<p>Rob Steer's&nbsp;<a href="https://www.apartments.com.au/developers/steer-developments">Steer Developments</a> is doubling-down on Palm Beach, expanding its footprint with a new tower near the sand.</p>

<p>Steer has joined the ranks of developers taking up what is becoming precious land on Jefferson Lane, one row back from the beach.</p>

<p>He is seeking to develop Jardin, a nine-level, code-assessable building with 40 two- and three-bedroom apartments at 234-236 Jefferson Lane. Steer worked with the landowners to put together three sites totalling 1,242 sqm.</p>

<p>Steer had Plus Studio design the building, which "unfolds" among curated gardens, the Design Report submitted to the Gold Coast Council noted.</p>

<p>It said the building is&nbsp;“inspired by the essence of the Mediterranean, framed by sunlight, shaded by greenery, and elevated by form”.</p>

<p>A central architectural spine is accentuated by vertical planting, while stepped terraces to the west cascade toward the highway with integrated greenery.</p>

<p><img alt="Jardin Palm Beach" data-entity-type="file" data-entity-uuid="b8a7b037-2c7b-4e68-bc8f-9b24d9cef99d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Jardin%20Palm%20Beachh.png?VersionId=Eia97cxNAYVxLUHziQxLq_uDCUE0aMfp" /></p>

<p>The proposal includes eight levels of apartments above a ground floor and two basement levels. There will be 24 two-bedroom and 16 three-bedroom apartments on offer.</p>

<p>The resident amenity is located on the ground level and will feature a swimming pool, gym, sauna, and barbecue deck.</p>

<p>Steer is currently delivering&nbsp;<a href="https://www.apartments.com.au/new-apartments/c-te-palm-beach-3-thirteenth-avenue-palm-beach">Côte</a>, just 17 apartments nearby on Thirteenth Avenue. After GCB, the builder of the project, collapsed, Steer brought development in-house, establishing SunBuilt.</p>

<p>Steer is the latest to join the ranks of Jefferson Lane. Recently Josh Foote's Ignite Projects launched Retreat Palm Beach, and Tim Gordon's Gordon Corp, in another joint venture with the Mathieson family, launched Elle on Jefferson.</p>


Joel Robinson

First look: Steer joins Jefferson Lane, Palm Beach apartment boom with Jardin plans

<p>Prolific South East Queensland developer Sherpa Group has snapped up two more Palm Beach sites to expand it's affordability focus Flourish brand of apartments.</p>

<p>They have paid a combined $30.5 million for the sites, an 810 sqm block at 7-9 Sixth Avenue, and a 2,050 sqm site at 1156-1164 Gold Coast Highway. The two sites will become Sherpa's third and fourth Flourish project locally, after Ovana and Flourish on Sixth. The developer expanded into Brisbane recently, launching Symphony, another under the Flourish banner.</p>

<p>Together, the Palm Beach acquisitions represent more than $42 million invested into the suburb in just over a year, underscoring Sherpa’s pivotal role in the suburb’s transformation.&nbsp;</p>

<p>The acquisitions follow the near-completion of Perspective Nexus and $110 million in rapid sales at Flourish on Sixth.</p>

<p>Christie Leet, founder of Sherpa Property Group, said the latest acquisition reflects the group’s ambition to lead Palm Beach’s renewal.&nbsp;</p>

<p>“Palm Beach is buzzing, but it’s been near impossible for locals to find something new that fits their lifestyle and budget,” said Leet.&nbsp;</p>

<p>“There’s a significant price gap between beachfront and non-beachfront properties – typically around 30 per cent, but in Palm Beach it can be closer to 100 per cent.&nbsp;</p>

<p>“That presents a tremendous opportunity, and we believe it’s our obligation as Sherpas to identify and deliver it for our community.”</p>

<p>Flourish projects are positioned as an attainable alternative to beachfront towers, offering design-led interiors, rooftop amenities and sweeping ocean views ideal for buyers ranging from young couples to rightsizers and families.&nbsp;</p>

<p>Leet said the response to Flourish on Sixth highlighted the unmet demand in Palm Beach.&nbsp;</p>

<p>“So many locals told us it was the first time they’d been able to buy into the Palm Beach apartment market,” he said.&nbsp;</p>

