A wave of investment, renewal and precinct growth continues to shape the northern edge of Macquarie Park, where daily life is supported by a rare combination of university activity, corporate employment, major retail, and expansive green corridors. It’s this convergence of amenity and connectivity underpins the setting for <a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>’s <a href="https://www.apartments.com.au/new-apartments/la-vera-94-talavera-road-macquarie-park-nsw-2113">La Vera</a>, which has now topped out and is tracking toward completion in mid-2026.

Within this pocket of the precinct, residents move easily between the area’s key anchors. Macquarie Centre, home to more than 360 retailers, fresh food offerings, dining and entertainment, sits at the heart of local convenience and functions as a major transport interchange. The Metro, T1 rail line and extensive bus network place much of Sydney within quick reach, while surrounding arterial links support direct access to neighbouring districts.

[smartcode_project:default project_id=134951 project_image_fid=5829]

Green space remains a defining feature of the immediate environment. Lane Cove National Park stretches along the northern boundary of the precinct, offering bushland trails, cycling routes and quiet riverfront pockets. Shrimptons Creek and the campus grounds of Macquarie University extend these recreational networks, softening the urban setting and creating a daily connection to nature that informs the project’s architectural response.

<a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> have shaped La Vera around these contrasts. The building’s northern elevation adopts an organic, curvilinear form that mirrors the natural topography of the national park. Three sculpted forms soften the tower’s profile and encourage a stronger transition between indoor living areas, balconies and the broader landscape.

[smartcode_project:default project_id=134951 project_image_fid=223737]

Cox Director Felipe Miranda says the building’s outlook played a central role in the design process.

“The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park… The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies,” Felipe Miranda of Cox Architecture said.

Toward the city-facing side, the design shifts to a more urban expression. A gridded facade and extensive glazing capture CBD views, creating a dual strategy that blends ecological outlooks with metropolitan orientation.

[smartcode_project:default project_id=134951 project_image_fid=5827]

La Vera delivers 169 residences across one- to four-bedroom layouts, reflecting the needs of young families, downsizers, first-home buyers and investors seeking long-term certainty within a high-amenity location. From the project, residents can walk to Macquarie University, Macquarie Hospital and nearby corporate offices, reach national park trails within minutes, and enjoy retail and dining without relying on a car.

The project is delivered by Urban Property Group, a 4.5-star iCIRT-rated developer-builder with more than three decades of experience. The company has become a leader in adopting 10-Year Latent Defects Insurance (LDI), first introduced on its Parq Bexley development and now embedded into its pipeline.

[smartcode_project:default project_id=134951 project_image_fid=223727]

La Vera is the first development in Macquarie Park approved to offer this 10-year LDI policy, adding another layer of protection for purchasers and reinforcing the transparency of the construction process.

Urban Property Group CEO Patrick Elias says this assurance has become increasingly important for buyers navigating the off-the-plan market.

“Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been… Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share,” Urban Property Group CEO Patrick Elias said.

Urban Property Group's in-house construction team is forecasting a mid-2026 completion, with <a href="https://www.apartments.com.au/project-marketer/home789">HOME789</a> appointed as the project marketer.

[smartcode_project_cta:default project_id=134951]

Staff Writer

La Vera delivers a nature-connected address within Macquarie Park’s core

<a href="https://www.apartments.com.au/buildings/aura-by-aqualand-north-sydney-168-walker-street-north-sydney-nsw-2060">AURA</a>&nbsp;doesn’t just rise over North Sydney, it redefines it. Now in its final release, <a href="https://www.apartments.com.au/developers/aqualand-australia">Aqualand</a>’s $1 billion architectural statement is not just complete, but already reshaping the way people live, connect and dine in this rapidly evolving harbourside CBD.

Positioned beside the new Victoria Cross Metro Station and boasting panoramic views across Sydney Harbour, Aura’s 386 residences crown a mixed-use precinct designed with unapologetic ambition. The curvaceous sandstone-inspired form by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, paired with <a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richard Stanisich</a>’s understated interiors, sets a design tone that’s both monumental and intimate.

