Brisbane-based <a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co Developments</a> has officially launched its $250million COMO apartment development in Varsity Lakes, while simultaneously commencing construction.&nbsp;

Building work is now underway at COMO following the appointment of <a href="https://www.apartments.com.au/builders/5point-projects">5Point Projects</a> as contractor to deliver the boutique development which will rise on a 2857 sqm site overlooking Lake Orr at 22 Lake Street.

When completed, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO</a> will comprise 156 apartments across 16 levels located in the heart of Varsity Lakes.

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The project, which will sit alongside Bond University, will deliver a diverse array of apartment designs comprising one-, two- and three-bedroom residences that have already attracted interest from local and interstate investors as well as an array of owner occupiers looking to gain a foothold in the precinct.

Red &amp; Co, which has largely focused on the Brisbane market in recent years where it has delivered more than 500 apartments and townhouses across 26 projects, has designed COMO to combine tranquil, lakeside living with the vibrant urban convenience of the vibrant Varsity Lakes village.

“We’re thrilled to announce a start to construction of COMO in conjunction with the official launch of the project, our first for the Gold Coast,” said Red &amp; Co Director and Co-Founder David Laverty.

[smartcode_project:default project_id=135546 project_image_fid=363509]

“COMO is superbly positioned to capture the essence of the Varsity Lakes village lifestyle and its thriving café and dining precinct, while delivering a much-needed diverse supply of premium residences for the local market.

“Pre-launch inquiries have been strong among both local and interstate investors and owner-occupiers, including downsizers and upgraders who appreciate the value proposition that COMO represents.”

Prices at COMO start from $1,000,050.

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Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, the COMO development incorporates an extensive range of amenities for residents including a 25-metre rooftop lap pool, sundeck, barbecue and dining areas, as well as multiple rooftop pickleball and paddleball courts, a wellness and activity centre, gym, sauna, plunge baths and landscaped gardens.

“COMO presents a rare opportunity to secure a stylish, lifestyle-focused home in one of the Gold Coast’s most sought-after neighbourhoods,” added Laverty.

“The rooftop will be the epicentre of fun for residents with an array of amenities for residents that are quite unique for a boutique project such as this, all while offering spectacular vistas across the Gold Coast as far north as Southport and south to Burleigh.”

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&nbsp;

Red &amp; Co has chosen the Varsity Lakes site for its proximity to top-tier schools, major shopping hubs, such as Robina Town Centre and its CBD offering, as well as key Gold Coast transport links, including Varsity Lakes Train Station.

COMO will be located just a short walk to shops, cafes and restaurants in Varsity Lakes and just a 10-minute drive to the Burleigh Heads beachfront.

With construction currently underway, Red &amp; Co anticipates COMO will be completed in 2028.

[smartcode_project_cta:default project_id=135546]

Joel Robinson

Red & Co to launch debut Gold Coast development Como Varsity Lakes as construction commences

Longstanding Gold Coast developer Raptis has acquired a prime development site on Surf Parade for its next Broadbeach apartment project.

Progressing towards completion of <a href="https://www.apartments.com.au/new-apartments/the-sterling-broadbeach-6-8-george-avenue-broadbeach-qld-4218">The Sterling Broadbeach</a>, 90 apartments on nearby George Avenue, <a href="https://www.apartments.com.au/developers/raptis">Raptis</a>, led by second-generation family man Evan Raptis, has picked up a block on the corner of Surf Parade and First Avenue.

The site had been earmarked for a luxury apartment project with 33 full-floor apartments across a 37-storey tower. Raptis will go back to the drawing board and create a building more appropriate for the site. The development application will be lodged later this month.

Evan Raptis told Apartments.com.au the site ticks all the boxes.

"Broadbeach is a suburb we've developed several buildings over the years. Surf Parade ticks all the boxes for the type of apartment development we want to deliver."

Raptis had several pre-lodgement meetings with council to ensure they are aligned in the development.

