Brisbane-based developer <a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a> has made a striking debut on the Gold Coast, officially unveiling its $250 million COMO development in Varsity Lakes, a lifestyle-driven residential project anchored by an extensive rooftop wellness and activity precinct.

Having recently launched to market, construction has already been fast-tracked by <a href="https://www.apartments.com.au/builders/5point-projects">5Point Projects</a>, ensuring momentum continues on what is set to become a landmark residential address for the growing Varsity Lakes community.

Located at 22 Lake Street, Varsity Lakes, <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, comprising one-, two- and three-bedroom residences designed for modern living. However, it is the project’s rooftop amenity offering that sets COMO apart.

[smartcode_project:default project_id=135546 project_image_fid=363510]

Designed as a dedicated wellness and recreation hub, the rooftop will feature a 25-metre lap pool, fully equipped gymnasium, and multiple pickleball and paddleball courts - amenities rarely seen in boutique apartment projects.

Residents will also have access to a sauna and plunge baths, while landscaped gardens and relaxation zones will provide tranquil spaces overlooking sweeping panoramic views across the Gold Coast skyline.

The rooftop precinct has been designed to function as the social and wellness heart of the development, encouraging residents to embrace an active, balanced lifestyle within their own building.

&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363512]

Red &amp; Co director David Laverty said the amenity offering was central to the project’s design from the outset.

“Amenities were at the forefront of our decisions,” Laverty said.

“Buyers today are looking for more than just an apartment - they want a lifestyle that promotes health, connection and balance.

“The rooftop at COMO has been designed to be the epicentre of that lifestyle, with a suite of wellness and recreation facilities that are quite unique for a boutique development of this scale.”

&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363514]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, the residences prioritise liveability, featuring spacious layouts, 2.7-metre ceilings and high-quality finishes throughout.

The development sits beside Bond University, placing residents within walking distance of education, retail and dining options within the vibrant Varsity Lakes precinct, including Robina Town Centre, Varsity Lakes Train Station and a range of leading schools.

[smartcode_project:default project_id=135546 project_image_fid=363511]

Laverty said the location was a key driver behind Red &amp; Co’s decision to bring the project to the Gold Coast.

“<a href="https://www.apartments.com.au/developments/varsity-lakes-qld-4227">Varsity Lakes</a> was a clear choice for us to invest in as it’s a lifestyle hub that seamlessly blends lakeside living with urbanity,” he said.&nbsp;

“Como will capitalize on this great location, delivering a project that not only creates premium homes, but a lifestyle defined by community, wellbeing, and connectivity.”

Red &amp; Co has delivered more than 500 apartments and townhouses across 26 projects in Brisbane in recent years, with COMO marking the company’s first major Gold Coast development.

[smartcode_project_cta:default project_id=135546]

Joel Robinson

Red & Co unveils amenity-rich Como development in Varsity Lakes

Gold Coast developer&nbsp;<a href="https://www.apartments.com.au/developers/big-projects">Big Projects</a> has secured approval for its second Mermaid Beach project.

The developer, currently selling <a href="https://www.apartments.com.au/new-apartments/the-frederick-mermaid-beach-2265-gold-coast-highway-mermaid-beach-qld-4218">The Frederick in Nobby Beach</a>, has secured approval for its next project just 1.5 kilomnetres up the road.

The new development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/glenelg-residences-2462-2472-gold-coast-highway-mermaid-beach-qld-4218">Glenelg Residences</a>, has been designed by BDA Architecture and&nbsp;will have just under 100 apartments across an 11-storey building&nbsp;at 2462–2472 Gold Coast Highway, on the corner of Glenelg Avenue just under 300m from the future Mermaid Beach Light Rail stop.

The apartments, a mix of two- and three-bedrooms, will sit above a retail-focused ground plane and under extensive rooftop resident amenities.

