Melbourne-based developer&nbsp;<a href="https://www.apartments.com.au/developers/las-group">LAS Group</a> has this month received planning approval for two adjoining sites, 101 Clarendon Street and 38 Clarke Street in Southbank, that will add around $700 million to the developer’s pipeline on completion.

The two sites were purchased from Crown in 2023 and occupy the same city block as the iconic Casino complex, acquired in an on-market transaction, consisting of multiple titles that were being used as warehouses and low-rise office space.

The resulting permits will see the delivery of two towers consisting of 52 and 25 levels, both to be designed by Fender Katsalidis.

LAS Group’s successful planning approvals are among only a select few new development sites in Southbank to receive a permit in the last three years, as appropriate sites become even more scarce in the popular city-side location.

The projects will enjoy immediate walking access to Crown Casino, South Wharf, the Aquarium, Southbank and the wider Yarra River walk precinct that features a plethora of restaurants, bars and other hospitality and entertainment offerings.

The Fender Katsalidis-designed towers will feature intricate brick masonry and arched windows at street level that will add character to the Southbank streetscape, with sleek towers rising above each podium.

The larger of the two towers, <a href="https://www.apartments.com.au/new-apartments/101-clarendon-street-southbank-vic-3006">101 Clarendon Street</a>, will have 509 apartments across a 52-level building that wuill also include a resident&nbsp;lounge, private dining room, podcast room, golf simulator, co-working spaces, pet care facilities, and an outdoor terrace.

That is expected to complete in 2029.

<img alt="Clarendon" data-entity-type="file" data-entity-uuid="9d8595a7-d225-4532-86a9-d3c5ca7407d4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-05%20at%208.28.51%E2%80%AFAM.png?VersionId=quwbfnhk5Vf6yR1Qj0GQtt0EjeIsKMci" /> 
The podium at 101 Clarendon Street. Image supplied

The smaller tower at <a href="https://www.apartments.com.au/new-apartments/36-42-clarke-street-southbank-vic-3006">38 Clarke Street</a> will be around half the size at 25 levels and home 188 apartments, a pool, gym, cold plunge, and sauna. That is expected to complete in 2028.

&nbsp;

LAS Group has a long history of developing key sites across Australia, including The Fawkner on St Kilda Road and Guild Apartments in Southbank, as well as holding significant interests in retail, mixed-use and storage facilities across Australia.

<img alt="38 Clarke" data-entity-type="file" data-entity-uuid="d871b034-d2a4-490f-b9eb-b9d4b99a04c5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-05%20at%208.28.44%E2%80%AFAM.png?VersionId=J3fWfemsLPQzXekl_h0QlsXoWFnRbfRF" /> 
38 Clarke Street, Southbank. Image supplied

LAS Group director and founder Les Smith said the planning approvals had come at a time when confidence was returning to the market and the need to deliver quality apartment stock in Melbourne’s inner suburbs was becoming critical to help ease the housing and affordability crisis.

“These planning approvals are the outcome of a collaborative process with multiple stakeholders and we are grateful for the involvement and support of Melbourne Water, the Department of Transport and Planning, Melbourne City Council and Property Council of Australia along the way," Smith said.

“We have a huge affinity for Melbourne believe the macro and micro economic factors that underpin long-term growth mean it is currently undervalued compared to other capital cities around Australia.

“Confidence is starting to return given the recent interest rate drops and the buoyancy in the economic climate, so we believe the time is right to bring these two new projects to market in the coming months."

LAS Group General Manager, Mia Smith said the design intent was to bring a sense of place to Southbank from the ground level and contribute positively to the thriving entertainment precinct, while delivering good quality, affordable stock to the market.

“These projects will deliver product that is affordable and accessible, while delivering a beautiful building with luxury appointments, in a wonderful location that’s next door to Crown Casino and the Southbank entertainment precinct, and on the doorstep to the CBD," Smith said.

“We are incredibly pleased with the designs that Fender Katsalidis have proposed and we are excited to make a positive impact to the urban design of this important pocket of Southbank with these exceptional design outcomes.”

Joel Robinson

LAS Group to build 700 apartments across two towers on Crown Casino’s former Southbank sites

As <a href="https://www.apartments.com.au/new-apartments/elevaire-palm-beach-1409-1411-gold-coast-highway-palm-beach-qld-4221">Elevaire Palm Beach</a> moves swiftly toward completion, the final two- and three-bedroom residences offer a rare chance to secure a North Palm Beach home just moments from the shoreline.

