A who's who of Australian surfing, business and entertainment has emerged on title records following the completion of Esprit Rainbow Bay, the latest boutique beachfront apartment development by former professional surfer Paul Gedoun's S&amp;S Projects.

The completed project has attracted an enviable collection of owners, many with long-standing ties to the southern Gold Coast and the surf culture that has helped define Rainbow Bay and neighbouring Kirra for generations.

Given Gedoun's own background in surfing, it perhaps comes as little surprise that some of Australia's most recognisable surfers have chosen to buy into the development overlooking one of the country's most celebrated stretches of coastline.

Pezet Matheson directors Jayde Pezet and Todd Matheson launched the project in late 2021, and have managed the sales campaign all the way through to its sell-out and recent completion.

<img alt="Esprit" data-entity-type="file" data-entity-uuid="08fc6261-b84e-4b09-8a44-66d3067fd0d1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-29%20at%208.51.05%E2%80%AFAM.png?VersionId=4AOcb6ETZwNUnMPdTtz1B3pZAIB_jgZ2" />

Former world champion Mick Fanning, who grew up in Coolangatta, secured an apartment in 2023. He paid&nbsp;$2.07 million. Last year he sold his Bilinga home for over $16 million.

Three-time world champion Joel Parkinson also purchased in the development, alongside big wave surfer Mark Mathews. Mathews bought the most expensive apartment in the building, spending just over $4 million.

Joining them is Rip Curl founder Doug Warbrick, whose company helped shape Australia's global surfing industry over the past five decades.

The appeal of Rainbow Bay has extended well beyond the surfing community.

International DJ Paul Fisher purchased an apartment through his investment vehicle, YLB Developments, an abbreviation of his trademark phrase "You Little Beauty".

The purchase comes as Fisher and his wife Chloe are developing their own luxury apartment project further north in Palm Beach. Their boutique beachfront development, Pescado, comprises just seven apartments on Jefferson Lane, which start from just shy of $6 million. The couple intend to retain the two-level penthouse as their Australian base between international touring commitments.

Melbourne Storm coach Craig Bellamy and his wife Wendy have also invested in Esprit, purchasing two apartments after spending decades holidaying on the southern Gold Coast. They also have a luxury apartment in Joe Adsett's Rockpool, less than 400m away from Esprit.

<h2>Boutique project draws owner-occupiers</h2>

Esprit launched in 2021 and sold strongly, with buyers drawn to its boutique scale, beachfront position and contemporary design.

The completed development comprises 94 apartments across 11 levels, offering expansive floorplans designed primarily for owner-occupiers rather than the investor market.

Crowning the building is Club Esprit, pitched as being the Gold Coast's first residential rooftop wellness centre. The roof features a&nbsp;25 metre magnesium lap pool, which is surrounded by wet daybeds and poolside cabanas,&nbsp;multiple barbecue areas,&nbsp;a yoga and relaxation play lawn, and a private dining room with a kitchen scullery, bar, lounges, and an outdoor terrace.

The wellness centre is&nbsp;fully equipped with a Technogym, ice bath, infra-red sauna, steam room, thermal room, and treatment room. The roof has views spanning&nbsp;Rainbow Bay, Snapper Rocks and the Pacific Ocean.

<h2>S&amp;S Projects continues to shape Rainbow Bay</h2>

S&amp;S Projects founder Paul Gedoun has become one of the key figures behind Rainbow Bay's evolution over the past several years.

After establishing S&amp;S Projects, Gedoun has focused on delivering lifestyle-driven apartment developments designed primarily for owner-occupiers seeking a permanent coastal home.

Esprit is Gedoun's third completed project in Rainbow Bay, following Flow and Awaken, both of which achieved record prices for the suburb.

He is now delivering <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, a 38-apartment development on Boundary Street that is currently selling, and has no plans to leave the precinct anytime soon. S&amp;S Projects has also lodged plans for its fifth Rainbow Bay development, an 88-apartment project on Boundary Street featuring a strong wellness focus.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">First look: S&amp;S Projects proposes 88-apartment wellness tower at Coolangatta's Boundary Street</a>

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Joel Robinson

Who's who of buyers revealed as Esprit Rainbow Bay settles

Nature Based Cities (NBC), the not-for-profit organisation focused on improving biodiversity and nature outcomes in urban development, has launched its latest industry design guidelines and accreditation framework, this time targeting precinct-scale residential communities.