<img alt="Raptis" data-entity-type="file" data-entity-uuid="f0d58573-07a4-47a8-9f5e-fbf35fb03dc3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-03-05%20at%204.58.23%E2%80%AFPM.png?VersionId=iczZEd_4_o4UL0PHMPJGfy_q3tv96J5i" />

Surf Parade has emerged in recent years as one of the most popular streets in Broadbeach for development.

South East Queensland developer Mosaic Property Group kicked it off with Marella by Mosaic. Bassar Group sold out Infinity on the street, while for its&nbsp;first Gold Coast development, Polycell grabbed a Surf Parade site for <a href="https://www.apartments.com.au/new-apartments/the-rochester-broadbeach-143-surf-parade-broadbeach-qld-4218">The Rochester</a>, which is nearly sold out.

Melbourne-based developer Hirsch &amp; Faigen recently launched its fourth Gold Coast project on the exclusive strip. The Eveleigh Broadbeach will have 100 apartments across a 31-storey building designed by Rothelowman.

GV Property Group site development specialists Antonio Mercuri and Luke Reaby, who both amalgamate sites and sell shovel-ready sites to developers up and down the Gold Coast, sold Surf Parade to Raptis.

Raptis secures prime Surf Parade site for next Broadbeach apartment development

Less than two years after breaking ground, Gardner Vaughan Group is celebrating the topping out of Bask, its second development in the exclusive coastal enclave of Bokarina on Queensland’s Sunshine Coast.&nbsp;

Located only minutes from the beachfront, the two seven-storey luxury apartment towers, known individually as Mydas and Caretta, offer a selection of one-to-four-bedroom residences with views of Lake Kawana, the Glasshouse Mountains, and Bokarina Beach.&nbsp;

[smartcode_project:default project_id=141609 project_image_fid=333359]

Gardner Vaughan Group Commercial Director Sam Gardner said the milestone marks the home stretch for construction, with first residents expected to be able to move in from Spring 2026.&nbsp;

“This is a significant milestone in bringing this development to life and represents our confidence in this region’s long-term growth and appeal,” Gardner said.&nbsp;

“With 85 per cent of apartments already sold, buyers are joining an established, coastal village that offers the very best of the Sunshine Coast – seasonally patrolled surf beaches, renowned restaurants, and links to established health and retail.&nbsp;

“The final collection of three- and four- bedroom apartments range in size from 127sqm to 300sqm, each with two or three secure car parks and storage, and with construction fast approaching completion we don’t expect the last few apartments to remain on the market for long.”&nbsp;

[smartcode_project:default project_id=141609 project_image_fid=333362]

Local restaurateur Luke Stringer, who co-owns and manages the award-winning Bocca Italian and Playa Mexican restaurants in Bokarina, has lived in the beachside suburb for 18 months and worked there for more than three years, and said the beachside suburb was thriving.&nbsp;

“It’s fair to say Bokarina is finally stepping into the sun and there’s a lot to love about the place,"&nbsp;Stringer said.

"It’s such a great community, where you see the same smiling faces every morning and everything’s within easy reach – it’s the perfect hub in the middle of the Sunshine Coast.

“When we first opened Bocca Italian, we were the lone restaurant, but it’s been amazing to see how the area has grown. The more venues that open, the busier it gets for everyone. When Playa Mexican opened its first Saturday night, Bocca had a record night and Playa was packed too, which blew us away how everyone is thriving.&nbsp;

“There’s a great energy around the place now, and people are really embracing Bokarina as a food and lifestyle destination.”&nbsp;

[smartcode_project:default project_id=141609 project_image_fid=363368]

Stringer joined other buyers at Bask Bokarina and the Gardner Vaughan Group team to celebrate the topping out at a special event in February.&nbsp;