<img alt="Exclusive: Big Projects plot Mermaid Beach apartment development, Glenelg Residences" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screen%20Shot%202024-06-11%20at%209.55.04%20am.png?VersionId=z6NV4izeuvhBSSVlY6vK6TPO1LxrFeaG" />

BDA said in its planning submission that the project is intended to support the area’s transition toward higher-density, mixed-use living. “This project offers the opportunity to generate appropriate higher-intensity development within the future Light Rail corridor of <a href="https://www.apartments.com.au/developments/mermaid-beach-qld-4218">Mermaid Beach</a>,” the submission noted.

At ground level, Glenelg Residences will include eight retail tenancies designed to activate the street frontage, complemented by a basement bar offering an additional hospitality element. Above, residents will have access to a rooftop amenity deck featuring an infinity pool, hot and cold plunge spas, day beds, and barbecue facilities.

The architectural approach adopts a restrained material palette of brick, textured concrete, and integrated landscaping, with cantilevered concrete frames and cascading planting intended to soften the built form. BDA described the design as aiming to create “a memorable sculptural mid-rise mixed-use building” that responds to both its coastal setting and urban context.

<img alt="Exclusive: Big Projects plot Mermaid Beach apartment development, Glenelg Residences" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screen%20Shot%202024-06-11%20at%209.55.45%20am.png?VersionId=cpjIVBqcT_sujmo2UMWkVyLcQ7WGJHaQ" />

The approval comes as the City of Gold Coast continues to plan for significant population growth, with regional targets requiring more than 100,000 new high-density dwellings by 2046.

<section data-scroll-anchor="false" data-testid="conversation-turn-36" data-turn="assistant" data-turn-id="request-WEB:55d7c6ac-8e6d-4881-ad49-0ed9bf66d1cc-17" dir="auto">
Big Projects, led by Matthew and John Barrett, is part of a growing cohort of developers that deliver construction in-house, providing a high level of confidence to prospective purchasers.
</section>

[smartcode_project_cta:default project_id=150260]

Big Projects secures approval for Glenelg Residences in Mermaid Beach

Sherpa Group is ramping up its investment in the southern Gold Coast by lodging a development application for <a href="https://www.apartments.com.au/new-apartments/flourish-viver-87-griffith-street-coolangatta-qld-4225">Flourish Viveré</a>, a new $350 million project in Coolangatta.

The move comes after the group’s $27 million acquisition of the 2,029 sqm site on the corner of Griffith and Warner Street, last year.

They will develop 194 apartments across a 26-storey tower, which will become Sherpa’s largest project to date.

Viveré will be the next chapter in the Flourish story, following closely behind Amargo, Oasis, and the Avenues in Palm Beach, as well as Symphony in Brisbane, all designed to deliver affordable housing in lifestyle-rich locations, giving locals a real chance to secure a residence close to the beachfront.

The HAL Architect-designed project will offer a diverse range of residences, from one-, two, and three- bedroom apartments to the premium Canopy range to luxury penthouses.

<img alt="Vivere" data-entity-type="file" data-entity-uuid="c85f5a7e-a22f-4745-8def-400adb3c0b35" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-15%20at%209.53.43%E2%80%AFAM.png?VersionId=OY.chur3BPExn1exQ2q8clHqWnW_CaBi" />

“The Gold Coast is undergoing a period of immense growth, with more people drawn to the incredible 
lifestyle that’s available, leading to strong growth in property prices,” said Christie Leet, founder of Sherpa 
Group.

“Our goal at Sherpa is to ensure locals are not priced out of the market in prime locations, which is why we 
created the Flourish collection.

“Flourish Vivere will form the next chapter in our portfolio, and we are so excited to be lodging the DA, marking our first project in Coolangatta.”

A signature of the Flourish developments is the communal rooftop. Flourish Vivere will showcase a private resident’s lounge, outdoor dining with barbecues and pizza ovens, heated pool, fully-equipped gym, and a wellness centre with sauna and steam room.

<img alt="Vivere" data-entity-type="file" data-entity-uuid="c09372cc-aae6-4458-af2e-f291bd19a5e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-15%20at%209.53.49%E2%80%AFAM.png?VersionId=Sc_RLXl5jiff.tnadogXjQJ_WIpDjf3p" />

The project is strategically located to offer a walkable lifestyle, with the Strand shopping centre, cafes, restaurants, shops and the beach, all just a short stroll away.