<p>“We’ve loved seeing buyers who’d previously been priced out finally get the chance to secure a home here – and that’s exactly what we want to keep delivering.”&nbsp;</p>

<p>The proposed development at 7 and 9 Sixth Ave will feature Flourish’s signature rooftop amenities and is scheduled to launch later this year, with construction planned to commence in Q1 2026 in partnership with local builder LPS Group.</p>

<p>Meanwhile, 1156-1164 Gold Coast Highway will showcase a ground-floor commercial precinct contributing to the vitality of Palm Beach as well as the renowned Flourish-style amenities, with the development application slated to be lodged next month, and construction anticipated to start mid-2026 by LPS Group, pending approval.&nbsp;</p>

<p>“Our partnership with LPS Group means we can and will deliver on our commitments, and that certainty gives buyers real confidence,” Leet added.&nbsp;</p>

<p>“Working together allows us to manage quality and timelines more effectively as we scale our pipeline across the region.”&nbsp;</p>


Sherpa Group snaps up two more Palm Beach sites to expand Flourish brand

<p>Kedron is the latest Brisbane suburb in-line for a large, mixed-use new precinct that will reshape the suburb.</p>

<p>George Weston Foods Limited,&nbsp;one of Australia and New Zealand's largest food manufacturers, has filed plans for a 3.6-hectare mixed-use precinct dubbed in the planning application as Bakery Square.</p>

<p>The proposal marks the first formal step in the long-anticipated transition of the former Top Taste factory site at 466–488 Gympie Road.</p>

<p>The application seeks preliminary approval via a variation request to facilitate a future urban renewal precinct comprising residential, commercial, retail, and community uses alongside new public open space.</p>

<p>According to the Town Planning Report by Urbis, the intent is to repurpose a strategically located parcel of low-impact industrial land into a connected, amenity-rich, medium-density lifestyle destination. The development would front one of Brisbane’s busiest public transport corridors and adjoin Bradbury Park, a 6.5-hectare green space.</p>

<p><img alt="Kedron masterplan" data-entity-type="file" data-entity-uuid="c47d15a0-13f7-4e11-a957-c421599c4160" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/masterplan_0.png?VersionId=sQ5ApjQnSMymcAPF_1oQHA_MOPagbgz4" /></p>

<p>The proposal seeks to align with emerging policy directions under Brisbane: Our Productive City and the Brisbane Sustainable Growth Strategy, both of which identify the need to unlock “transition sites” for housing supply.</p>

<p>“The timely conversion of the site’s former industrial land will contribute to the supply of much-needed housing, especially within Brisbane’s core residential corridors," the assessment report noted.</p>

<p><img alt="Kedron site" data-entity-type="file" data-entity-uuid="c3383033-10ce-4bdd-ae1b-00ac5fcd3b4f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_1.png?VersionId=yURNBeOOXL1.q3jZDexGuRX7ehVH1.gg" /></p>

<p>The precinct planning covers approximately 36,405 square metres over two lots: 30 Glentanna Street and 474A Gympie Road, both currently zoned Low Impact Industry and within the Chermside Centre Neighbourhood Plan area. The proposal is subject to impact assessment and has been referred to the State Assessment and Referral Agency for review.</p>

<p>The submitted documents frame Bakery Square as a key opportunity site on Brisbane’s northside. The Urban Context and Master Plan Report identifies the precinct as a “critical location” for establishing a contemporary mixed-use environment, capable of delivering the kind of holistic placemaking seen in other major Brisbane redevelopment areas.</p>

<p>Four defining characteristics support the site’s transformation:</p>

<ul>
	<li>Proximity to transport: Located along Gympie Road, the site benefits from existing high-frequency bus services and planned future upgrades under Brisbane Metro Stage 2 to Carseldine.</li>
	<li>Lifestyle potential: With access to Chermside, Royal Brisbane and Women’s Hospital, and other employment nodes, the proposal aims to deliver a liveable, connected precinct.</li>
	<li>Co-location with green space: Bradbury Park offers an established recreation anchor, described as a “rare opportunity to co-locate high density living, a lifestyle precinct and open space.”</li>
	<li>Uncommon scale: The 3.6-hectare landholding is a rarity in Brisbane’s inner-northern suburbs, offering a blank canvas for integrated precinct planning.</li>
</ul>