At its peak, literally, the two penthouses so spectacular they command their own names; La Davina and Il Magnate. The residents are spread across the&nbsp;entire top floor, offering what many consider the most refined residences ever built in North Sydney. Designed by Richard and Kirsten Stanisich, each four-bedroom home is meticulously crafted to evoke calm, space, and permanence.&nbsp;

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/VB70993aG-I?si=adRBlXQliYmYvaSz" title="YouTube video player" width="560"></iframe>

The kitchens are fully wrapped in natural stone, with integrated Gaggenau appliances, Sub-Zero fridges, concealed sculleries, and even a zip hydro tap delivering boiling, chilled and sparkling water on demand. A linear stone fireplace anchors the open-plan living space, dividing lounge and dining zones with quiet sophistication.&nbsp;

[smartcode_project:default project_id=30959 project_image_fid=292861]

The master suite, meanwhile, feels more like a private retreat, complete with a custom stone makeup vanity, walk-through dressing area, and spa-inspired ensuite with heated stone floors, a freestanding Villeroy &amp; Boch tub, and timber veneer joinery throughout.

Kirsten Stanisich, Director of Richards Stanisich, said the penthouses offer incredible scale reflective of a single residence.&nbsp;

“We sought inspiration for these remarkable residences from the classic top-floor Parisian apartment," Stanisich said.

"We looked at what made these French apartments so elegant and found it really came down to their scale. It was ultimately this generosity of space that we used for the AURA penthouses, where we’ve designed considered rooms with deep large-scale proportions."

[smartcode_project:default project_id=30959 project_image_fid=310337]

Everyday living at Aura feels no less elevated. A dedicated 24-hour concierge, Technogym fitness centre, sky dining terraces, and a resort-style pool serve a lifestyle designed to rival luxury hotels.

At street level, Aqualand’s own hospitality arm, Etymon Projects, curates a precinct of LA-style bistros, Japanese fine dining, and local wine bars, all seamlessly integrated into the building’s sculptural podium.

[smartcode_project:default project_id=30959 project_image_fid=310337]

This final chapter, aptly dubbed The Finale, is more than a sales phase, it’s an invitation to two of the most exclusive apartments ever to be built in North Sydney.

With limited residences remaining, buyers can access curated incentives including stamp duty rebates, rental guarantees, legal fee coverage, and even $20,000 towards dining within the precinct.

From generous one-bedders to The Icons, two singular penthouses priced well into prestige territory, Aura’s offerings reflect a scale and calibre rarely seen in urban Sydney. And with move-in now immediate, this is no longer a promise of future luxury. It’s happening.

[smartcode_project_cta:default project_id=30959]

Aqualand unveils penthouse collection at AURA By Aqualand in North Sydney

There’s no sign of the development wave that began several years ago slowing along Old Burleigh Road.

Around 10 new apartment developments are either underway or preparing to launch along the 800-metre strip stretching from the southern edge of Surfers Paradise towards the heart of Broadbeach, collectively adding just shy of 1,000 new apartments to the beachfront corridor.

The latest plans propose a further 30 apartments to replace an original six-unit walk-up on a 658 sqm site at <a href="https://www.apartments.com.au/new-apartments/20a-old-burleigh-road-surfers-paradise-qld-4217">20A Old Burleigh Road</a>. The 14-storey building has been designed by Ferro Chow Architecture, which recently joined the Elevation Architecture Group.

The developer behind the project is Geoffrey Booth, whose Future Liv In has focused on delivering rental accommodation across regional Australia.

<img alt="Old Burleigh Road" data-entity-type="file" data-entity-uuid="99d393e7-d404-43bc-80cb-6255c39b83d6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-01-05%20at%2012.28.44%E2%80%AFPM.png?VersionId=ZFT8F3mOny4M4ut.kFF3woC9WH9oR5gT" />

The Old Burleigh Road development will comprise 18 two-bedroom apartments, 10 three-bedroom apartments, and a single four-bedroom residence occupying the entirety of level 12. Above, the building will be crowned by a two-storey penthouse with its own private lift, several multi-purpose rooms, and two rooftop terraces — one featuring a puppy lawn and spa, the other offering a private swimming pool, sunset deck, and built-in barbecue.

Resident amenities will be located on the second level and include a pool with adjoining spa, cabana, and pool deck, along with an indoor residents’ lounge featuring a bar and an alfresco barbecue kitchen.