The move extends NBC’s influence beyond its initial focus on medium and high-density residential developments. Several projects have already achieved NBC accreditation since the launch of its Medium &amp; High-Density Residential Guidelines in early 2025.

The expansion into masterplanned communities and new residential precincts reflects the growing need for stronger nature-positive benchmarks as Australia’s outer suburban growth corridors continue to expand at pace.

Paul Hameister OAM, NBC Founder and the Executive Chairman of Melbourne developer Hamton who itself leans heavily into nature and biodiversity in its developments, says the&nbsp;nature-first approach to mitigate the effects of climate change has become standard in other parts of the world such as the UK, but Australia is lagging.&nbsp;Australia’s environmentally sustainable design (ESD) rating tools have no minimum mandatory requirements for living landscapes.

“We’ve always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren’t there,” Hameister says. “In Australia, you can have a five-green-star rated building that’s concrete and glass with not a blade of grass. 
 
“The focus is on reducing emissions, which is laudable, but there hasn’t been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities.”

He says that having now&nbsp;made good progress in supporting developers of medium and high-density residential projects, NBC is now looking to bolster better nature-based decision-making and recognise developers of greenfield projects in the outer ring and large inner-ring brownfield precincts, who want to champion nature and living landscape as a defining feature.

Since 2022, the not-for-profit has sought to remove the roadblocks preventing developers from incorporating nature and living landscapes into their projects, shifting the conversation from the reduction of emissions and grey infrastructure, toward recognising nature as an essential infrastructure.

The New Communities Design Guidelines and Scorecard arm developers with the tools needed to deliver a nature positive outcome for their new communities. Intended to be adopted at the outset of the planning process, the guidelines are designed to help create communities that are cooler, healthier and more resilient while also enhancing social wellbeing and long-term economic value.&nbsp;

New Communities developers seeking accreditation will be independently assessed across a range of key criteria including ecology, tree canopy, biodiversity, and walkability. Once the masterplan is complete and submitted for approval, the scorecard is formalised based on proposed outcomes. Projects that meet the NBC criteria will receive either Commended or Exemplary accreditation outcomes, creating a clear benchmark for nature-positive new communities in Australia.&nbsp;

Janis Fischer, Director at Tract and NBC Advisory Council member, said the development of new communities in our suburbs can have a substantial impact on nature and biodiversity.

"By incorporating nature-based design principles at the inception of a project, developers and their design teams can achieve nature positive outcomes that are good for both people and the planet.’’&nbsp;

NBC accredited New Community projects will gain access to NBC branding and marketing tools to help communicate their nature-based credentials to purchasers and the broader market.&nbsp;

Nature Based Cities: A new Australian benchmark for developing nature-positive new communities

Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.

For buyers, that shift is showing up in practical inclusions that respond to changing habits. Work-from-home spaces, EV charging, wellness amenities, secure bike storage and parcel management are becoming part of the broader apartment conversation, reflecting a move toward buildings that reduce friction in everyday life.

Online shopping has become one of the clearest examples of that change.

Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online. That has made parcel delivery a regular part of apartment living, rather than an occasional inconvenience.

For apartment residents, however, the delivery process can be less straightforward than it is for detached homes. Parcels may be left in lobbies, redirected to Post Offices, missed entirely, or placed under the responsibility of building managers and concierge teams.

That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/-VjjLwoViX0?si=A3k7ws9NX35Uac7_" title="YouTube video player" width="560"></iframe>

Australia Post Parcel Lockers offer one way to address the issue. When a parcel arrives, residents receive a notification through the AusPost app or SMS, then collect it using a QR code or one-time PIN. The parcel is kept secure, accessible and removed from common areas.

The broader Parcel Locker network now includes more than 1,500 locations across Australia, positioned at Post Offices, shopping centres, supermarkets, transport hubs and other accessible locations.

For new apartment projects, the relevance is clear. A building’s amenity offering is no longer only about lifestyle spaces, but also about convenience, security and functionality.

As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.