“We have meticulously planned Vivere to build on the Flourish legacy, creating a truly special project,”&nbsp;Leet added.

“Wellness, lifestyle and community are at the forefront of every decision we make, and that has not 
changed for Vivere.”

With the DA now lodged with the Gold Coast City Council, Sherpa has moved quickly to secure LPS Group as the builder, offering buyers a level of certainty that is rarely seen in today’s market.

Sherpa has delivered 16 residential projects over the past seven years with a pipeline of $1 billion, with more under construction.

Sherpa takes Flourish brand to Coolangatta, lays plans for Flourish Vivere 

S&amp;S Projects is boosting its investment at Rainbow Bay to more than $1 billion after the prolific Gold Coast developer acquired a new site for $20.25 million and immediately laid plans for a new luxury apartment project in the sought-after precinct.

The site, which is the company’s fifth acquisition at Rainbow Bay in the past four years, will be home to the company’s largest project to date after delivering 3 sold-out projects and construction progresses on Radia worth a combined $215m. 
S&amp;S Projects is currently finalising plans for its latest strategic acquisition, a 1,518 sqm site located 209-213 Boundary Street in Coolangatta, with a development application expected to be lodged within weeks.

The luxury residential development will build on the company’s highly successful projects at Rainbow Bay, comprising Flow, Awaken, Esprit and Radia, with Radia currently under construction by Hutchinson Builders.

“We have been unflinching in our commitment to Rainbow Bay and the transformation we have helped drive in this incredible part of the Gold Coast, which is among the city’s most desirable residential locations,” said S&amp;S Projects founder and director Paul Gedoun.

“Our fifth project will reflect the best of what we have done so far to create a lifestyle precinct that is second to none.”

The latest development, which has yet to be named, is proposed to accommodate 88 luxury apartments in a design that will immerse residents in a unique wellness lifestyle that expands on the legacy of S&amp;S Project’s earlier developments at Rainbow Bay.

The development will feature an expansive rooftop garden and wellness centre with a resort- style pool, among a host of lifestyle amenities planned for residents.

“Rainbow Bay, with its beautiful, protected beach and alongside one of the world’s best surf breaks at Snapper Rocks, is the natural wellness heartland of the Gold Coast,” said Gedoun.

“We are taking every advantage to create a truly unique rooftop wellness experience with a natural feel for residents, offering stone features throughout and an underlying theme that emulates a botanical garden.”

The latest acquisition comes as S&amp;S Projects is at the completion of Esprit and construction continues on Radia, which are part of their significant portfolio undertaken by the company at Rainbow Bay since 2022.

The $215 million Radia, which comprises 38 apartments, is currently the flagship development by S&amp;S Projects at Rainbow Bay which is expected to be completed in 2027.

Jayde Pezet, of Pezet Matheson, which has managed sales and marketing for S&amp;S Projects across their Gold Coast portfolio, emphasised the developer’s commitment to continuous improvement and excellence.

“S&amp;S Projects continue to elevate the benchmark of luxury with each development," Pezet said.

“We have worked with S&amp;amp;S on their 4 other projects in Rainbow Bay and their approach reflects a team that is constantly learning, refining, and pushing the standard higher.

“Their hyper-local knowledge and deep expertise within the luxury property sector are what truly set them apart, allowing them to deliver projects that feel both globally sophisticated and authentically connected to their coastal environment”

S&amp;S Projects plans to officially launch its latest project at Rainbow Bay in the second half of this year.

“As we embark on our largest project yet, we have pulled out all stops to create another landmark development that truly reflects the relaxed southern Gold Coast lifestyle,” Gedoun added.

S&S buys $20m Rainbow Bay site for fifth beachside apartment project

Japandi, an emerging design trend that combines Scandinavian functionality with Japanese rustic minimalism, remains relatively untested in Australia’s residential development market.