In the architectural statement submitted by Elevation Architecture, the project is referred to as “UMI”, which the firm says has been “inspired by the majestic hinterlands and shaped by the coastal climate”.

“It is an exemplar of how community living can still feel at one with nature, breathable, and deeply connected in place,” the architects noted.

They added that the site benefits from established building separation to adjoining towers, helping to maintain privacy, sunlight, and residential amenity, while still offering direct beach access within an urban setting.

“Drawing inspiration from the Gold Coast hinterlands and the region’s natural landscape, the podium and tower detail highlights the contrasting elements of treetop green and cliff-face peach. The vibrant texture and materiality shaped by time has a richness in depth and character.”

<img alt="Old Burleigh Road" data-entity-type="file" data-entity-uuid="b3d6c923-a0ab-4d74-86da-177313447e8e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-01-05%20at%2012.28.38%E2%80%AFPM.png?VersionId=i2fygmoVQM6hWpbATTAW_yTitoMTrnI1" />

Old Burleigh Road has become a hotspot for developers, with the three-tower Jewel development kickstarting a wave of projects up and down the strip when it was completed in 2020.

Currently under construction and approaching completion is <a href="https://www.apartments.com.au/new-apartments/faro-broadbeach-123-old-burleigh-road-broadbeach-qld-4218">FARO Broadbeach</a> by 5Point and Bottega, 21 large-scale half- and full-floor apartments. 5Point is also behind the recently launched <a href="https://www.apartments.com.au/new-apartments/lumara-108-old-burleigh-road-broadbeach-qld-4218">Lumara</a>, another 37 apartments to add to the pipeline.

Luxury builder GRAYA is progressing construction on <a href="https://www.apartments.com.au/new-apartments/enclave-by-graya-118-old-burleigh-road-broadbeach-qld-4218">Enclave</a>, its first Gold Coast tower, while Polycell remains the most active developer on the street. They are preparing to launch <a href="https://www.apartments.com.au/new-apartments/sandpiper-broadbeach-155-old-burleigh-road-broadbeach-qld-4218">Sandpiper</a>, a 50-storey redevelopment of the former Sandpiper Holiday Resort that will deliver around 200 apartments alongside extensive resident amenity. The group also has another 130-apartment project approved nearby, as does <a href="https://www.apartments.com.au/news/qld/dvb-approved-for-second-broadbeach-apartment-development">Dean Gallagher’s DVB Projects</a>.

Joel Robinson

First look: Old Burleigh Road apartment development wave continues

Sunshine Coast developer Habitat Development Group continues to position itself as one of the region’s largest new apartment developers.

Its latest project is in Maroochydore, where it is currently delivering <a href="https://www.apartments.com.au/new-apartments/the-millwell-2-millwell-road-east-maroochydore-qld-4558">The Millwell</a>. Adjacent to the new 53-hectare Maroochydore City Centre project, Habitat is planning a further 180 apartments on a 3,468 sqm site at <a href="https://www.apartments.com.au/new-apartments/132-136-aerodrome-road-maroochydore-qld-4558">132–136 Aerodrome Road</a>. The site was purchased with approval for a smaller 13-storey, 103-unit building.

Habitat will demolish the two existing retail centres, currently home to the Salvation Army Family Store and Neighbours Aid, and replace them with an 18-storey building featuring the significant rooftop amenities that have become a hallmark of Habitat developments in recent years. The rooftop will include both indoor and outdoor spaces, anchored by an infinity swimming pool.

<img alt="Maroochydore" data-entity-type="file" data-entity-uuid="ad434d07-666b-4614-b33e-530ad6a2d261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-01-05%20at%2010.12.33%E2%80%AFAM.png?VersionId=7pyLsPWKQuwv0us3_v.9DmbzEc2VZe9Z" />

There will be a mix of one- to four-bedroom apartments.

The Development Assessment Report, submitted to the Sunshine Coast Council, says the proposal&nbsp;is not speculative, but a response to both zoning intent and demonstrated housing need.

“The proposed development represents an appropriate and logical intensification of the site, consistent with the planning framework and the intended urban outcomes for the locality.”

Across the Sunshine Coast, councils are increasingly scrutinising not just height or yield, but whether new projects genuinely align with the long-term structure plans underpinning growth corridors. The&nbsp;ASTP Planning Report&nbsp;reinforces the approach, noting that the project has been shaped around site responsiveness rather than generic typology.