<p>Design evolution has been central to the application’s development. A height transition strategy has been proposed to mediate built form across the site and surrounding context. The tallest elements will be centrally located, stepping down toward Gympie Road, adjacent residential areas, and Bradbury Park. An “urban common” forms the heart of the site and integrates new public open space, pedestrian links, and activated edges.</p>

<p>“This is one of the most critical locations to establish a new mixed-use precinct with significant development uplift on the northside of Brisbane,” Urbis noted in the Urban Design Report.</p>

<p>“Bakery Square can provide the housing, amenity, and local character expected of a modern, infill lifestyle precinct”.</p>

<p><img alt="Kedron Terraces" data-entity-type="file" data-entity-uuid="d3139767-1ccc-4c54-a929-9007ce50a375" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/masterplan%20terraces.png?VersionId=Bbl8KWayOHtGpsUeRz6.JLskqop5xjlN" /></p>

<p>The built form strategy anticipates mid-rise development consistent with the emerging character of Gympie Road. According to the variation document, the maximum height sought is 10 storeys (approx. 35m), though individual buildings and sub-precincts are expected to vary. The proposed code amendments would enable staged delivery across multiple sub-areas within the site, balancing residential intensity with commercial, retail, and urban services.</p>

<p>From a housing perspective, Bakery Square represents a significant potential boost to Brisbane’s infill supply. While the DA does not lock in a specific number of dwellings at this stage, planning documents suggest a strong emphasis on diverse housing typologies, including apartments and build-to-rent options.</p>

<p>The Town Planning Report notes that “the proposal enables a planning framework that will facilitate the eventual delivery of residential housing typologies to support emerging demographic needs” and directly respond to the housing supply targets identified in ShapingSEQ 2023.</p>

<p><img alt="Kedron commercial masterplan" data-entity-type="file" data-entity-uuid="617fc5cf-1a92-475c-8244-8c6d859fcfc3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/masterplan%20commercial.png?VersionId=jHMPFVecoryM4XkeIi4psY3SnAbQnDEn" /></p>

<p>George Weston Foods Limited, an ASX-listed entity and one of Australia’s largest food manufacturers, has owned and operated the site for over five decades. The former Top Taste baked goods factory ceased operations in 2020. Since then, the property has been used intermittently as a warehouse and for contractor works associated with the recent Gympie Road upgrade.</p>

<p>Surrounding the site, the local context is typified by a mix of medium-density residential, retail, and light industrial uses. Chermside Westfield, Prince Charles Hospital, and the Chermside Health Hub all lie within 1.5km, reinforcing the precinct’s strategic position. The area is also undergoing broader transition, with the Kedron Future Growth Node flagged for long-term renewal.</p>


First look: Bakery Square precinct to breathe new life into Brisbane's Kedron

<p data-end="1170" data-start="1018">As demand grows for greener, more energy-efficient homes, one of the Gold Coast's oldest developers is setting a new benchmark for sustainable living.</p>

<p data-end="1551" data-start="1172">Founded in the late 1950s by visionary developer Bernard Lewis, Lewis Land is creating what it calls the most sustainable project in the city’s history at Biggera Waters. <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> is the first development in the region to achieve a 6 Star Green Star Community V1.1 rating from the Green Building Council of Australia — a world-leading sustainability standard.</p>

<p data-end="1625" data-start="1553">[smartcode_project:default project_id=113271 project_image_fid=247080]</p>

<p data-end="1862" data-start="1627">With buyers increasingly prioritising sustainability in their decisions, Harbour Shores aligns with strict environmental standards while fostering a walkable, fossil-fuel-free lifestyle that resonates strongly with modern purchasers.</p>

<p data-end="2317" data-start="1864">The project also represents the largest in Lewis Land’s 65-year history, spanning over 16 hectares. Its masterplan incorporates features such as water-retention tanks, solar power, and EV charging stations, alongside the planting of more than 200,000 tropical and native plants. This integration of nature and technology supports energy-efficient living and promotes a resilient community designed for intergenerational living and long-term wellbeing.</p>