It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.

Apartment design is adapting to the way Australians shop

While school holidays and trips to Europe tend to define the winter property market, there's been no cold snap at <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> in North Sydney.

Developer-builder&nbsp;<a href="https://www.apartments.com.au/developers/aland">ALAND</a> sold more than $35 million worth of apartments throughout June, including a $6.8 million apartment that now ranks among the highest apartment sales ever recorded in North Sydney.

SRM Residential agent Ben Stewart said buyer demand throughout June reflected a mix of improving market confidence and longer-term thinking from owner-occupiers.

"We're seeing strong demand from owner-occupiers who are taking a longer-term view," Stewart said.

"Many recognise the opportunity to secure an apartment in an iconic building and premium location while values remain attractive. They may initially lease the property, but the intention is to eventually move in themselves, rather than purchasing purely as an investment."

[smartcode_project:default project_id=134323 project_image_fid=367129]

Located at 177 Walker Street, The Walden will deliver 161 one, two, three and four-bedroom residences across a 30-storey tower designed by Rothelowman. Every apartment occupies a corner position, maximising natural light, cross ventilation and views across Sydney Harbour, the Opera House, Sydney Heads and the northern districts.

Rather than a traditional balcony, the residences feature winter gardens that seamlessly extend the open plan living areas, creating versatile spaces for relaxing or entertaining throughout the year. Floor-to-ceiling glazing draws in natural light while showcasing sweeping views from the building's elevated Walker Street position.

Every apartment features high-end Calacatta marble, bespoke joinery, and fully integrated appliances.

The larger residences have been planned with distinct entertaining and private zones, with many master suites positioned on corners to capture natural light and harbour views. Walk-in dressing rooms, freestanding baths and refined stone finishes reinforce the house-like feel that has resonated with downsizers and owner-occupiers.

[smartcode_project:default project_id=134323 project_image_fid=6393]

Rothelowman Principal Ben Pomroy said the project was designed to make the most of its unique position overlooking the harbour.

"The Walden is a celebration of all things beautiful, curated for those who expect nothing less than exceptional," Pomroy says.

"Meticulously designed entertaining spaces and light-filled living areas that capitalise on capturing the natural beauty of Sydney's iconic harbour."

Residents will also have exclusive access to The Pavilion, a dedicated amenity building featuring a rooftop pool, wellness studio, gymnasium, sauna, concierge service, residents' lounge, private dining spaces and work-from-home facilities.

[smartcode_project:default project_id=134323 project_image_fid=6402]

The project marks ALAND's first major luxury apartment development in Sydney's inner-city market after more than two decades delivering residential communities across Greater Sydney.

Founder and CEO Andrew Hrsto previously said the rarity of the Walker Street site made it an opportunity the company could not overlook.

"This is a rare opportunity to bring a truly exceptional project to life in one of Sydney's most iconic locations, and to showcase our craftsmanship and design expertise at a world-class level," Hrsto said.

[smartcode_project:default project_id=134323 project_image_fid=6383]

The Walden has been introduced to the market at a time when demand for living in North Sydney is at an all-time high. Billions of dollars have been invested in infrastructure, including the recently opened Victoria Cross Metro station, located just 300 metres from The Walden, providing residents with direct access to the Sydney CBD in just minutes.

Private investment has also transformed the area through the arrival of new retail and dining destinations, elevating the lifestyle offering in what was once considered primarily a commercial precinct rather than an aspirational residential address.

The Walden is currently under construction and is scheduled for completion in 2028.

[smartcode_project_cta:default project_id=134323]

ALAND records $35 million in sales in North Sydney as The Walden bucks quiet winter selling season

The long-awaited redevelopment of the former Eastlakes Shopping Centre site has reached a major milestone, with Conquest's plans for a new mixed-use precinct officially placed on public exhibition.

The State Significant Development Application would transform the 1.7-hectare site at <a href="https://www.apartments.com.au/new-apartments/19a-evans-avenue-eastlakes-nsw-2018">19A Evans Avenue</a> into one of Sydney's largest urban renewal projects, delivering 736 apartments above a new shopping centre anchored by Woolworths, alongside specialty retail, dining, commercial space and new public open spaces.