“The development has been designed to respond to the physical constraints and opportunities of the site, while delivering a high-quality residential outcome that integrates with the existing and emerging urban context.”

<img alt="Habitat" data-entity-type="file" data-entity-uuid="3a03fc54-4ca5-4868-88d0-eeced70604e2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-01-05%20at%2010.12.28%E2%80%AFAM.png?VersionId=1pkK3lJrrZjkghTLBReM2zatcas4Nc4B" />

In mid-2025, Habitat, a developer that also builds its own projects, commenced construction on The Millwell, located just over one kilometre from the new proposal. The Millwell will comprise more than 200 apartments across two eight-storey buildings.

Habitat also has two projects on Lake Kawana in Birtinya: <a href="https://www.apartments.com.au/new-apartments/st-clair-birtinya-930-931-waterside-retreat-birtinya-qld-4575">St Clair</a>, a 200-unit, two-building development launched last year and set to welcome buyers this year; and Esperance, a 175-apartment project currently progressing through the development approval process.

First look: Habitat continues to bolster Sunshine Coast apartment pipeline with Maroochydore development plans

John Camilleri, the breeder of legendary racehorse Winx, is set to deliver a landmark two-tower beachfront development that would redefine the Surfers Paradise skyline.

Camilleri, who spent around $100 million acquiring development sites across the Gold Coast in 2025, has lodged plans for two new towers on the dress-circle stretch of Garfield Terrace, just two days before Christmas.

In assembling the site, Camilleri's Celestino Developments has effectively acquired the 71 Garfield project by Iris Capital and AALTO by Weiya Holdings, creating an unrivalled <a href="https://www.apartments.com.au/new-apartments/63-79-garfield-terrace-surfers-paradise-qld-4217">4,000 sqm beachfront holding along Garfield Terrace</a>.

The proposal comprises two residential towers of 55 and 48 storeys, linked by a dramatic skybridge which will home “exclusive VIP and wellness amenities.”

In total, the development would deliver 275 two-, three- and four-bedroom apartments across the two towers, rising above a shared landscaped podium that incorporates a central green space and a beachfront swimming pool stretching more than 90 metres.

<img alt="DBI" data-entity-type="file" data-entity-uuid="097900f3-6bef-4919-b168-b08f2f762876" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-30%20at%209.37.58%E2%80%AFAM.png?VersionId=et0SpmcvaPPVrexI_zWi46BVFtZBxAzx" />

Architecture firm DBI, in documents submitted to Gold Coast City Council, said the project at 63–79 Garfield Terrace would “establish a new benchmark for beachfront residential living on the Gold Coast.”

"The project occupies a rare, uninterrupted oceanfront site and has been shaped by a design philosophy that merges architectural elegance with environmental responsiveness and a carefully curated lifestyle experience. Together, the 48-storey North Tower and 55-storey South Tower form a distinctive twin-tower composition whose dynamic silhouette will make a significant contribution to the Surfers Paradise skyline."

DBI said the architectural language draws inspiration from the fluidity and movement of the coastal landscape.

"Each tower is defined by organic, curving forms and continuous balcony ribbons that wrap the buildings, providing deep shading, enhancing environmental performance, and reinforcing the rhythmic, sculptural expression of the façade. These balcony forms also reduce the apparent mass of the towers while maintaining strong visual continuity from podium to summit. Sculpted reflective downturns run along the western spine of both towers, shifting and lifting as they extend upwards to frame service zones and open eastward to maximise ocean views."

<img alt="Garfield" data-entity-type="file" data-entity-uuid="a2a00ce3-a0e9-45d6-b4b5-b7baed592ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-30%20at%209.53.40%E2%80%AFAM.png?VersionId=DnruWV1dhLrtXOeElwekyd7vPq2gw55t" />

The project’s most striking feature is the skybridge at level 45, which will house executive lounges, formal dining spaces, wellness facilities and panoramic ocean-facing views.

“The skybridge enhances the identity of the development, promotes social interaction, and delivers a lifestyle experience not found elsewhere on the Gold Coast,” DBI added.