As developers look to differentiate their projects and offer something distinct to buyers, Brisbane-based developer Lantona has embraced the hybrid style for its recently launched Toowong apartment project, <a href="https://www.apartments.com.au/new-apartments/koya-residences-6-josling-street-toowong-qld-4066">Koya Residences</a>, with early response to the design proving positive.

Lantona entrusted Red Door Architecture and interiors practice Luma Design Co with delivering the Japandi brief. The approach blends Japanese minimalism with Scandinavian functionality, emphasising warm, restrained interiors, natural materials and clean lines. Drawing on the Japanese concept of wabi-sabi (beauty in imperfection) and the Scandinavian principle of hygge (comfort and cosiness), it creates serene, uncluttered and sustainable living environments.

These design principles are expressed throughout the Josling Street development, both in its exterior form and across the 40 one-, two- and three-bedroom residences within.

[smartcode_project:default project_id=150787 project_image_fid=366229]

Koya reflects a deliberately scaled approach, with the five-storey form designed to align with the surrounding residential streetscape rather than dominate it.

“Koya is conceived as a building that sits comfortably within its surroundings. Every decision, from material selection to spatial planning, has been guided by long-term liveability and enduring relevance,” the developer said.

[smartcode_project:default project_id=150787 project_image_fid=366243]

Positioned within an established inner-west neighbourhood, the development sits near riverfront parklands and the Bicentennial Bikeway, while remaining within walking distance of Toowong Village and multiple public transport options connecting to the CBD, St Lucia and West End.

Lantona said the location was central to the project’s conception, pointing to Toowong’s balance of green space, transport access and proximity to major education institutions.

“<a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> combines river access, walkability, immediate CBD connection and a strong educational presence. That balance made it the obvious setting for Koya.”

[smartcode_project:default project_id=150787 project_image_fid=366230]

Communal amenity is concentrated on the rooftop, where a shared retreat will include a pool, dining areas and outdoor spaces oriented towards neighbourhood and city views. The design allows for both private use and small gatherings, extending the living environment beyond individual apartments.

Koya enters the market at a time when smaller-scale developments are becoming less common in established suburbs, with many recent projects in the suburb shooting for the sky.

In a nod of confidence,&nbsp;<a href="https://www.apartments.com.au/builders/brisbane-builders">Brisbane Builders</a>&nbsp;has already commenced construction on the building, which is slated for completion in early 2027. Keenan &amp; Byrne is marketing Koya.

[smartcode_project_cta:default project_id=150787]

Japandi-inspired Koya Residences launch in Toowong

Chris Johnson

<html><body>
EXPERT OBSERVATION
The announcement by the City of Sydney Council of new rules to support the night-time economy is good news for the many people living in urban apartments.
The character of inner city areas like Surry Hills, Glebe, Barangaroo, Green Square and Waterloo has changed significantly with the arrival of so many people living in apartments in these areas.
It is good that the City of Sydney has responded to this evolving urban lifestyle by relaxing trading hours to support a night time economy.
In the lead up to the recent New South Wales election there was significant concern raised by some politicians about the extent of apartment development, and that they did not seem to support the new lifestyle that comes with greater density.
Apartment dwellers, particularly millennials, are looking for a ‘sharing’ lifestyle where they live close to amenities and an exciting urban scene.
The moves by the City of Sydney, driven by Councillor Jess Scully, to reactivate the night time economy in the urban precincts will be strongly supported by the community.
The Urban Taskforce has developed a campaign to support young apartment dwellers and their more sharing lifestyle called ‘<a href="http://www.welcomehome.org.au" target="_blank">Welcome Home</a>’  where we profile the stories of younger apartment dwellers and their more urban and more sharinglifestyle.
One example is James who lives in an apartment in Summer Hill.
“I love the local music scene here in Summer Hill. I’m just a stone’s throw from my local bar that has live music every Thursday, everyone knows everyone.” says James.
The initiative by the City of Sydney will help many inner city residents get to interesting music venues and night time bars.
Sydney is a global city and an important part of our diverse community are the younger people who want a lively, creative music and arts scene.
The Urban Taskforce recommends other councils, like the City of Parramatta and North Sydney, should follow the initiatives of the City of Sydney and establish vibrant night time economies as more apartments are built in their centres which are occupied by young people wanting to explore the surrounding activities that come with a night time economy.
CHRIS JOHNSON is the Urban Taskforce CEO.
</body></html>

cjohnson-8xfqfuuCSq

A thriving night-time economy needs urban apartment density: Urban Taskforce's Chris Johnson 