The public exhibition marks the next chapter for the project after <a href="https://www.apartments.com.au/developers/conquest">Conquest</a> acquired the stalled Stage Two development from Crown Group, who completed the first stage across the road prior to their voluntary liquidation.

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="5fca22c5-d1ed-4e2c-8801-03f7df1eafc8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland%20podium.png?VersionId=uomwr41nF8CmLUZRDcu3mHQechlbxucS" />

&nbsp;

Designed by DKO Architecture, the proposal comprises four residential buildings ranging from 14 to 18 storeys above a two-level retail podium. The development would deliver 736 apartments, including 74 affordable homes, 215 Build-to-Rent apartments and 521 market residences. Provision has also been made for dual-key apartments, which could increase the total number of dwellings to 877.

At ground level, the shopping centre has been designed as the suburb's new meeting place, anchored by a full-line Woolworths and complemented by a curated mix of fresh food retailers, cafés, restaurants, health services and everyday convenience shopping. Generous pedestrian links and landscaped public spaces will connect the retail precinct through to Jack Mundey Reserve, creating a more walkable and connected neighbourhood.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

"Eastlakes has been overlooked for too long, and this is the community’s moment. We are building a shopping centre and homes, a genuine heart for the suburb, and we genuinely want locals to help shape it."

"We enrich communities through the creation of homes, places, and experiences designed for life, built to last, and owner for generations. That starts with listening, so we warmly encourage everyone with a connection to Eastlakes to view the plans and share their thoughts."

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="22f6fb20-54fb-4bd7-8a92-48fafdd00608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland.png?VersionId=cugp7s9hrMHGJJdYzkeAkrFoQgnF4GXf" />

DKO said the design had been shaped by the site's landscape setting and surrounding open space.

"Our vision for the site embraces its unique Bidjigal identity by blending the residential living with generous landscaping and a material palette inspired by the Bidjigal locality, and celebrating the panoramic views to Botany Bay and the wetlands reserves."

"Taking cues from Country, we seek to harmonise built form with the landscape and lightly touch the earth. By reconnecting, retaining and regenerating existing ecology, and weaving in natural elements, we can deepen our connection to Country."

The landscape strategy extends across the podium and rooftops, incorporating communal gardens, children's play areas, lawns, community gardens, family gathering spaces and extensive tree planting. New landscaped links will also strengthen the connection between the precinct and Jack Mundey Reserve, while publicly accessible open spaces have been integrated throughout the development.

The proposal builds on Conquest's broader placemaking strategy for the site. Through an ongoing partnership, local artist Joe Rashbrook has been appointed Urban Art Curator, working alongside young residents to transform the project's site hoardings into a public art gallery that allows the community to engage with the redevelopment before construction is complete.

Conquest has rapidly expanded its development pipeline since acquiring the Eastlakes site, with more than $6 billion worth of mixed-use projects now in planning across Sydney, including Stanmore, Castlecrag and Waterloo.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

First look: ‘Far more than replacing a shopping centre’ as Conquest unveils 736-home Eastlakes redevelopment