<p data-end="2628" data-start="2319">By excluding natural gas, residents will be able to use 100% renewable energy sources — significantly reducing their carbon footprint through solar, wind and hydro power. They will also have access to 100% GreenPower®, improving air quality by eliminating harmful emissions from cooktops, ovens and heaters.</p>

<p data-end="2700" data-start="2630">[smartcode_project:default project_id=113271 project_image_fid=4578]</p>

<p data-end="2927" data-start="2702">Energy bills will be reduced thanks to smart design, including double-glazed windows, energy-efficient appliances, and cooler roof colours. Rooftop solar panels will further cut household costs while reducing CO₂ emissions.</p>

<p data-end="3129" data-start="2929">On-site rainwater harvesting will irrigate gardens, saving thousands of litres of potable water each year, while water-efficient appliances will further reduce consumption and costs inside the home.</p>

<p data-end="3203" data-start="3131">[smartcode_project:default project_id=113271 project_image_fid=290028]</p>

<p data-end="3547" data-start="3205">Designed by BDA Architecture, the precinct will evolve over the next decade into a vibrant “village of villages,” housing more than 4,000 residents. The masterplan includes a mix of apartments, villas, communal open spaces and parklands, a 1.2-kilometre waterfront boardwalk, private marina berths and a suite of resort-style amenities.</p>

<p data-end="3685" data-start="3549">Respected local builder Greyburn has been appointed to deliver the first boutique buildings, scheduled for completion in mid-2026.</p>

<p data-end="3738" data-start="3687">[smartcode_project_cta:default project_id=113271]</p>


Urban Editorial

Sustainable living at Harbour Shores: better health, lower bills

<p>Apartment king Harry Tribugoff is progressing with the next stage of Pagewood Green, its Westfield-anchored Eastgardens precinct in Sydney's eastern suburbs.</p>

<p>Meriton will deliver another 200-plus apartments across three interconnected buildings ranging in height between seven and 13 levels. There will be two retail tenancies as part of the $130 million stage, as well as a&nbsp;suite of communal recreation and landscaping elements.</p>

<p>The developer has been approved for over 214 apartments, but is seeking to reduce the density to just over 200 to "align with broader market trends" that prioritise larger apartments, and a shift towards owner-occupier preferences in new developments.</p>

<p><img alt="2 Tingwell Boulevard in Eastgardens" data-entity-type="file" data-entity-uuid="4500be81-f5c6-473c-b712-a43c8cb5dd58" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Meriton%20eastgardens%202.png?VersionId=F9sST02sqMFD50oQIfNPDHP_B36YjU6j" /></p>

<p>According to the compliance statement submitted with the application, the proposed design continues to meet key planning and urban design criteria, including deep soil planting, tree canopy coverage, integration of cycle and pedestrian paths, and full EV readiness across residential car parking.&nbsp;</p>

<p>Architecture for the project has been led by <a href="https://www.apartments.com.au/architects/plus-architecture">Plus</a>,&nbsp;which noted that materials and articulation across the podium and tower forms aim to create a “village-like character” consistent with Pagewood Green’s vision.</p>

<p>There will be a near-1000 sqm communal open area on the level one podium for residents with a barbecue area and associated areas for dining and seating. In addition to this space will be accessible terraces on levels 10 and 9 along the western tower form with sitting areas and views to south eastern suburbs.</p>

<p>On ground level there is also a mixture of areas from a swimming pool, spa, sauna and gymnasium providing on-site amenity to the future residents.</p>

<p>Meriton first launched the $3 billion masterplan, known as Pagewood Green, in 2016. At the time it was called the biggest project undertaken by the developer. The 16.5-hectare block was previously home to the former&nbsp;British American Tobacco manufacturing plant and the former General Motors-Holden factory.</p>

<p>At the time, Triguboff said that Pagewood Green would provide some of the most spacious apartments in the area.</p>

<p align="LEFT">“Bigger apartments are in short supply and, because of this, they are achieving the strongest rental increases.”</p>


Meriton secures $130 million approval for next stage of Pagewood Green masterplan