The podium will host an extensive suite of recreational amenities, including resident lounges, private dining rooms, a large open green lawn, and the signature 90-metre pool stretching along the beachfront. The pool is divided into lap, lounge and children’s zones.

The southern end of the podium will accommodate additional wellness facilities, including a gymnasium, plunge pools, treatment rooms and a dedicated yoga lawn.

<img alt="Garfield" data-entity-type="file" data-entity-uuid="ee1b4f25-231f-4804-83b1-a573a1481962" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-30%20at%209.55.47%E2%80%AFAM.png?VersionId=zObzIA3D5w7EwqPsHjr2pKrA4vbB28zL" />

There will be 127 apartments in the North Tower and 148 in the South Tower, including multiple penthouses, while the Enderley Avenue and Oceanway frontages will be activated by a series of food and beverage tenancies.

Camilleri emerged as the most active site acquirer on the Gold Coast in 2025. He spent just over $30 million acquiring Pacific Point, a 10-level Surfers Paradise apartment block and an adjoining three-level duplex, from fellow racing identity and Aquis billionaire Tony Fung. Plans are now underway for a 93-apartment, 40-storey tower on the 1,682 sqm site.

He also paid $53.65 million for the 1,500 sqm Garfield Terrace site previously marketed as AALTO by Weiya Holdings, before acquiring the adjoining parcel from hotel billionaire Sam Arnaout’s Iris Capital, the developer behind V&amp;A Broadbeach.

First look exclusive: Billionaire Winx breeder’s bold two-tower Surfers Paradise play with 45th-storey skybridge

Council Planning

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EXPERT OBSERVER

The NSW Minister for Planning has released an analysis of housing demand and supply trends which highlights the urgent need for more and faster housing approvals if massive price rises are to be avoided.

Urban Taskforce welcomes the frank assessment which clearly states the need for more housing and more infrastructure to support our growing and ageing population.

DPIE Housing Demand forecasts are based on the Greater Sydney Commission’s (GSC) 2016 numbers – which find the over the next 20 years (2016 – 2036) the number of new homes in Greater Sydney needed will be 725,000 (36,000 per year).

The Draft NSW Housing Strategy Discussion Paper and Fact Book released by Minister Pavey and Minister Stokes in May 2020 was clear that the forecast for Growth in the population of Greater Sydney had grown and so too had the forecast need for new homes.  The May 2020 document is clear in stating that there will need to be 1 million new homes in the 20 years between 2020 and 2040 (that means 50,000 new homes every year).

The big question is: why is DPIE still clinging to the old data?  The 2020 Housing Strategy documents were based on sound analysis by DPIE staff and were informed by Demographic analysis and by the NSW Inter-Generational Report.

The Planning System was slowed by the focus on Strategic Planning documents.  Councils were not supposed to delay rezoning applications while preparing their new Local Environment Plans and their Local Strategic Planning Statements, but they did.

The data released by Minister Stokes today shows the extent of the problem created by the resultant chronic slowdown in approvals prior to COVID-19.

Between 2015-2018 approvals were going well and this, combined with the extension of construction operational hours and the early declaration of construction as an essential service kept this part of the economy working reasonably well.  However, through 2019, before COVID-19, approval numbers were dropping off in NSW.

As shown in the marked-up table, there is a lag between approvals and the completion of new homes.  The impact of the 2019 slowdown (which got worse in 2020 due to COVID-19) is yet to flow through to household completion numbers – but it will – and this will exacerbate the current rising prices in the Greater Sydney market.

<img alt="" height="630" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/urban_taskforce_councils.jpg" width="541">

Minister Stokes has sent a clear signal to Councils which are refusing to adopt the GSC 5-year Housing Targets (which are themselves based on the lower 2016 housing forecasts not the more recent May 2020 analysis).  Ryde Council and Ku-ring-gai are the worst offenders. They have publicly rejected the GSC targets. If this flows through to other Councils, housing supply will crash, pushing prices up and costing thousands of jobs in the sector.

The fact that prices are rising despite the drop off in overseas migration reflects the fundamental economic reality: demand is greater than supply, so prices are rising.

The numbers quoted in the Minister’s media release will not meet the May 2020 Draft NSW Housing Strategy forecasts for growth. 