Bushfire Relief

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GUEST OBSERVATION
Last season’s bushfires directly <a href="https://www.dailytelegraph.com.au/bushfiresupport/fathers-son-newlyweds-21-lives-lost-to-nsws-deadly-bushfires/news-story/0ba931abc7ce3f1bac820429873b75c2">killed 34 people</a> and devastated more than 8 million hectares of land along the south-eastern fringe of Australia.
A further <a href="https://www.theguardian.com/australia-news/2020/may/26/australias-summer-bushfire-smoke-killed-445-and-put-thousands-in-hospital-inquiry-hears">445 people</a> are estimated to have died from smoke-induced respiratory problems.
The burned landscape may take decades to recover, if it recovers at all.
While it’s become known colloquially as the <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2020-04-16/bushfire-royal-commission-begins-into-australia-black-summer/12152680">Black Summer</a>, last year’s fire season actually began in winter in parts of Queensland. The first fires were <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-06-27/bushfire-outlook-queensland-2019/11251150">in June</a>.
So will the 2020 fire season kick off this month? And is last summer’s inferno what we should expect as a normal fire season? The answer to both questions is no. Let’s look at why.
Last fire season
First, let’s recap what led to last year’s early start to the fire season, and why the bushfires became so intense and extensive.
The fires were so severe because they incorporated five energy sources. The most obvious is fuel: live and dead plant material.
The other sources bushfires get their energy from include the terrain, weather, atmospheric instability and a lack of moisture in the environment such as in soil, timber in houses and large woody debris.
The <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-06-27/bushfire-outlook-queensland-2019/11251150">June fires</a> in Queensland resulted from a drought due to the lack of rain coming from the Indian Ocean. The drought combined with unusually hot dry winds from the north-west. <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-08-28/queensland-bushfire-season-starts-earlier-lasts-longer/11456576">By August</a> the bushfires were burning all along the east coast of Australia and had become large and overwhelming.
Ahead of the fire season, environmental moisture was the lowest ever recorded in much of eastern Australia. This was due to the <a href="http://www.bom.gov.au/climate/iod/">Indian Ocean Dipole</a> – the difference in sea surface temperature on either side of the ocean – which affects rainfall in Australia. The dipole was in positive mode, which brought drought. This meant the fire used less of its own energy to spread.
Fire weather conditions in south-eastern Australia were severe from August 2019 until March 2020. Temperatures reached <a href="https://www.theguardian.com/australia-news/2019/dec/19/419c-australia-records-hottest-ever-day-one-day-after-previous-record">record highs</a> in places, relative humidity was low and winds were strong due to high-pressure systems tracking further north than normal.
High atmospheric instability, often associated with thunderstorms, enabled large fire plumes to develop as fires grew to several thousand hectares in size. This increased winds and dryness at ground level, rapidly escalating the damaging power and size of the fires.
Fuel levels were high because of the drying trend associated with climate change and a lack of low-intensity fires over the past couple of decades, which allowed fuel levels to build up.
What’s different now
Currently, at least two bushfire energy sources – fuels and drought – are at low levels.
Fuels are low because last season’s fires burnt through large tracts of landscape and it will take five to ten years for them to redevelop. The build-up will start with leaf litter, twigs and bark.
In forested areas, the initial flush of regrowth in understorey and overstorey will be live and moist. Gradually, leaves will turn over and dead litter will start to build up.
But there is little chance of areas severely burnt in 2019-20 carrying an intense fire for at least five years.
What’s also different this year to last is the moist conditions. Drought leading up to last fire season was severe (see below).
<a href="https://images.theconversation.com/files/340760/original/file-20200609-21201-quf46h.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/340760/original/file-20200609-21201-quf46h.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Rainfall Deficiencies: 36 months (February 1 2017 to January 31 2020). <a class="source" href="http://www.bom.gov.au/jsp/awap/rain/index.jsp?colour=colour&amp;time=history%2Fnat%2F2017030120200229&amp;step=4&amp;map=drought&amp;period=36month&amp;area=nat">Australian Bureau of Meteorology</a>, <a class="license" href="http://creativecommons.org/licenses/by/4.0/">CC BY</a>
Environmental moisture was the driest on record, or in the lowest 5% of records for much of south-east Australia.
But the current level of drought (see below) is much less pronounced.
<a href="https://images.theconversation.com/files/340761/original/file-20200609-21208-1l3nwlm.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/340761/original/file-20200609-21208-1l3nwlm.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Rainfall Deficiencies: 12 months (June 1 2019 to May 31 2020). <a class="source" href="http://www.bom.gov.au/jsp/awap/rain/index.jsp?colour=colour&amp;time=history%2Fnat%2F2019050120200430&amp;step=0&amp;map=drought&amp;period=12month&amp;area=nat">Australian Bureau of Meteorology</a>, <a class="license" href="http://creativecommons.org/licenses/by/4.0/">CC BY</a>
A change in weather patterns brought good rains to eastern Australia from late February to April.
A turning point?
It’s too early to say conclusively how the fire season will pan out in 2020-21. But moister conditions due to a neutral Indian Ocean Dipole and <a href="http://www.bom.gov.au/climate/enso/history/ln-2010-12/SOI-what.shtml">Southern Oscillation Index</a> (which indicates the strength of any <a href="https://theconversation.com/explainer-el-nino-and-la-nina-27719">El Niño and La Niña</a> events), the lack of fuel, and more normal weather patterns (known as a positive <a href="http://www.bom.gov.au/climate/sam/">Southern Annular Mode</a>) mean there is little prospect of an early start to the season.
The likelihood of severe bushfires in south-east Australia later in the year and over summer is much reduced. This doesn’t mean there won’t be bushfires. But they’re not likely to be as extensive and severe as last fire season.
The reduced bushfire risk is likely to persist for the next three to five years.
 