Fire

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<p>California is <a href="http://edition.cnn.com/2017/12/12/us/california-fires/index" target="_blank">burning</a> – a sentence we’ve heard far too often this year. Sydney is currently on <a href="http://www.news.com.au/national/nsw-act/fire-weather-warning-issued-as-sydney-braces-for-42c/news-story/5406ccff2b5a585cd823cf0cf6908822" target="_blank">bushfire alert</a>, as firefighters battle a fire in the Hunter Valley region and temperatures are set to top 40℃.</p>
<p>A cocktail of factors, from climate change to centuries of ignoring indigenous burning practises, means that catastrophic fires are likely to become more common.</p>
<p>One of Australia’s favourite fire prevention measures is prescribed burning – using carefully controlled fires to clear out flammable materials. We’re almost obsessed with it. Indeed, it seems the outcome of every major inquiry is that we need to do more of it.</p>
<p>The Royal Commission inquiry that followed Victoria’s 2009 Black Saturday fires <a href="http://royalcommission.vic.gov.au/Commission-Reports/Final-Report" target="_blank">recommended</a> that 5% of all public land in Victoria be treated per year – a doctrine that was subsequently dropped due to impracticality.</p>
<p>Yet our research, published <a href="http://www.publish.csiro.au/WF/WF17061" target="_blank">today</a> in the International Journal of Wildland Fire, modelled thousands of fires in Tasmania and found that nearly a third of the state would have to be burned to effectively lower the risk of bushfires.</p>
<p>The question of how much to burn and where is a puzzle we must solve, especially given the inherent risk, issues caused by smoke <a href="https://www.mja.com.au/journal/2016/205/9/rapid-assessment-impact-hazard-reduction-burning-around-sydney-may-2016?inline=true" target="_blank">smoke</a> and <a href="https://www.researchgate.net/profile/James_Ricketts/publication/252471836_Climate_Change_Impacts_on_Fire-Weather_in_South-East_Australia/links/54a86d870cf257a6360bdfea/Climate-Change-Impacts-on-Fire-Weather-in-South-East-Australia.pdf" target="_blank">shrinking</a> weather windows for safe burning due to climate change.</p>
<h2>Why use computer simulations?</h2>
<p>The major problem fire science faces is gathering data. Landscape-scale experiments involving extreme fire are rare, for obvious reasons of risk and cost. When a major bushfire happens, all the resources go into putting it out and protecting people. Nobody has the time to painstakingly collect data on how fast it is moving and what it is burning. We are therefore restricted to a few limited data sources to reconstruct the behaviour and impact of fire: we can analyse the <a href="http://www.publish.csiro.au/wf/WF05051">scar</a> on the landscape after a fire, look at case studies, or run <a href="http://www.sciencedirect.com/science/article/pii/S0301479712001752" target="_blank">simulations of computer models</a>.</p>
<p>Most research on the effectiveness of prescribed burning has been at a local scale. We need to start thinking bigger: how can we mitigate the effect of multiple large fires in a region like Tasmania or Southeastern Australia? What is the cumulative effect of different prescribed burning strategies?</p>
<p><a href="https://images.theconversation.com/files/199366/original/file-20171215-26014-ff04t4.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/199366/original/file-20171215-26014-ff04t4.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a></p>
<p><span class="caption">A large fuel reduction burn off on Hobart’s eastern shore.</span> <span class="attribution"><a class="source" href="https://www.flickr.com/photos/babomike/8889414172/" target="_blank">Flickr/Mike Rowe</a>, <a class="license" href="http://creativecommons.org/licenses/by-nc/4.0/" target="_blank">CC BY-NC</a></span></p>
<p>To answer these questions, we create models using mathematical equations to simulate the behaviour of fires across actual landscapes. These models include the effects of vegetation type, terrain and fuel loads, under specific weather conditions. If we simulate thousands of these fires we can get an idea of where fire risk is the highest, and how effective prescribed burning is at reducing that risk.</p>
<p>The island of Tasmania offers the perfect study system. Self-contained, with a wide array of vegetation types and fire regimes, it offers an ideal opportunity to see how fire behaves across a diverse landscape. Perhaps more interestingly, the island contains large areas of flammable landscape surrounding <a href="http://www.parliament.tas.gov.au/CTEE/Council/Submissions/ET%202.31.pdf" target="_blank">globally unique</a> ecosystems and numerous towns and villages. Obviously, we cannot set fire to all of Tasmania in real life, but computer simulations make it possible!</p>
<p>So, encouraged by the Tasmanian Fire Service, who initiated our research, we simulated tens of thousands of fires across Tasmania under a range of prescribed burning scenarios.</p>