154,550 new home over the next 5 years equates to only 31,000 new homes each year (well below the GSC 2016 forecast requirement of 36,000 per year and a mile away from the 2020 NSW Housing Strategy target of 50,000 new homes per year.

Tom Forrest is the CEO of the Urban Taskforce.

Subsequent to publication Tom Forrest advised The Hills Shires Council had been exemplars in the area of Urban Planning and Housing Supply. 

He sincerely apologised for confusing The Hills Shire Council with Ku-ring-gai in the media statement.

The Council which has been the most opposed to the GSC Housing targets has, of course, been Ku-ring-gai Council.  

GSC set a reasonable 5-year target of 5,000 – 5,500 for Ku-ring-gai Council.  They passed a resolution to change that to 250 (over 5 years).

 
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The data released by Minister Stokes shows the extent of the problem created by the resultant chronic slowdown in approvals prior to COVID-19.



Minister Stokes lights a fire under NSW council planners to drive housing supply

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GUEST OBSERVER
National, state and city governments aspire to increase prosperity through globally competitive and more liveable cities. Through “world class” infrastructure, buildings and public spaces they aim to increase a city’s competitive advantage in attracting investment and talent. <a href="http://www.pmjournal-digital.com/pmjournal/december_2017___january_2018/MobilePagedArticle.action?articleId=1244171#articleId1244171" target="_blank">Research</a> shows city governments, not states, nearly always deliver these projects overseas. The controversies in the Australian examples are largely the result of excluding local government.
Globally, mixed-use megaprojects have increasingly been seen as vehicles to make cities competitive as well as responding to local transport and housing issues. <a href="http://www.pmjournal-digital.com/pmjournal/december_2017___january_2018/MobilePagedArticle.action?articleId=1244171#articleId1244171" target="_blank">My research</a> for a forthcoming book, Mixed-Use Megaprojects and the Competition for Capital, examines such projects on government land in Sydney, Melbourne, New York and Copenhagen.
What do Australian cities do differently?
The research examined projects in terms of governance, narrative, urban form, connectivity and public benefit. The findings underscore the argument that <a href="https://www.sgsep.com.au/publications/whats-new/sgs-contributes-to-important-new-book-on-metropolitan-governance" target="_blank">state governments lack the structural capacity or nimbleness</a> to manage the subtle interplay of various place-based programs necessary to coordinate enablers of modern competitiveness.
Compared to developments overseas, the Australian examples have several things in common:
1. More property industry influence. 2. Less strategic coordination with other land assets and transport projects. 3. Less public benefit outcomes. 4. Less commitment to legislated planning frameworks. 5. Less engagement with local knowledge.
The Barangaroo development in Sydney is perhaps the archetype of these patterns.
Despite much <a href="https://theconversation.com/au/topics/barangaroo-4255" target="_blank">controversy over Barangaroo</a>, one thing can be agreed. The poor relationship between the city and state governments has contributed to a loss of trust in planning.
Excluding the city is not good policy
Firstly, this is a skills mistake. The city council has sophisticated capabilities and consistent place-based planning, design and approvals processes. These have been developed over decades.
The city also has established consultation processes and deep experience dealing with a range of stakeholders involved in inner-city development.
When the state intervenes to deliver a project and excludes the city, these processes and their advantages disappear.
Secondly, this is a political mistake. A sophisticated enemy is created that has working relationships with local stakeholders and constituents. With decades of planning work and expert knowledge disregarded, city governments are compelled to scrutinise the process and criticise the state from the sideline.
The City of Sydney appears to be winning the political, if not material, battle of Barangaroo. The <a href="https://meetings.cityofsydney.nsw.gov.au/mgUserInfo.aspx?UID=118">lord mayor</a> has outlasted seven state premiers in the project’s lifetime along with numerous measures intended to reduce lord mayoral efficacy.
But the battle is the problem and it’s sure to continue under current patterns of (non)rules. Consider the following examples.