But, in the longer term, climate change means <a href="https://www.climatecouncil.org.au/not-normal-climate-change-bushfire-web/">severe fire seasons are becoming more frequent</a>. If we simply try to suppress these fires, we will fail. We need a concerted effort to manage the bushfire risk. This should involve carefully planned and implemented prescribed fires, as well as planning and preparing for bushfires.
Last bushfire season should be a turning point for land management in Australia. Five inquiries into the last bushfire season are under way, including a <a href="https://naturaldisaster.royalcommission.gov.au/about">royal commission</a>, a <a href="https://www.aph.gov.au/Parliamentary_Business/Committees/Senate/Finance_and_Public_Administration/Bushfirerecovery">Senate inquiry</a> and inquiries in <a href="https://www.safecom.sa.gov.au/site/independent_review_sa_201920_bushfires.jsp">South Australia</a>, <a href="https://www.igem.vic.gov.au/fire-season-inquiry">Victoria</a> and <a href="https://www.nsw.gov.au/nsw-government/projects-and-initiatives/nsw-bushfire-inquiry">New South Wales</a>.
These inquiries must lead to change. We have a short window of opportunity to start managing fires in the landscape more sustainably. If we don’t, in a decade’s time we may see the Black Summer repeat itself.<img src="https://counter.theconversation.com/content/139757/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/kevin-tolhurst-184">Kevin Tolhurst</a>, Hon. Assoc. Prof., Fire Ecology and Management, <a href="https://theconversation.com/institutions/university-of-melbourne-722">University of Melbourne</a>
This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/its-12-months-since-the-last-bushfire-season-began-but-dont-expect-the-same-this-year-139757">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