Developed by <a href="https://www.apartments.com.au/developers/evoke-property-group">Evoke Property Group</a>, Elevaire is more than just apartments facing the beach on the east side of the main drag; the units are sanctuaries designed to echo the rhythms of the coast.

“Elevaire is inspired by the glistening ocean waves and the rolling sand dunes,"&nbsp;<a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>&nbsp;Director&nbsp;Sandra Browne says.

"The interior palette is subtle and inviting, understated in its connection to the surroundings.”

[smartcode_project:default project_id=112941 project_image_fid=216014]

Located only 50 metres from the beach, each residence is carefully oriented to enhance its connection with the surrounding landscape. Full-height glazing opens onto expansive balconies, drawing sunlight deep into the open-plan interiors.

Kitchens are appointed with premium Smeg appliances, porcelain &nbsp;stone benchtops, and bespoke joinery, while engineered herringbone timber flooring and ducted air-conditioning ensure durability and comfort year-round.

[smartcode_project:default project_id=112941 project_image_fid=216067]

&nbsp;

Each layout, whether two or three bedrooms, has been planned with generous proportions and adaptable living in mind. The three-bedroom apartments extend this with dedicated butler's pantries and generous balconies offering panoramic views over Tallebudgera and North Palm Beach.

Beyond individual residences, Elevaire's amenity suite reinforces its lifestyle promise. A wellness-focused ground level includes hot and cold magnesium pools, sauna, sun deck, outdoor shower and entertaining areas with BBQ and dining facilities, ensuring the development supports both rest and social connections.

[smartcode_project:default project_id=112941 project_image_fid=216018]

Builder 5POINT is expecting a February completion of Elevaire, with buyers moving in shortly after.

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Staff Writer

Inside the final apartments at Elevaire Palm Beach

The introduction of a new apartment style by Sekisui House Australia at <a href="https://www.apartments.com.au/new-apartments/zeste-at-the-orchards-norwest-104-fairway-drive-norwest-nsw-2153">Zeste</a>, the final stage of its $1 billion Norwest masterplan The Orchards, has fuelled buyer demand, particularly from the local downsizer.

The new product&nbsp;offering, Breezeway Sky Homes, accounted for 40 per cent of the 25 sales achieved at the launch of Zeste's first building, Essence, which makes up 135 of the 209 apartments in Zeste. Around 90 per cent of purchasers were local owner-occupiers.

[smartcode_project:default project_id=150510 project_image_fid=351878]

David Lee, Sales Manager at Sekisui House Australia, said the new Breezeway Sky Homes had proven the standout performer.

“These residences introduce cross ventilation, north south orientation, butler’s pantries and private courtyard entries that make apartment living feel like a genuine home," Lee says.

“Purchasers are choosing Norwest over other suburbs such as Hills Showground, Tallawong and Macquarie Park due to the limited supply. Zeste is also the final stage of The Orchards masterplan, where all community amenities will be fully completed, making it a functioning neighbourhood from day one.”

[smartcode_project:default project_id=150510 project_image_fid=352090]

Lee noted that while the expanded federal government’s Home Guarantee Scheme had encouraged more first home buyers to enquire, the majority of purchasers were local homeowners taking advantage of the final opportunity to secure an address within The Orchards.

“Zeste represents the culmination of Sekisui House Australia’s decade long vision for The Orchards, creating a neighbourhood defined by community, sustainability and design excellence. With Zeste, that vision comes full circle."

[smartcode_project:default project_id=150510 project_image_fid=351876]

Designed by Rothelowman, each residence integrates natural light and greenery, reflecting Sekisui House’s global philosophy of creating harmony between people, homes and nature.

“Zeste’s apartments are on average 20 per cent larger than previous stages, with generous internal areas tailored for owner occupiers,"&nbsp;Lee added.

"Buyers have also responded positively to the premium upgrade options and the project’s independent 4 Gold Star iCIRT rating, which reinforces confidence in quality and delivery."

[smartcode_project:default project_id=150510 project_image_fid=352091]

Castle Hill retirees Aswin and Dilu purchased a three-bedroom Breezeway Sky Home in Zeste.

“We have lived in the Castle Hill area for over 15 years in a large five-bedroom home and wanted something smaller but not too small," Ashwin said.