The minister for planning is <a href="https://webarchive.nla.gov.au/awa/20110817021058/http://pandora.nla.gov.au/pan/142226/20130814-1220/www.barangaroo.com/media/43967/barangaroo+review+final+report+31+july+2011+compressed.pdf">free to make major changes to the plan without reference to any process</a>. This includes approving the <a href="https://www.theguardian.com/australia-news/2015/sep/30/the-rise-and-rise-of-barangaroo-how-a-monster-development-on-sydney-harbour-just-kept-on-getting-bigger">hotel-in-the-harbour</a> proposal even though it contravened state planning policy.
This ministerial power makes projects highly sensitive to political fluctuations. <a href="https://theconversation.com/all-the-signs-point-to-our-big-cities-need-for-democratic-metro-scale-governance-92417">Longer-term planning objectives</a> can be destabilised as a result.
The unsolicited proposal process has been another trust-breaker. Traditionally, government established the need for infrastructure within a metropolitan plan. It would call for tenders from the private sector, then evaluated those tenders in a competitive process. Now private sector participants are encouraged to approach government with development “ideas”.
A prime example <a href="https://www.parliament.nsw.gov.au/researchpapers/Documents/unsolicited-proposals/unsolicited%20proposals.pdf">involves the Crown Casino complex</a> at Barangaroo. This proposal required major changes to the approved plan. It more than doubled the allowable floor space of the previous hotel-in-the-harbour proposal it had been encouraged to replace <a href="https://webarchive.nla.gov.au/awa/20110817021058/http://pandora.nla.gov.au/pan/142226/20130814-1220/www.barangaroo.com/media/43967/barangaroo+review+final+report+31+july+2011+compressed.pdf">to restore trust in planning</a>.
What might city involvement look like?
The <a href="https://www.brookings.edu/research/copenhagen-port-development/">Copenhagen City &amp; Port Development Corporation</a> is an arm’s length delivery authority, owned 95% by Copenhagen municipality and 5% by the state. It is responsible for delivering a number of mixed-use megaprojects.
As with all city areas, Copenhagen municipality develops the “<a href="https://www.kk.dk/artikel/lokalplaner-trin-trin">Lokalplan</a>” for precincts under standard processes and approves individual buildings and public spaces. <a href="https://byoghavn.dk/nordhavn/">North Harbour</a> has been delivered as adopted in 2009.
In New York, a private developer has delivered the Hudson Yards project above state railyards under the city’s standard planning process (<a href="https://www1.nyc.gov/assets/planning/download/pdf/applicants/applicant-portal/lur.pdf">ULURP</a>). The state’s involvement is limited to the air rights lease.
This did not protect the Hudson Yards project from criticism. Nevertheless, it went through the lengthy standard consultative process and has been delivered according to the rezoning since 2005.
As an aside, the city governments of both European and US cases have adopted mandatory affordable housing laws. They are now delivering 25% in their megaprojects.
As an indulgence, let’s say we were in Copenhagen or New York. The <a href="https://www.theguardian.com/australia-news/2015/sep/30/the-rise-and-rise-of-barangaroo-how-a-monster-development-on-sydney-harbour-just-kept-on-getting-bigger">casino complex, hotel-in-the-harbour, or doubling of the site’s floorspace</a> would require revisiting the city’s Lokalplan or ULURP. This process would include public review and approvals by multiple city government agencies. In Sydney, one person, the state minister, decides on major changes to the plan.
This research shows the approaches needed to improve city competitiveness and fairness tend to be done better by city governments than by state governments. Yet in Australia the state has absolute control of these complex, city-based projects. Whether as part of a <a href="https://theconversation.com/metropolitan-governance-is-the-missing-link-in-australias-reform-agenda-55872">new metropolitan sphere of governance</a> or not, it is time to empower local city governments in the transformation of our cities.
<a href="https://theconversation.com/profiles/mike-harris-576619" target="_blank">Mike Harris</a>, Lecturer in Landscape Architecture and Urban Design, <a href="http://theconversation.com/institutions/unsw-1414" target="_blank">UNSW</a>
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/australian-cities-pay-the-price-for-blocking-council-input-to-projects-that-shape-them-127017" target="_blank">original article</a>.
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Australian cities pay the price for blocking council input to projects: Mike Harris