12 months since the last bushfire season, don't expect the same this year

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GUEST OBSERVATION
Recent disastrous <a href="https://theconversation.com/au/topics/bushfires-1377">bushfires</a> have rebooted debate about how to (re)build in the Australian bush. Questions are being asked about <a href="https://theconversation.com/australian-building-codes-dont-expect-houses-to-be-fire-proof-and-thats-by-design-129540">building standards</a>, <a href="https://theconversation.com/building-standards-give-us-false-hope-theres-no-such-thing-as-a-fireproof-house-130165">whether a fire-proof home is possible</a>, the <a href="https://www.smh.com.au/national/government-approved-bushfire-bunkers-could-help-protect-homes-lives-20200101-p53o0m">value of fire bunkers</a> when it’s too late to leave, and <a href="https://theconversation.com/before-we-rush-to-rebuild-after-fires-we-need-to-think-about-where-and-how-130049">if we should even live in the bush</a> any more.
I suggest homes and community buildings in bushfire-prone areas can be made much more fire-resistant, perhaps even fire-proof, by adopting earth-covered, off-grid structures – known as <a href="https://www.earthshipecohomes.com.au/about">Earthships</a> – as the new standard.
Built for survival
Houses sheltered by earth have a higher chance of survival in a bushfire. This is because <a href="https://inhabitat.com/this-earth-sheltered-australian-hobbit-home-stay-cozy-all-year/">earth-based constructions are non-flammable</a> (while topsoil can burn and smoulder, clayey, sandy and gravelly soil does not).
A typical Earthship design has double-glazed windows to the north to let in winter sun, while mounds of earth, pushed up to roof level, protect the south, east and west walls. Taking this a step further, an earth-covered house includes a layer of earth over the roof.
The north-facing double-glazed windows (an essential element of <a href="https://sustainability.williams.edu/green-building-basics/passive-solar-design">passive solar design</a>) is the only part of the building that needs some other protection.
<a href="https://hia.com.au/business-information/standards-regulations/building-in-bushfire-prone-areas">Bushfire building codes and standards</a> already demand that windows have extra-thick, toughened glass to resist burning debris and intense heat. Double glazing (two layers of glass separated by a small air gap) offers extra protection. In very high-risk areas, bushfire shutters are a requirement.
Although not demanded by building codes, automated sprinklers could be used to spray water on the windows. But automated systems are problematic during a bushfire when <a href="https://www.bnhcrc.com.au/news/2019/ten-years-black-saturday-what-have-we-discovered">power and water supplies are likely to fail</a>.
Independent water supplies (big water tanks) and pumps (usually petrol or diesel) are often a condition of approval for new homes in fire-prone areas. However, these are difficult to automate because of choke, throttle, ignition and refuelling issues.
Examples around Australia
Enter the Earthship. Invented by American architect <a href="https://en.wikipedia.org/wiki/Mike_Reynolds_(architect)">Michael Reynolds</a>, thousands have been built all over the world, often by owner-builders.
I built Australia’s first council-approved Earthship – Earthship Ironbank - in the bushfire-prone Adelaide hills. Australian examples can be found in all states, including at <a href="http://www.earthshipironbank.com.au/">Ironbank</a> in South Australia, <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2017-10-30/kinglake-black-saturday-survivor-builds-earthship/9091972">Kinglake</a> in Victoria, <a href="https://www.earthshipecohomes.com.au/east-augusta-wa">East Augusta</a> and <a href="https://www.earthshipecohomes.com.au/jurien-bay-wa">Jurien Bay</a> in Western Australia, and <a href="https://www.earthshipecohomes.com.au/suburban-earthship">Narara</a> and <a href="https://www.realestate.com.au/news/it-geek-building-dream-home-out-of-old-tyres-bottles-and-cans/">Marulan</a> in New South Wales.
Earthships have an electric pump powered by solar panels and a battery for day-to-day water supply – and to fight fires. Sprinklers can then spray water on any vulnerable areas regardless of grid failures and without needing to deal with the flammable fuel that petrol and diesel pumps require.
The standard Earthship design has another feature that could save lives. Underground pipes called earth-tubes or cooling tubes bring fresh air into the building at a nice temperature (better than outside) due to the heat-exchanging effect of the earth around the pipes. When wet fabric is placed over the end of the pipes, these can filter out bushfire smoke.
Earth-covered homes are very air-tight, which combined with the earth-tubes helps keep out smoke and reduce <a href="https://www.bushfirecrc.com/sites/default/files/managed/resource/katherine-haynes.pdf">asphyxiation risks</a>.
Another defence mechanism is the “greenhouse”, a sunroom and corridor space on the sunny north side used for passive heating and cooling, treating wastewater and growing food. Yet another layer of double glazing isolates the greenhouse from the living spaces behind it. Adding indoor sprinklers (commonplace in commercial buildings) to the greenhouse could create a “wet buffer zone” and stop embers blowing into living areas where flammable furnishings are a hazard.
An iconic Earthship feature is the tyres used to form the exterior earth walls. While empty tyres are highly flammable, in this design they are not. The tyres are filled with compacted earth and protected by a layer of earth many metres thick (inside walls are rendered). There is already <a href="https://pangeabuilders.com/earthship-buildings-are-fire-resistant-not-a-total-loss/">evidence of their fire-resistant nature</a>.
Safer for the planet too
My PhD research focused on the energy efficiency and environmental footprint of the Earthship, comparing it to other construction systems and designs.
Earth is a low-cost, readily available material. It takes very little energy to dig it up, needs no processing and minimal (if any) transport. It is difficult to think of a more sustainable, inexpensive and non-flammable material.
I found off-grid homes minimise their eco-footprint by kicking three very dirty habits: the power, water and sewage grids. “Earthy” construction methods, such as Earthship, rammed earth, mudbrick and strawbale, also have much lower environmental impacts.
Earth-covered buildings are <a href="https://www.intechopen.com/books/energy-conservation/earth-shelters-a-review-of-energy-conservation-properties-in-earth-sheltered-housing">renowned for their energy efficiency</a>. Earth insulates and has “thermal mass”, an architectural term for dense materials (e.g. concrete, brick, rammed earth, water). Thermal mass evens out temperature changes by absorbing heat when it is too hot inside and releasing heat when it is too cold inside. This means minimal heating and cooling bills.
There are a few “tricks” to getting council approval. Hire an experienced structural engineer and use a private certifier or surveyor for building rules consent as they are better equipped to certify compliance with the <a href="https://ncc.abcb.gov.au/ncc-online/About">National Construction Code</a>. The one aspect of the Earthship I couldn’t get approved was an <a href="http://www.earthshipironbank.com.au/">indoor greywater garden and toilet-flushing system</a>.
Parts of the roof are earth-covered with fire-fighting sprinklers on the roof and windows. If I was building again I’d prioritise bushfire resilience by making it fully earth-covered with fire shutters, sprinklers and a safe room.
Further study is needed to scientifically validate my proposal here. However, we already have some evidence that Earthships, with a few minor design changes, might be the most sustainable, liveable, economical, fire-resistant buildings ever conceived of.<img src="https://counter.theconversation.com/content/131291/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/martin-freney-953199">Martin Freney</a>, Lecturer in Industrial and Sustainable Design, <a href="https://theconversation.com/institutions/university-of-south-australia-1180">University of South Australia</a>
This article is republished from <a href="http://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/how-earthships-could-make-rebuilding-safer-in-bushfire-zones-131291">original article</a>.
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What are Earthships and how can they help with bushfire rebuilding?