"The moment we walked into the showroom and saw the vision for Zeste we were sold. Our apartment is over 200 square metres so there is plenty of space. The layout, light timber finishes, Japanese craftmanship, balcony overlooking a landscaped courtyard and concierge were standout features. Proximity to friends, shops, restaurants, Sydney Olympic Park, walk and cycle paths and the new Metro made out decision very easy."

[smartcode_project:default project_id=150510 project_image_fid=352096]

Sales so far have ranged from $735,000 to $2.2 million, with purchasers responding to the combination of large floorplans, refined finishes, and access to resort-style amenity within the masterplanned community.

Construction of Zeste will commence in early 2026, with completion anticipated in early 2028.&nbsp;

To date, more than 860 apartments have been sold across The Orchards, equating to over 65 per cent of the entire masterplan, marking the end of an era for The Orchards, an innovative project 10 years in the making.

Set on a nature site with a creek and cycle/walkways, The Orchards will feature recreational amenities including a 1.4-hectare public park, an outdoor cinema, onsite café, playgrounds, break-out green spaces, lagoon pool and large fitness centre.

[smartcode_project_cta:default project_id=150510]

Local owner-occupiers drive sales at Zeste, Norwest

Within a few weeks of unveiling its newest Sydney apartment development The Rushcutters, developer Third.i, and joint venture partner NPACT, have sold out all of the two-bedroom apartments in the boutique building.

Over 200 guests attended an exclusive VIP evening, followed by a bustling weekend at the display suite in Potts Point. More than 50 groups toured the suite, resulting in multiple deposits.

Two-bedroom apartments have sold out, and the remaining three-bedroom residences are available from $4.95 million.

The Rubinstein Group’s James Nixon and Christian Jones are the local agents appointed to sell <a href="https://www.apartments.com.au/new-apartments/the-rushcutters-51-57-bayswater-road-rushcutters-bay-nsw-2011">The Rushcutters</a>, alongside Hume Residential. JLL’s Freya Watson, Harri Williams-Jones and Patrick Yi are the listed international agent for The Rushcutters.

[smartcode_project:default project_id=144646 project_image_fid=354308]

The Rushcutters is redefining luxury apartment living by offering the unique opportunity to combine two apartments into a single, expansive whole-floor residence. This delivers the ultimate in harbourside luxury, with generous living spaces, curated finishes, and seamless indoor-outdoor flow. Due to strict planning controls, only one level is available for amalgamation, making it a truly one-off chance for those seeking an inner-city, house-sized apartment.

Luke Berry, Director and Co-founder of <a href="https://www.apartments.com.au/developers/thirdi-group">Thirdi Group</a>, said the feedback from buyers has been "overwhelmingly positive", with many drawn to the flexibility and lifestyle that whole-floor living provides

“We’ve always believed there was a real appetite for large, luxury apartments in this part of Sydney, but the response to The Rushcutters has been incredible," Berry said.

“People are looking for something special space, quality, and a sense of home, all in a location that’s second to none. We’re proud to offer a project that delivers on all fronts."

[smartcode_project:default project_id=144646 project_image_fid=351899]

Designed by renowned architects <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, The Rushcutters blends contemporary elegance with timeless materials.

Each residence features expansive living areas, floor-to-ceiling glazing, and high-end finishes that reflect a commitment to quality and detail. Residents will also enjoy secure parking, private outdoor terraces, and seamless connectivity to Sydney’s CBD, parks, and waterfront.

The project’s location in Rushcutters Bay places it within easy reach of the city’s best dining, shopping, and recreational amenities, but is far enough removed to not be in the heart of the urban bustle.

&nbsp;

&nbsp;

[smartcode_project_cta:default project_id=144646]

Buyers jump at The Rushcutters launch

Capital Corporation has officially broken ground on its landmark residential project, The Residences at Wahroonga Estate.

The milestone marks the beginning of a joint venture with the Seventh-day Adventist Church, delivered in partnership with award-winning builder DASCO. Together with interior design by Coco Republic and architecture by GroupGSA, the partnership will transform an underutilized block of land into a vibrant new residential community.

[smartcode_project:default project_id=135247 project_image_fid=284381]

Capital Corporation Managing Director Jim Hunter said&nbsp;DASCO’s reputation and capability made them the standout choice for this key project.