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A new $500 million mixed-use development project on the West Melbourne waterfront has been given planning approval by the City of Melbourne.
Developer Perri Projects has been given approval for the 2.8 hectare industrial site that feeds into both the Hobsons Road and Dynon urban renewal precincts.
An independent planning panel was appointed by the Minister for Planning, Richard Wynne, to consider submissions and make recommendations for the project.
The project is now before the Minister awaiting final sign off before the precinct rezoning is officially gazetted.
The rezoning will allow for a diverse residential and commercial precinct and the revitalisation of 2,000 square metres of waterfront land, currently inaccessible to the public.
Approximately 10,000 square metres of the site will form part of a new public realm, including a new waterfront public park.
The development will also create 800 metres of new bike lanes and includes upgrades to footpaths and lighting to provide safer transport links.
Perri Projects’ managing director, David Scalzo, said the project will aim to set a new benchmark for waterfront living and integrated mixed-use precincts.
“We’re incredibly pleased with the outcome of the recent council meeting. We are proud of this project and the benefits it will deliver for future residents and the wider Kensington and West Melbourne community,” Scalzo said.
“This project has been a decade in the making, working closely with council and key stakeholders every step of the way to ensure key community benefits could be delivered as part of the revitalisation.
“The process has been very collaborative and we are excited to start bringing this vision to life.
“We now look forward to creating a detailed development plan that will transform this underutilised pocket of land into a world-class waterfront precinct and exemplar mixed-use development, consistent with Plan Melbourne and council’s Municipal Strategic Statement.”
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City of Melbourne gives nod to $500 million West Melbourne waterfront precinct

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GUEST OBSERVATION
The NSW government should consider a shared service model as an alternative to amalgamations of councils in the Sydney Metropolitan Area if there is to be a rethink of the mergers.
The state government has expended considerable time and money on a thorough and comprehensive review of local government and it would be a shame if no reforms were implemented. There are alternative options which allow councils to share services without forcing amalgamations.
A good example of a shared service between councils is the planning and development assessment of major projects over $20 million.
Council planners could be merged into six ‘centres of excellence’ across metropolitan Sydney to undertake strategic planning and development assessment of large projects. This would align the council planning system with the six districts established by the Greater Sydney Commission. There would also be a more efficient pooling of expertise and increased career opportunities in this model. The six planning centres of excellence should drive housing supply across Sydney.
It is the large projects that need more dialogue with state government agencies so the link with the Greater Sydney Commission would help this. The assessment of small local projects, which represent around 95% of development applications, would remain at the local level.
The planning centres of excellence would have a board composed of representatives of the individual councils in the district. There may well be other services like roads maintenance that are better managed at the district level.
If plebiscites are planned with local residents about council amalgamations then ways to reform the provision of services must still be proposed that may not relate to full amalgamation. The earlier review of local government did propose joint organisations and shared service centres as viable alternatives to full amalgamation.
The NSW government has made a significant commitment to the Greater Sydney Commission and its six districts. This reform should lead to the integration of appropriate council services into the same structure.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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NSW government still need to rethink service model if Sydney council mergers don’t go ahead: Chris Johnson

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GUEST OBSERVER
The New South Wales State Government’s decision to disallow those with a pecuniary interest to vote on council matters is a good first step but more needs to be done to depoliticise council planning decisions. 
Any number of councillors could be considered to have ‘pecuniary interests’. In reality, who doesn’t have a pecuniary interest in decisions about development approvals in a local area? What about the councillors that are keen to stop growth and reduce the supply of housing and see their own property values rise on the back of this – is this not a pecuniary interest in a decision? 
To support the reversal of the Act amendment; Independent Hearings and Assessment Panels, made up of experts that are truly independent, should be engaged to review the decisions of planners within councils. 
The whole planning system needs to be depoliticised and quickly. Identifying pecuniary interest is so fraught we should consider leaving it to the experts,” he said. 
Councils spend hundreds of millions of dollars annually to employ urban planners to process approvals and prepare strategic development controls, and too often the decisions of these staff are overturned by councils that have a political agenda. 
The good thing about this debate is it could lead to sensible policy approaches. 
The most sensible approach is to let anyone that is a fit and proper person become a local councillor – including those with an understanding of real estate and planning controls – and take the politics out of planning by introducing independent panels to properly consider development applications. 
Only then will we get a fair system that looks after the communities’ long term interests and takes the politics out of planning.
 
Stephen Albin is chief executive of Urban Development Institute of Australia and can be contacted <a href="https://www.udia.com.au/index.htm" target="_blank">here</a>.
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