<html><body><div class="page" title="Page 1">
<div class="layoutArea">
<div class="column">
New data from the Australian Bureau of Statistics shows NSW apartment approvals fall by 33% over the last year, says the Urban Taskforce.
The apartment market in NSW is slowing rapidly, according to the latest data, says UrbanTaskforce CEO Chris Johnson. ‘A year ago apartment approvals were 3,021 for December 2017, but the December 2018 figures indicate a drop of 994 to a total of 2027 apartments. This is a fall of 33 percent in a year, and it is likely that the fall in approvals wil lcontinue.’
Victoria is ahead of NSW in apartment approvals over the last quarter, with 15,472 approvals compared to NSW’s 14185 approvals. Victoria’s population is 20% smaller than NSW so approvals would generally be 20 percent lower, however they are ahead by 9 percent.
The decline in apartment approvals in NSW is influenced by many factors, including the Royal Banking Commission, tighter lending restrictions, uncertainty around housing policy due to the upcoming state and federal elections, declining house prices and anti- development rhetoric driven by campaigning politicians.
These factors undermine confidence in new housing construction. Whoever wins the state government election in March should look to implement new housing policies to encourage the supply of homes and ensure that jobs and investment in the property sector is maintained.
The Urban Taskforce is keen to work with all political parties to develop policies that can deliver sufficient housing supply to accommodate Sydney’s growth in the coming years.
The graph below are based on the Australian Bureau of Statistics data.
<a href="https://www.propertyobserver.com.au/images/2019/2/5/housing%20approvals.jpg" target="_blank">Click here</a> to enlarge:
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/2/5/housing%20approvals.jpg" alt="">
 
Source: Urban Taskforce
CHRIS JOHNSON is the Urban Taskforce CEO.
 
</div>
</div>
</div></body></html>

Alarming decline in housing approvals no longer can be ignored: Chris Johnson

<html><body>
EXPERT OBSERVATION
The record number of completions of 40,009 new homes in the year to February 2018 is good news for housing supply with strong population growth.
The 40,009 housing completions are above the required 20 year average of 36,250 per year which is good news.
The approvals for these homes came a few years ago at the peak of the housing boom and it is good to see that the combination of government policies and the hard work of the development industry is paying off.
The big change from earlier years on housing production has been the rise in the proportion of new homes that are apartments which are close to 70% of the total.
A decade ago detached houses and apartments were approved at similar numbers but now apartments and multi-unit dwellings are in the majority.
Changes to the planning system have also helped with the establishment of planning panels for large projects and the increase in complying development approval streams.
Most apartment projects are larger scale projects so the role of planning panels in assessing these will continue to be important.
While the housing completions have reached record levels the approvals are dropping.
In February 2017 there were 58,774 approvals compared to the 51,994 housing approvals in February 2018. This is an 11.5% drop and it appears that this will go down further.
Clearly the housing development industry will go through peaks and troughs but it is important that government policies continue to support both strong approvals and strong completions and do not add additional cost to development or add red tape.
The Urban Taskforce is keen to work with the NSW Government to ensure a consistent flow of new homes for Sydney.
CHRIS JOHNSON is the Urban Taskforce CEO.
</body></html>