"<a href="https://www.apartments.com.au/new-apartments/the-residences-at-wahroonga-estate-169-fox-valley-road-wahroonga-nsw-2076">The Residences at&nbsp;Wahroonga&nbsp;Estate</a> will be a luxury landmark development for&nbsp;Sydney’s Upper North Shore, and we’re confident&nbsp;DASCO&nbsp;will help bring it to life with integrity and the highest standards of workmanship.”

[smartcode_project:default project_id=135247 project_image_fid=262185]

With around 55 per cent of the initial release already sold, valued at approximately $100 million, the development is being hailed as a key catalyst in the renaissance of Sydney’s Upper North Shore residential market.

Capital Corporation’s decision to position The Residences at Wahroonga Estate next to Sydney Adventist Hospital (the San), one of the most respected and significant private hospitals in Sydney, is resonating strongly with buyers who value convenient access to healthcare and lifestyle amenity.

[smartcode_project:default project_id=135247 project_image_fid=284380]

Sydney Adventist Hospital CEO Brett Goods said the development reflects the hospital’s long-standing commitment to community wellbeing.

“The San has been part of the Wahroonga community for more than 120 years, providing care for generations of families. The Residences at Wahroonga Estate continues our vision of providing world class healthcare and promoting wellness, connection and peace of mind for residents and patients alike,” said Goods.

[smartcode_project:default project_id=135247 project_image_fid=284379]

New research commissioned by Capital Corporation into Australian downsizing motivations underscores the growing influence of health and wellbeing on property decisions.

The study found that around one in three Australians (35%) are downsizing due to health- related reasons and want to live closer to medical facilities.

It also revealed that nearly two-thirds (64%) of downsizers seek apartments near general amenities, while a third (33%) specifically value close access to health and wellbeing features when choosing where to live.

Hunter said the findings explained the success of The Residences at Wahroonga Estate, where the combination of premium design, convenience and direct access to Sydney’s leading private hospital has proven to be a major drawcard.

The groundbreaking ceremony was attended by NSW Building Commissioner James Sherrard, the Seventh-day Adventist Church, DASCO and key stakeholders, reflecting Capital Corporation’s enduring reputation as a trusted joint venture partner and leader in quality, community-driven development.

[smartcode_project:default project_id=135247 project_image_fid=284382]

Francois Keet, CFO of the Seventh-day Adventist Church in the South Pacific said they chose to partner with Capital Corporation because of their proven experience in delivering community-focused developments.

“They’ve helped unlock value in the Estate, allowing us to reinvest in what matters — healthcare training, senior care, key worker housing and other vital local initiatives.

“This partnership is about more than development; it’s about futureproofing our mission and creating lasting social impact for the community we serve.”

&nbsp;

The Residences at Wahroonga Estate is set to complete in 2027 and will offer 128 one, two and three-bedroom, pet-friendly apartments immersed in nature.

[smartcode_project_cta:default project_id=135247]

Capital Corporation breaks ground on The Residences at Wahroonga Estate

Cbd Property

EXPERT OBSERVER

It&rsquo;s long overdue for real estate consumers to let go of the notion that proximity to the CBD matters.

Long before the pandemic and its impact on the Central Business Districts of our major cities, the relevance of the CBD in choosing where to live or invest was diminishing year by year.

The fallacy persists that most people work in the CBD. The reality is that, in all our capital cities, the vast majority work in suburban employment nodes.

There are, for example, over 2.1 million people employed in the Greater Melbourne area, but only about 20% work in the City of Melbourne (the CBD and near-city suburbs).

[smartcode_project:default project_id=100322 project_image_fid=163036]

For most people, when it comes to choosing a place to live, the CBD is irrelevant.

They don&rsquo;t work there, they don&rsquo;t shop there and their kids don&rsquo;t go to school there.

The average person has little reason to ever visit a CBD, although they may occasionally go to a CBD for entertainment or leisure.

But I still have people regularly raising, as an objection to a particular location, that it&rsquo;s a long way from the CBD.

Like many myths in real estate, this one just refuses to die.

In Sydney, the suburbs closest to the CBD are greatly under-valued, with median house prices well under $2 million (which is miserable by Sydney standards), like Redfern ($1.45 million), Newtown ($1.42 million), Glebe ($1.7 million) and Camperdown ($1.6 million).

The most prestigious suburbs, the ones with median prices above $3 million, are in many cases a long way from the tall office buildings &ndash; suburbs like Cremorne, Killara, Lindfield and Manly.