Located in Kawana Waters, midway between Caloundra and Maroochydore, Bokarina locals enjoy scenic walking paths around Lake Kawana, playgrounds, beachfront boardwalk and parklands, alongside all the convenience of a masterplanned beachside community.&nbsp;

“You see people jogging or swimming in the morning, then grabbing coffee at the cafes, people are really embracing the area and all this growth is bringing more people to Bokarina,” Stringer added.&nbsp;

To take advantage of the vistas, each of the 135 apartments at Bask is designed with full size windows and high ceilings that provide an abundance of natural light.&nbsp;

Prices for the remaining three-bedroom apartments start at $1,599,000 and four-bedroom apartments start at $3,149,000.&nbsp;

[smartcode_project:default project_id=141609 project_image_fid=363369]

The mixed-use development also features ground-level retail space for cafés, dining options and boutiques, including the soon-to-be-opened ‘Corner Shop’, by the team behind Noosa’s well known ‘Organika’.

Sam Gardner said Gardner Vaughan Group’s 37-year history building and developing across South East Queensland has contributed to the success of its second development in Bokarina, which follows the recently completed Zinc Apartments.&nbsp;

“We care how people live and this is reflected in the way we approach the design and delivery of every development,” he said. “Furthermore, as a builder-developer we have full control over the construction program and our 100 per cent completion rate is something people can draw confidence from.”&nbsp;

Founded by civil engineers Guy Gardner and Darryl Vaughan in 1989, the family-owned business has evolved from a consultancy firm to an award-winning builder-developer, with projects across the Sunshine Coast, Moreton Bay, Brisbane and the Gold Coast.

[smartcode_project_cta:default project_id=141609]

Gardner Vaughan Group tops out Bask Bokarina apartments

Prolific Melbourne developer <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> has launched its fourth new Gold Coast development in as many years.

<a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a>, led by Daniel Faigen and backed by Eddie Hirsch, co-founder of United Petroleum, has unveiled The Eveleigh, on a prime 1,100 sqm site at 7-9 Surf Parade in the heart of Broadbeach.

<a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a> will deliver 100 apartments across 31 levels, making it the company’s largest Gold Coast project to date. It builds on the success of its three earlier developments, <a href="https://www.apartments.com.au/buildings/hemingway-1267-1273-gold-coast-highway-palm-beach">The Hemingway in Palm Beach</a> and <a href="https://www.apartments.com.au/buildings/emerson-kirra-100-musgrave-street-coolangatta">The Emerson at Kirra</a>, both completed, and <a href="https://www.apartments.com.au/new-apartments/yves-mermaid-beach-7-9-mermaid-avenue-mermaid-beach">Yves Mermaid Beach</a>, which is nearing completion.

[smartcode_project:default project_id=149670 project_image_fid=360966]

The announcement of The Eveleigh affirms the company’s sustained confidence in the Gold Coast market which continues to remain undersupplied. It also increases the value of Hirsch &amp; Fa​igen’s Gold Coast development portfolio to more than $700 million since the company first entered the market in 2021 with Hemingway.

The company has enlisted its preferred architecture firm Rothelowman to design The Eveleigh, which will offer a thoughtfully curated lifestyle, including a substantial wellness precinct, communal recreation areas, children’s play spaces, work-from-home facilities, and shared lounge and dining areas.

[smartcode_project:default project_id=149670 project_image_fid=360965]

Designed for the prime market demographic of downsizers and interstate lifestyle investors in mind, The Eveleigh has been crafted to offer an increasingly rare blend of affordable luxury in a tightly held market. Uniquely positioned in the heart of the Gold Coast’s most sought-after lifestyle suburb of Broadbeach, the project will also boast uninterrupted beach and hinterland views.

The Surf Parade site is just a short walk to the bustling Broadbeach dining and retail precinct, Pacific Fair, The Star Gold Coast and convention centre, and an easy stroll to Kurrawa Beach and the recreational amenity of Pratten Park on the Broadbeach foreshore.