Sydney's record home completions is good news: Chris Johnson

<html><body>
EXPERT OBSERVATION
The recent announcement by the NSW leader of the Opposition that Metro West rail will be preferred over other lines misses the point that the full network for Sydney is required.
NSW Opposition Leader, Luke Foley, has announced that he will fast track the Metro West rail if elected at the state election and cancel the Sydenham to Bankstown rail line.
But Sydney needs both rail links as part of a broader infrastructure network for the city.
As Sydney moves from a city of five million people to eight million over the next 40 years the city will need to shift to public transport with greater housing densities around railway stations.
Ultimately the city will need a metro rail network similar to London’s with a circle line and a central line.
The Urban Taskforce has proposed a structure for Sydney’s metro based on a central line that requires West Metro as an important link but we have also proposed a circle line that carries the North West rail through North Sydney and along the Sydenham to Bankstown line ultimately to the proposed Western Sydney airport.
Clearly there will need to be greater densities around railway stations on this network and it is unhelpful for the Opposition Leader to call this ‘shoehorning an extra 100,000 people into high-rise towers’.
The Metro West link is probably more important than the Sydenham to Bankstown line in the short term as the current western rail line is approaching capacity.
It is positive that the Opposition is committed to this important piece of infrastructure.
The Urban Taskforce encourages all political parties to support new metro rail infrastructure in the lead up to the next state election but we are very concerned about rhetoric from both major parties that is against the development of apartments near transport modes.
Chris Johnson is the chief executive office of the Urban Taskforce.
</body></html>

Sydney rail projects need to meet broader infrastructure needs: Chris Johnson 

<html><body>
EXPERT OBSERVATION
The February 2018 data from the Australian Bureau of Statistics (ABS) shows NSW housing approvals flattening while Victorian approvals are higher.
NSW approved 5673 new dwellings in trend terms in February 2018 which is similar to January but well down on the July 2016 high point of 6,800.
The smaller state of Victoria approved almost 1,000 more dwellings in February with 6,577 approvals. Clearly Victoria is firing in the new dwelling market.
Victoria’s success has been mainly through their strong house market with 3,353 approvals compared to 2,471 house approvals in NSW. The NSW house approvals have been consistent over the last few years with 2,432 approvals in July 2016.
The NSW apartment market seems to have flattened with 3,202 approvals in February 2018 similar to the January approvals of 3,183. The current approvals for apartments, however, are well down on the July 2016 high point of 4,368 approvals.
The current flattening of housing approval numbers in NSW reflects the uncertain environment created by tighter bank lending and the potential for future levies for affordable housing by councils and the removal of the infrastructure contribution cap.
With a state election less than a year away there is a growing concern about over development being expressed by political candidates to gain the support of residents unhappy about the rate of change.
It is important that politicians at state and local level get behind the Greater Sydney Region Plan that defines the need for 725,000 new homes over a 20 year period.
The plan for A Metropolis of Three Cities sets the agenda for where the cities growth should go and this independent plan produced by the Greater Sydney Commission needs the support of all political parties.
The Urban Taskforce is keen to work with the NSW Government and the Greater Sydney Commission to ensure that housing supply targets are met.
See below graph based on ABS figures
Click here <a href="https://www.propertyobserver.com.au/images/2018/4/4/approvals.jpg" target="_blank">to enlarge.</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/4/approvals.jpg" alt="">
CHRIS JOHNSON is the Urban Taskforce CEO.
</body></html>