The Sydney locations with the best long-term capital growth rates, those where price growth has averaged more than 8% per year over the past decade, include many which a great distance from the Sydney CBD.

They include humble suburbs a long, long way from the City, like &hellip;

<ul>
	<li>St Marys out at Penrith,</li>
	<li>Minto and Macquarie Fields in the far south-west,</li>
	<li>Parramatta and North Parramatta,</li>
	<li>Marsden Park out near Blacktown,</li>
	<li>Middleton Grange in the precinct around Liverpool,</li>
	<li>Smithfield in the Cumberland LGA,</li>
	<li>Canley Vale in the Fairfield LGA,</li>
	<li>Kogarah in the Georges River LGA</li>
</ul>

They also include Northern Beaches suburbs like Seaforth, Avalon Beach and Dee Why, as well as north-of-the-harbour locales like Cremorne, Lindfield, North Willoughby and West Ryde.

[smartcode_project:default project_id=32227 project_image_fid=93952]

In Melbourne, if you want to find superior capital growth over time, you need to head a long way from the City centre, in most cases.

The greatest concentration of suburbs with long-term growth averages above 7% per year in the Greater Melbourne area is the Mornington Peninsula, where Bittern, Mt Martha, Tootgarook and Sorrento all have outstanding growth records.

The distance between Sorrento and the Melbourne CBD is over 100km, around an hour and a half by car. The median house price for Sorrento has risen almost 30% in the past 12 months. Nearby Tootgarook is a lot less expensive, despite a 20% rise in the median price in the past year.

Only slightly closer to the tall buildings is the new development suburb of Clyde North in the City of Casey, with a long-term growth rate close to 9% per year.

The suburb of Williams Landing down in Wyndham City in the far south-west also has a long-term growth rate above 8% per year &ndash; as does the suburb of Mickleham in the City of Hume in the far north of the Melbourne metro area.

Middle-ring areas with great growth rates include Box Hill, Brunswick East and Derrimut.

[smartcode_project:default project_id=94542 project_image_fid=160729]

All those places out-perform Toorak, Elwood, Elsternwick, Glen Iris, Kew and Malvern on capital growth rates.

Upmarket near-city locations which have outstanding growth rates &ndash; these are the exceptions rather than the norms &ndash; include Hawthorn, South Yarra and South Melbourne.

The key message is that the elements that drive values higher, because they attract buyers in large numbers, include affordability, infrastructure and lifestyle. Proximity to the CBD doesn&rsquo;t feature prominently.

So, if you&rsquo;re a home buyer or investor with a budget that forces you to buy in middle or outer ring areas, don&rsquo;t worry about it. There are way bigger things it&rsquo;s good to be close to, other than the CBD.

It’s long overdue for real estate consumers to let go of the notion that proximity to the CBD matters.

terryryder

Nothing wrong with buying property away from the CBD: Hotspotting's Terry Ryder

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A detailed survey on the current state of the CBD Office markets by Jones Lang LaSalle was recently reported in the Australian Financial Review (16 July 2015). 
And as you can see from the table below, there are now significant disparities among the CBD Office markets around Australia.
<a href="/images/2015/08/06/CBD-Offices.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/08/06/CBD-Offices.jpg" alt="">
 
Although Brisbane, Perth and the Canberra each have (total) vacancy rates of 15% or more … there was a healthy 205,000 sqm of space taken up by Business  and Government nationally, during the past 12 months.
<h3>Rental Movements</h3>
Even so, you will notice rentals only rose in Sydney (+2.3%) and Melbourne (+5.2%) — where momentum and confidence have clearly now started to return.
Whereas, the other states have all shown a decline in their office rentals, as space requirements have contracted.
Sydney has been experiencing strong demand for A-grade space — where that vacancy rate has now fallen to 5.2%.
Likewise, Melbourne has seen a solid take-up. Although its vacancy rate rose marginally, to reflect the availability of some backfill space.
 Interestingly, there has been strong demand by smaller tenants seeking space under 1000 sqm.
The general consensus is that conditions will continue to improve through 2015-16; and the vacancy rates in the underperforming capital cities will hopefully stabilise.
CHRIS LANG is an advisor to commercial property investors, sell-out author and regular speaker on how to invest in commercial property. You can contact Chris <a href="https://commercialpropertymadeeasy.com/" target="_blank">here</a>.
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chrislang-EQKojcgJPV

