures inside rooms don’t exceed 28 degrees for more than 3 per cent of the year - equivalent to 260 hours.
The researchers modelled how six common Melbourne apartment designs could cope with excessively high temperatures by testing them against the heatwave conditions that hit Melbourne in January and February 2009, which included the Black Saturday bushfire disaster of 7 February. That heatwave included three straight days when the temperature topped 43 degrees, while nighttime lows exceeded 25 degrees. 
They also chose a worst-case scenario by modelling west-facing apartments that are most exposed to the sun. All six sample apartments failed the four international standards they were tested against.
“We modelled both old and new apartment designs, including an example of a recent and best practice design, so it is fair to say that most other west-facing apartments in Melbourne would fail these international standards under these conditions, and quite possibly those in other orientations,” Mr Jensen says.
Some common reasons why the apartment designs failed included:
<ul class="ul1">
<li class="li9">Single glazed windows with poorly insulated frames</li>
<li class="li9">Lack of insulation generally</li>
<li class="li9">Poor natural ventilation</li>
<li class="li9">Aged weather stripping that provided only moderate draft protection</li>
</ul>
Mr Jensen says it is possible that under a standard tailored to the Australian climate more buildings would pass, since it could reflect the fact that locals are more accustomed to hotter conditions. But he warns it is still likely many existing apartments wouldn’t meet a new standard. He says current building standards governing energy use only indirectly address “summer comfort” since they aim to reduce cooling energy requirements. He says more explicit heat stress standards, which measure a building differently, are needed to ensure designs directly took account of the health risks.
“As a priority we need to introduce into the building code our own ‘summer comfort’ standards that are tailored to our own climate, and simultaneously efforts to retrofit buildings to reduce over heating need to be prioritised on high risk cases.” He said such high risk cases include west facing apartments with lots of glass and buildings where vulnerable people such as the elderly may be housed.
He says introducing standards for new buildings would be relatively easy and wouldn’t impose significantly higher costs on building design and construction. The big problem, he says, will be in funding the retrofitting of existing buildings. He says owners and governments would likely be reluctant to meet the cost of widespread retrofitting.
A more effective short-term solution might include an apartment heat stress rating system, to alert potential buyers and occupants about the comfort of the apartment.
“This would strategically drive the market to improve performance,” says Mr Jensen.
“It is unlikely many building owners will be prepared to invest perhaps millions of dollars in retrofitting unless they feel they have to. But a comfort rating would change the equation because occupants will be able to compare the rating on buildings, giving owners an incentive to ensure their buildings are attractive.”
Beyond standards and designs, Mr Jensen says there needs to be greater awareness among occupants of what they can do in heatwave conditions to keep themselves comfortable. He says educating occupants to open windows and balcony doors is an effective way of allowing buildings to cool naturally, at no cost. He also suggests that people close off a room during a heatwave to keep it relatively cooler as a place to retreat to. People can also make decisions to leave their apartments and spend time at air-conditioned locations such as shopping centres and cinemas.
“Just as the government has a bushfire advisory program, it would also be a simple strategy to provide advice for what to do during heat waves,” he says.
To improve existing buildings, the study found the easiest and most effective strategies for apartments include:
<ul class="ul1">
<li class="li9">improving ventilation, both in the fabric of the apartment and operated by occupants (like opening a window)</li>
<li class="li9">using external heat-reflective coating and paint</li>
<li class="li9">installing appropriate shading.</li>
</ul>
Andrew Trounson, is senior journalist, Pursuit, University of Melbourne and can be contacted <a href="https://pursuit.unimelb.edu.au/articles/contact-the-pursuit-team" target="_blank">here</a>.
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