[smartcode_project:default project_id=149670 project_image_fid=360975]

“We’re excited to be proceeding with our fourth project on the Gold Coast in what is certain to become the new luxury precinct in Broadbeach,” says Anthony Bueti, the CFO of Hirsch &amp;a​mp; Faigen and a shareholder of the group.

“With the likes of Mosa​ic and Abedian &amp;a​mp; Co also launching quality projects in the area, the transformation will cement Broadbeach as the premier lifestyle and amenity suburb on the Gold Coast.

"After four years in the Gold Coast market, and with three successful projects completed, The Eveleigh is the product of everything we have learned to love about the Gold Coast and it will be an incredible addition to our growing portfolio in one of the most vibrant property markets in the country. We continue to remain very confident in the high-end Gold Coast property market.”

Urban Activation Director Matt George is handling sales for The Eveleigh, having sold out The Emerson, The Hemingway, and Yves, all before construction was completed.

Melbourne builder MAXCON has already commenced construction on The Eveleigh. They are forecasting a mid-2028 completion.

[smartcode_project_cta:default project_id=149670]

Hirsch & Faigen unveils The Eveleigh in Broadbeach

Two years after securing development approval for the final stage of its award-winning Thornton Precinct on the doorstep of Penrith Station, Urban Property Group is set to launch <a href="https://www.apartments.com.au/new-apartments/mayfair-on-penrith-172-lord-sheffield-circuit-penrith-nsw-2750">Mayfair on Penrith</a>, around 400 apartments designed to reflect two of Sydney’s most iconic structures.

The builder-developer has continued refining the design plans for the two-building development on a significant 8,280 sqm site on Sheffield Circuit, recognising the importance of the prime parcel as one of the closest developable sites to the station.

UPG enlisted architecture firm SJB to design the project. The team said they drew inspiration from both the General Post Office in Martin Place and East Circular Quay to help shape the design. The two-level colonnade, in particular, reflects the famous GPO building, which dates back to the 1860s.

[smartcode_project:default project_id=136726 project_image_fid=362014]

There will be one-, two-, and three-bedroom apartments on offer, with interiors by Cox Architecture. Residences will sit above a retail podium featuring hospitality and lifestyle operators such as One Playground and Volcano’s Steakhouse, contributing to an activated ground plane within the broader Thornton precinct.

A communal rooftop with a pool and views towards the Blue Mountains will provide shared open space for residents. The development is positioned between Ron Mulock Oval and Westfield Penrith, with the Nepean River and Great River Walk also nearby, placing daily amenity and green space within walking distance.

&nbsp;

[smartcode_project:default project_id=136726 project_image_fid=362015]

Mayfair is being delivered by Urban Property Group, a family-owned developer and builder with nearly 40 years’ experience across Sydney. The project will be the first in Penrith to be offered with Resilience Insurance’s 10-year Latent Defects Insurance (LDI) policy, which Urban Property Group has adopted across a number of its recent developments. The developer also has a 4.5-star iCIRT rating, one of the best ratings in market providing further confidence to buyers.

Urban Property Group CEO Patrick Elias said providing additional assurance to off-the-plan buyers has become increasingly important.

“Anything we can do to give confidence in our product is a plus,” Elias told Apartments.com.au.

“Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. They’re making their single large investment, which is their home, and providing confidence is something that we feel is paramount.”

[smartcode_project:default project_id=136726 project_image_fid=362020]

The LDI policy provides a 10-year warranty covering structural defects, with independent inspections carried out during construction and protection for owners if defects arise post-completion.

Mayfair represents Urban Property Group’s sixth and final development within Thornton, consolidating the masterplanned precinct immediately east of the station.

The developer, which builds its own projects, has already commenced construction. SRM Residential is handling the sales campaign.

[smartcode_project_cta:default project_id=136726]

Urban Property Group to close the curtain on award-winning Thornton precinct with Mayfair on Penrith release

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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