Significant disparities among the CBD office markets: Chris Lang

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A total of 313,700 sqm of Premium and A-Grade projects in the past six months has given Melbourne’s CBD a new milestone of the largest CBD office market in Australia, according to JLL Research.
In Q2 2020, JLL Research found that the Melbourne CBD’s total office stock was 4,953,033 sqm. Now, with the practical completions of three new major developments this month, the Melbourne CBD reaches a new stock total of 5,107,840 sqm. Sydney’s total office stock for Q2 2020 was 5,024,240 sqm.
The three office completions crowning Melbourne as the largest office CBD in Australia include the following developments:
1. Cbus Property and Keppel REIT’s Victoria Police Centre at 311 Spencer Street, including 65,000 sqm of office space.
2. The Lendlease Two Melbourne Quarter at 697 Collins Street, including 46,350 sqm of office space.
3. Dexus 80 Collins Street, including 42,960 sqm of office space.
JLL’s Managing Director (Victoria) - Craig Shute said, “The completion of these three projects marks a real inflection point in the dynamics of Australian CBD’s.'
Melbourne is now the largest Australian city in terms of commercial office space and this status is unlikely to change. This rapid rise is testament to Melbourne’s balanced economic drivers and will result in an increase of national and global investment capital seeking a foothold or looking to expand their portfolios in the city."
"We are confident Melbourne will rebound relatively strongly as we recover from the current COVID-19 restrictions and re-open for business,” He added.
Other projects completed in the Melbourne CBD earlier this year include Mirvac and Suntec REIT’s Olderfleet building at 477 Collins Street (56,584 sqm), Charter Hall’s Wesley Place at 130 Lonsdale Street (55,000 sqm) and Cbus Property and ISPT’s Collins Arch at 447 Collins Street (47,517sqm).
Whilst a large amount of supply is being delivered to the market, there is very little vacancy, with 94% of the 313,700 sqm office stock being delivered in 2020 already pre-committed, according to JLL Research.
JLL’s Senior Research Director (Victoria) - Annabel McFarlane said, “JLL has been tracking office stock in Melbourne’s CBD office market since 1970, when the size of the market was just 1.45 million sqm."
"The most significant contribution to this growth has been Docklands as a new CBD precinct, delivering just over 1 million sqm of new, high quality office stock and pushing Melbourne to now Australia’s largest CBD office market, just larger than Sydney’s CBD office market,” she said.
Ms McFarlane continued, “Significant momentum and strong demand throughout the last 20 years has supported office market development. Melbourne’s CBD office market has accounted for 40% of all CBD net absorption (1.7 million sqm) in the six CBD markets we track. This compares to Sydney (739,900 sqm), Canberra (647,600 sqm), Brisbane (542,850 sqm), Perth (293,700 sqm) and Adelaide (291,300 sqm).”
Melbourne and Sydney’s CBD office markets are comparable in size to several major international CBD office markets including Madrid which stands at 6.5 million sqm, Barcelona at 4.9 million sqm and Berlin at 4.5 million sqm.
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j.ballantyne1990-6AQqhLzZaK