<h2>Prescribed fire can be effective, in theory</h2>
<p>The first scenario we looked at was the best-case scenario: what happens if we perform prescribed burning on all the vegetation that can handle it, given theoretically unlimited resources? It is possible this approximates the <a href="https://www.propertyobserver.com.au/http://www.tandfonline.com/doi/abs/10.1080/01426390701767278" target="_blank">sustained and skillful burning</a> by Tasmanian Aboriginal peoples.</p>
<p>Wildfire simulations following this scenario suggested that such an approach would be extremely effective. Importantly, we saw significant reductions in fire activity even in areas where prescribed burning is impossible (for example, due to the presence of people).</p>
<p>Unfortunately, this best-case approach, while interesting from a theoretical perspective, would require prescribed burning over more than 30% of Tasmania in one year.</p>
<p>We also analysed the effects of 12 more realistic scenarios. These realistic plans were less than half as efficient as the best-case scenario at reducing fire activity.</p>
<p>On average, 3 hectares of prescribed burning would reduce wildfire extent by roughly 1ha in grasslands and dry forests.</p>
<p>In other flammable Tasmanian vegetation types like buttongrass sedgelands and heathlands, the reduction in wildfire was even smaller. This is obviously better than no prescribed burning, but it highlights the fact that this is a relatively inefficient tool, and given the costs and potential drawbacks, should be used only where it is most needed.</p>
<p>This is a fundamental conundrum of prescribed burning: though it is quite effective in theory, the extent to which we would need to implement it to affect fire behaviour across the entire state is completely unachievable.</p>
<p>Therefore, it is imperative that we not just blindly burn a pre-ordained fraction of the landscape. Rather, we must carefully design localised prescribed burning interventions to reduce risk to communities.</p>
<h2>We need a multi-tool approach</h2>
<p>Our study has shown that while prescribed burning can be quite effective in certain scenarios, it has serious constraints. Additionally, while we analysed these scenarios under bad fire weather, we were not able to analyse the kind of catastrophic days in which the effect of prescribed burning is <a href="http://www.sciencedirect.com/science/article/pii/S0301479713006531" target="_blank">seriously reduced</a>, with howling dry winds and stupefying heat.</p>
<p>Unfortunately, due to climate change, we are going to see a lot more catastrophic days in the future in <a href="http://www.publish.csiro.au/WF/WF13126" target="_blank">Tasmania</a> and indeed <a href="https://www.nature.com/articles/s41559-016-0058" target="_blank">globally</a>.</p>
<p>In Hobart this is of particular concern, as the city is surrounded by tall, wet eucalypt forests that have had fifty years grow dense understoreys since the 1967 <a href="https://www.propertyobserver.com.au/http://www.abc.net.au/news/2017-02-06/tasmanias-1967-black-tuesday-bushfires-explained/8241698" target="_blank">Black Tuesday</a> fires. These have the potential to cause some of the <a href="http://www.sciencedirect.com/science/article/pii/S0378112799000663#BIB16">most intense</a> fires on the planet should conditions get dry enough. Prescribed burning is impossible in these forests.</p>
<p>To combat fire risk we must take a multi-pronged approach that includes innovative strategies, such as designing new <a href="https://www.fs.fed.us/rm/pubs/rmrs_gtr292/2001_finney.pdf" target="_blank">spatial patterns</a> for prescribed burning, <a href="http://www.tandfonline.com/doi/abs/10.1080/00049158.2017.1311200" target="_blank">manually removing</a> fuels from areas in which prescribed burning is not possible, <a href="https://www.mssanz.org.au/modsim2017/H10/sharples3.pdf" target="_blank">improving the standards</a> for buildings and defensible spaces, and most importantly, engaging the community in all of this.</p>
<p><img src="https://counter.theconversation.com/content/89167/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">Only by attacking this problem from multiple angles, and through close collaboration with the community and all levels of government, can we effectively face our fiery future.</p>
<p><span><a href="https://theconversation.com/profiles/james-furlaud-430100" target="_blank">James Furlaud</a>, PhD Student in Fire Ecology, <em><a href="http://theconversation.com/institutions/university-of-tasmania-888" target="_blank">University of Tasmania</a></em> and <a href="https://theconversation.com/profiles/david-bowman-4397" target="_blank">David Bowman</a>, Professor, Environmental Change Biology, <em><a href="http://theconversation.com/institutions/university-of-tasmania-888" target="_blank">University of Tasmania</a></em></span></p>
<p>This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/to-fight-the-catastrophic-fires-of-the-future-we-need-to-look-beyond-prescribed-burning-89167" target="_blank">original article</a>.</p>
</body></html>