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Firstly, small businesses in bushfire-affected communities will be able to operate from portable offices without council approval, under the latest bushfire recovery initiative from the NSW Government.
Deputy Premier and Minister responsible for Disaster Recovery John Barilaro said the changes will ensure regional business owners can continue to earn an income, employ local residents and support local economies.
Planning and Public Spaces Minister Rob Stokes implemented changes to the State Environmental Planning Policy (Exempt and Complying Development Codes) Amendment (Bushfire Response) 2020, which will enable any existing business that has sustained damage in the bushfires to operate from a portable office, such as a shipping container, for up to two years.
“This may only be a small change, but it’s one that will have a significant operational impact for the many small business owners across the State who have been devastated by these fires,” Mr Stokes said.
This initiative follows changes to allow temporary accommodation like caravans and storage containers to be on property for up to two years without council approval.
The NSW Government is also waiving Planning Reform Fees, worth an average of $320, and is issuing free BASIX certificates which usually cost $50, for bushfire-affected residents who need to rebuild their properties.
Minister for Finance and Small Business Damien Tudehope said small businesses were incredibly resilient and encouraged bushfire-affected enterprises to look into this new initiative.
“We’re committed to doing all we can to help small businesses affected by bushfire not only survive this difficult time, but thrive into the future,” Mr Tudehope stated.
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The latest planning and recovery initiatives for bushfire-affected communities

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The NSW Government will provide stamp duty relief for people who lost their homes during the bushfires and who choose to purchase a replacement home elsewhere rather than rebuild.
People purchasing replacement homes will only begin paying stamp duty once the amount payable exceeds $55,000. Stamp duty will therefore be paid on homes with a value $1.3 million or higher.
Deputy Premier and Minister responsible for Disaster Recovery John Barilaro, and Treasurer Dominic Perrottet, said the latest NSW Government assistance would enable people to get back on their feet and back into a new home faster.
“This is about ensuring people have the ability to buy a home to replace the one destroyed by fire and not have to worry about the substantial cost of stamp duty which can be tens of thousands of dollars,” Mr Barilaro said.
Mr Barilaro said 2448 homes were destroyed during the bushfires, with the Government-funded clean-up now well underway across the State.
Treasurer Dominic Perrottet said the stamp duty relief package would allow people much more flexibility and financial freedom as they made one of their most important decisions in the recovery process.
Information on how to apply for a refund and eligibility requirements will be available from Service NSW and Revenue NSW websites from March 10. Eligible people who have already paid duty will be able to apply for a refund.
HIA applauded the NSW Government for this decision.
“The Housing industry Association (HIA) welcomes the NSW governments announcement it will provide stamp duty relief for those people who have been directly impacted by the tragic bushfires that have swept across the state”, Executive Director NSW HIA David Bare said.
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