Melbourne takes crown as the largest CBD office market in Australia: JLL

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GUEST OBSERVER
Globally, there is intense discussion about the future of urban life through the World Urban Campaign.
The central proposition is that the battle for a more sustainable future will be won or lost in cities.
Presumably, this is predicated on the fact that 54% of the world’s people live in cities, where 70% of global GDP is generated. By 2050 the urban population will have risen to 66%.
In parallel, following the Paris climate agreemen<a href="https://theconversation.com/the-paris-climate-agreement-at-a-glance-50465">t</a>, major cities are committing to measures designed to significantly reduce greenhouse gas emissions. The poster for this campaign should read “Coming to your city soon".
It is clear 2016 will be the “urban year” as the global community prepares for the Habitat III summit in Quito, Ecuador, this October.
At Habitat III, governments will agree an urban agenda to guide global urban development over the next 20 years. The agenda is taking shape through preparatory meetings (the next one is in Indonesia in July), as well as regional and thematic meetings.
A series of 28 urban thinkers campuses has been organised across the globe, running until February 2016. One of the last of these is in Melbourne, Australia.
<h2>A world of challenges</h2>
We are all too familiar with the problems cities commonly face. These include rising house prices putting ownership beyond the reach of many, suburban sprawl, long commutes, traffic congestion, social problems, isolation and polarisation.
<div class="enlarge_hint">At the same time, Australian cities have real strengths. This is reflected in their performance in various rankings on liveability and quality of urban life. But we ought not assume that this situation is sustainable, or that we can lock in liveability.</div>
Globally, cities face even greater challenges. In the global south, if you live in a city there is a one-in-three chance that you live in a slum.
Also, despite progress on the Millennium Development Goals, poverty is still our greatest urban concern. It is not limited to the south and has been growing across cities globally since the global financial crisis. Limited financial resources constrain the capacity of city administrations to respond to these challenges, especially in the face of austerity measures.
While that may seem like a pretty glum picture, there are reasons to be hopeful.
In a survey of 20 cities last year for the UN Global Compact Cities Program we identified many examples of civic leadership and urban innovations.
Related to this, in the US, Bruce Katz and Jennifer Bradley at Brookings have described these innovations as a “metropolitan revolution”. They argue that local leaders are doing the hard work of growing the job market and making their communities more prosperous. They cite examples in New York, Portland, Houston and Miami.
In Europe, the Norwegian city of Oslo plans to be fossil-fuel-free by 2030. Utrecht is the first of several cities in the Netherlands planning trials in which they pay citizens a universal basic income.
<h4> </h4>
<div class="enlarge_hint">Across the English Channel, Bristol is seeking to transform the economy by introducing a local currency. The Bristol pound is designed to strengthen business relationships within the city and to build trust.</div>
What these cities and their leaders have recognised is that “business as usual” will not get us to where we need to be.
Technological innovation, institutional reform, financial investment and regulatory change are all part of the answer, especially as we seek to achieve development goals while ensuring we do not undermine our environmental sustainability. However, we may need to dig deeper. Something that we neglect is the need for changes in values at both the societal and individual levels.
Twisting Einstein’s famous quote somewhat, it is possible to assert that “we can’t solve problems by using the same value system that created them".
Here is where the notion of the ethical city comes in.
<h2>What is the ethical city?</h2>
Ethics is concerned with what is “right, fair, just or good”, not necessarily what is most accepted as normal or expedient.
Most people will have heard of the term ethical corporation. It suggests that such businesses place certain key values and practices at the centre of their operations. This could include fairness, integrity, respect for the environment, elimination of discrimination, and so on.
Internationally, some of these key values are elaborated in the ten principles of the UN Global Compact. Thousands of companies have signed up. Mayors of cities and governors of regions can also sign up to these principles by sending a letter to the UN secretary-general.
Yet the term ethical city is rarely used, even though ethical considerations underpin how we plan and manage our cities. And the ethical values underpinning the vast majority of our decisions about city life are rarely made explicit.
Even so, in most cities we already see various measures designed to support ethical governance. These range from internal commissions to audit and check on performance through to measures to promote transparency and community participation in decision-making.
Urban leaders, administrators, planners, engineers and others are aware of the ethical ramifications of their work, have guidance to refer to and training when needed. Although sometimes people fall foul, the vast majority do not because they are seen to be doing the right thing.
But we must recognise that there is a dominant view of “business as usual” based on an embedded set of values. Good examples include how most cities are designed primarily to accommodate the car, how we work in the CBD and live in the suburbs, or how homelessness is seen as a fact of life in many cities.
<h2>How do we create a more ethical city?</h2>
Thought leaders like Peter Singer have done a lot to elaborate the importance of ethics in everyday life, especially with his book Practical Ethics. However, we live in utilitarian times.
More than ever, our cities need ethical leadership – good governance, transparency, public trust building and fairness. They need ethically based planning to deal with the complex challenges facing our communities. This depends on our willingness to tackle the tough questions around sustainability, resilience, economic vibrancy and inclusiveness.
There is also our role as citizens. What are our expectations of ourselves as ethical, engaged citizens? What do we expect and deserve, and what are we prepared to commit to each other in the ethical city? What kind of citizens do we need to be?
Most of all, if we end up agreeing that we need a city that cares, how do we navigate to this end in a world where private profit and consumption are kings and where the tenets of the ethical city – social inclusion, climate action, gender equity, rights of children and youth, and myriad other rights and needs – are lacking?
If this sounds like a new year dose of utopianism, think of cases that you could envisage in your city – from participatory budgeting, to crowd-funded social enterprises, to any number of people who decided “what should we do?”, then acted on it.
 
Brendan Barrett is research fellow, RMIT University and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/brendan-barrett-179124" target="_blank">here</a>.
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