jrobinson-rf4aSBido9

NSW housing approvals flat, fall behind Victoria: Chris Johnson

<html><body>
EXPERT OBSERVATION
The proposal by the NSW Treasurer to establish a NSW Productivity Commission could dramatically help with housing supply.
The proposal by NSW Treasurer, Dominic Perrottet, to set up a state version of the successful Productivity Commission that operates at the federal level is good news for the supply of housing across the state.
At the federal level the Productivity Commission has been very critical of the anti-competition issues that flow from restrictive zoning and of the amount of red tape in the NSW planning system.
They have also critiqued the complex planning systems across Australia as impacting on the nation’s productivity.
A critical role for the NSW Productivity Commission will be to review the impact of the multi-layered planning system has on housing supply and therefore housing affordability.
The new commission must look at the haphazard, piece-meal approach to affordable housing where each council seems to be developing its own policy yet the Greater Sydney Commission has a different approach.
The NSW Department of Planning and Environment has yet another policy position and Landcom has now been tasked to get involved in housing affordability.
These multiple levels of policy interventions seem to be unco-ordinated and confusing and are creating uncertainty and leading to a loss of productivity by the housing industry.
The report to the NSW Government by the former Governor of the Reserve Bank of Australia, Glenn Stevens, sets out a number of important economic directions that impact on productivity related to housing affordability.
Stevens raised concerns that planning decisions were often delegated to very local levels without any representation on behalf of the future population expected to require housing in the state.
The NSW Government has stated that 725,000 new homes are required for Sydney over the next 20 years but even in boom times we have not reached the average of 36,200 homes a year.
Clearly there is a productivity problem with Sydney’s housing supply.
Glenn Stevens also raised concerns about the zoning and approvals process and that these regulatory costs could add $150,000 to the cost of a dwelling in Sydney compared to a similar sized dwelling in Melbourne or Brisbane.
A NSW Productivity Commission must look at these issues.
The NSW Productivity Commission must also look at the impact of the government’s proposal to remove caps on infrastructure payments over the next four years so that extra costs do not simply add to the cost of housing.
The Urban Taskforce is keen to work with the proposed NSW Productivity Commission by providing ‘on the ground’ examples of where well-meaning regulations that control new housing are simply adding significant costs to a new home.
There are too many well-meaning state and local government regulations and levies that are contributing to the excessive costs of Sydney’s new housing and the new productivity commission will need to take a leadership role on behalf of consumers of new housing.
Chris Johnson is the Urban Taskforce CEO.
</body></html>

j.ballantyne1990-6AQqhLzZaK

NSW Productivity Commission could help housing supply: Chris Johnson

<html><body>
GUEST OBSERVER
The latest ABS data on housing approvals indicates a fall in NSW compared to an increase in Victoria.
The approval numbers for apartments in New South Wales have dropped at the end of 2017 according to the latest ABS trend data.
We have seen a number of factors combining in the Sydney housing market that are discouraging developers from trying to get planning approvals leading to an approval slowdown.
The banks are continuing to minimise lending for new housing, the investment from China has cooled, many councils are proposing significant levies for affordable housing, there is a growing negative community reaction to new housing and the state government is removing the cap on contribution levels by councils.
When all of these factors combine confidence levels from developers decrease and the risk from new developments increases.
The December figures for NSW housing approvals by trend are 5,268 compared to a robust Victoria performance of 6,570. The number of apartment approvals is falling fast in NSW from 4,326 in July 2016 to 2,888 in December 2017. The Victorian apartment approvals for December 2017 are 3,361.
The NSW Government has been talking about approaches to affordable housing over the last year but expected guidance notes and an expected Housing State Environmental Planning Policy (SEPP) have not been forthcoming.
This has led to uncertainty amongst the development industry about what extra levies may be added to a new housing project. The recently elected Inner West Council late last year proposed an affordable housing levy of 30% of apartments to be given back to the council from all new apartment developments. If excessive levies like this occur clearly new housing will slow down even further.
Another example of confidence levels decreasing is the pull out by respected developer Mirvac from a large housing project in the Hills Shire due to excessive apartment sizes required by councils above state standards.
Both the council in the Hills Shire and local members of state parliament have been attacking development proposals as being too big relative to existing infrastructure despite a new metro rail line being built by the state government.
While the NSW economy is in good shape compared to other states there are strong signals that confidence is dropping in the housing development sector which is a major employer of jobs.
The NSW Premier, Gladys Berejiklian, has stated that housing supply is the key to housing affordability so the government must do all it can to support more approvals for new homes through the planning system.
See below graphs based on ABS figures: 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/2/1/NSW1.jpg" alt="" style="font-size: 12.16px;">
Chris Johnson is the CEO of Urban Taskforce.
</body></html>

Chris Johnson

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News

Chris Johnson

Editor's Picks

Receive the latest news stories to your inbox

Have something to contribute?

Developments

New apartments

New townhouses

News