j.ballantyne1990-6AQqhLzZaK

To fight the catastrophic fires we need to look beyond prescribed burning

<html><body>
<p>The builder behind Melbourne’s Lacrosse apartment towers which caught fire in 2014 has agreed to replace the combustible cladding on the tower.</p>
<p>It comes as Melbourne authorities move to undertake an audit of some 1400 buildings.</p>
<p>Up to 1400 Victorian buildings could have potentially dangerous panelling according to the Victorian Cladding Taskforce, chaired by former premier Ted Baillieu and former deputy premier John Thwaites.</p>
<p>It was created in July after the Grenfell fire.</p>
<p>The interim report into the extent of non-compliant cladding across Victoria concluded there had been a culture of non-compliance throughout the building sector that has meant combustible cladding has become a widespread material used on multi-storey buildings.</p>
<p>"This culture has to change," Prof Thwaites said in a statement.</p>
<p>It found that around 1400 non-government buildings most likely have aluminium composite panels with a polyethylene core or expanded polystyrene panels, but need inspecting to confirm the materials are present.</p>
<p>"Cladding is much more complicated and widespread than we first thought," Planning Minister Richard Wynne said.</p>
<p>Wynne said the Victorian Building Authority would have to "lift their game."</p>
<p>He allocated $5 million for a statewide audit, while adding all of the buildings would be safe to occupy.</p>
<p>The aim is to inspect 10 per cent of buildings each calendar year, up from two per cent.</p>
<p>LU Simon Builders have been involved in a legal dispute with unit owners over the damage bill to the Lacrosse building in La Trobe Street in the Docklands.</p>
<p>The fire, sparked off by a discarded cigarette, started a national debate again this year on flammable cladding after the London Grenfell tower fire. </p>
<p>“(This is) so that the owners and residents are not inconvenienced any further by the lengthy legal process which is underway at the Victorian Civil and Administrative Tribunal that will decide how the costs are to be divided up between the various parties,” a statement by the builder said which was carried by The Herald Sun.</p>
<p>“As part of the VCAT action LU Simon will in turn seek to recover the cost of the replacement works.”</p>
<p>The company expressed confidence that it could reach an agreement with the owners corporation, apartment owners and the municipal building surveyor soon, which would allow work on the replacement to commence in early 2018.</p>
<p>Fairfax Media reported that the builder LU Simon had made a scathing assessment of architect Elenberg Fraser's role on Melbourne's Lacrosse residential tower, accusing the design firm of failing to meet its contractual requirements over cladding used on the building.</p>
<p>In a 33-page expert witness report prepared for the builder – when fighting damages claims by the building owners in the Victorian Civil and Administrative Tribunal – saw LU Simon argued Elenberg Fraser did not fulfil the terms of its contract because it did not clearly specify a cladding product for the building as required.</p>
<p>Elenberg Fraser disputed Bullen's report, saying it had been written without seeing Elenberg Fraser's own arguments.</p>
<p>"The report has been delivered early in the proceeding and before there has been any production or inspection of the large volume of documentation held by the parties in respect of the design and construction of the Lacrosse building," Elenberg Fraser's solicitor Sarah Metcalfe of Norton Rose Fulbright said.</p>
<p>"The report is based on a number of incorrect assumptions."</p>
<p>Testing found the cladding on the building to be combustible and Melbourne City Council order it to be replaced – at an estimated cost of $16 million or $40,000 per apartment.</p>
<p>Owners had been fighting to make the builder pay for replacement, but the builder had refused earlier.</p>
<p>The works were required to be completed by July 2018.</p>
<p>City of Melbourne Municipal Building Surveyor Steven Baxas welcomed the builder’s decision, and expressed the hope other builders would follow suit if their buildings had similar flammable cladding. </p>
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Builder agrees to replace flammable cladding on Lacrosse tower in Docklands

<div>GUEST OBSERVER</div>

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<div>The Great Fire of London in 1666 destroyed a third of the city leaving more than 100,000 people homeless – and prompted King Charles II to issue a proclamation limiting future construction largely to brick and stone.</div>

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<div>For hundreds of years, modern building codes around the world reinforced the king’s approach, severely limiting the use of timber, particularly in multi-storey buildings, due to fear of fire.</div>

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<div>However, in recent years, there has been a resurgence of mid-rise timber buildings in Europe and North America. In the Canadian state of British Columbia, for example, a change to the building code in 2009 allowing for taller timber buildings has seen more than 330 building projects earmarked for construction in timber – and more than 80 projects completed or under construction.</div>

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<div>The resurgence has been enabled by a combination of growing awareness around the environmental and cost advantages of timber, and a willingness on the part of authorities to re-think the rules in the light of contemporary technology.</div>

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<div>At the time of the Great Fire, London did not have a fire brigade. Londoners, assisted by soldiers, had to fight the fire with buckets and fire hooks– and the most effective way to stop the spread of fire was to demolish houses and create a fire break.</div>

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<div>Today, not only do we have fire brigades, we also have automatic sprinkler systems, hose reels, portable fire extinguishers, smoke alarms, fire-protective grade plasterboard and cavity barriers, intumescent seals (door seals that expand in the event of fire to block smoke and hot gases)…</div>

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<div>This year, the Building Code of Australia 2016 will include a Deemed-to-Satisfy (DTS) approach for timber buildings of up to 25 metres in effective height – typically eight storeys – on the proviso that a raft of safety features such as those I’ve discussed are included. Mid-rise buildings constructed in&nbsp;fire-protected timber&nbsp;– combined with sprinkler systems – can provide fire safety standards that not only&nbsp;equal&nbsp;conventional alternatives, but&nbsp;exceed&nbsp;them.</div>

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<div>Modelling by EFT Consulting ahead of the code change suggests there would 83 per cent fewer fatalities and almost 70 per cent less property damage from fires in timber buildings conforming to the new DTS provisions, compared to conventional buildings – where no sprinklers are required.</div>

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<div>The new provisions require: timber walls be ‘sandwiched’ between layers of fire-protective grade plasterboard of the type used in high rise commercial buildings; fire hydrants, hose reels and portable fire extinguishers similar to those for conventional buildings; fire-resisting cavity barriers e.g. mineral wool; and a fire sprinkler system.</div>

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<div>The changes were approved by the Australian Building Codes Board technical committee that includes Engineers Australia, Australasian Fire and Emergency Service&nbsp;Authorities Council (state fire brigades), the Australian Institute of Architects, Master Builders Australia and the Housing Industry Association.</div>

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<div>Just as fear of fires can be easily addressed when you look at the facts, reassurance can also be offered on other genuinely-held concerns – and enable the property domestic building industry to achieve the cost savings associated with timber, which is estimated by&nbsp;AECOM&nbsp;at 10-20 per cent in an Australian setting, largely because of faster build times.</div>

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<div>Mid-rise timber buildings can be built on top of concrete ground floors, which, when combined with standard termite prevention measures such as barriers, traps and treatments, is sufficient to protect them; the designer of any mid-rise building – timber or not – needs to consider how to counteract a range of environmental hazards.</div>

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<div>Many people also don’t realise that mid-rise timber buildings are externally clad to protect them from water damage and extend their effective life well beyond the mandatory 50 years specified by authorities.</div>

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<div>Mid-rise timber apartment buildings offer domestic builders who are prepared to innovate and upskill their teams a wonderful opportunity to reach new markets on suburban sites which may not previously have been viable, to save on costs and to build in a much more environmentally friendly manner.</div>

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<div><em>Ric Sinclair is the Managing Director of Forest &amp; Wood Products Australia, an industry group which spearheaded a two-year consultation and research process ahead of the change to the Building Code of Australia.</em></div>


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