Longstanding Gold Coast and Canberra developer <a href="https://www.apartments.com.au/developers/morris-property-group">Morris Property Group</a> is continuing to roll on with its Glitter Strip apartment pipeline, seeking to return to Mermaid Beach with a new 68-apartment development.

Morris, founded by Barry Morris in 1978 and one of the Gold Coast’s most prolific apartment developers over the past two decades, has filed plans for a 12-storey mixed-use building at <a href="https://www.apartments.com.au/new-apartments/36-seabeach-avenue-mermaid-beach-qld-4218">34-36 Seabeach Avenue</a>, on the prized eastern side of the Gold Coast Highway.

The 1,227 sqm site occupies a prominent corner position at Seabeach Avenue and the Gold Coast Highway, opposite the Mermaid Plaza retail and office precinct and around 140 metres walking distance from the future Mermaid Beach South light rail station.

<a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a> has designed the project, which will comprise 68 apartments across a mix of 48 two-bedroom and 20 three-bedroom residences.

The building will rise 12 storeys, reaching a maximum height of 36 metres, with the apartments accounting for a total of 156 bedrooms. The development application also seeks approval for short-term accommodation across the 68 apartments, while two office tenancies are proposed at ground level.

The plans show 108 car spaces across the development, with parking accommodated at ground level and within a three-level basement accessed from Seabeach Avenue.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="c2175c99-12fd-4a3c-9be1-89bbf258a90d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.41%E2%80%AFPM_0.png?VersionId=iNLzWcE6gaAE76rafhEXfHve.4g4Se0p" />

Resident amenity will be concentrated on level two, where Fraser &amp; Partners has designed a recreation deck with a swimming pool, 90 sqm pool terrace, outdoor barbecue area and gym.

The broader communal offering will also incorporate landscaped spaces, with the planning documents noting the amenity has been designed to provide areas for recreation, social interaction and outdoor living.

The proposal would continue the transformation of the Gold Coast Highway corridor through Mermaid Beach ahead of the arrival of the light rail.

The site is zoned Neighbourhood Centre and sits within the Mermaid Beach/Broadbeach Light Rail Corridor neighbourhood plan. While the prescribed building height is 24 metres, the site is identified within an Urban Neighbourhood context providing for a 50 per cent height uplift to 36 metres.

Planning documents describe the stretch of the Gold Coast Highway between Broadbeach and Nobby Beach as increasingly characterised by medium and high-rise development, with the proposed Morris tower joining projects including Ventura, The Alfred, Oceans and Otto.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="911f193f-e381-4a55-be08-58be87fcf978" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.48%E2%80%AFPM.png?VersionId=oxVvLJaY.SOXEdXrIcogfyEXDfvCmmpM" />

The development would mark Morris Property Group's latest investment in Mermaid Beach, where it has already delivered two apartment projects.

Otto, at 1 Bondi Avenue on the western side of the Gold Coast Highway, comprises 70 apartments across nine storeys. The project was completed in 2019 and includes a residents' gym, recreation deck and swimming pool.

Morris also developed Oceans at 46 Ocean Street, a nine-storey, 70-apartment build-to-rent development completed in 2019. Oceans was the group's first build-to-rent project and incorporates commercial space at ground level.

The two existing Morris projects sit further north along the same Gold Coast Highway corridor as the proposed Seabeach Avenue development. Fraser &amp; Partners' planning analysis specifically identifies both Otto and Oceans among the established built-form precedents surrounding the site.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="14925119-7b71-4812-8149-340317512c7c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%203.00.15%E2%80%AFPM.png?VersionId=aEJqYuw_nTCjcin17BSD0piB1EFotTlj" />

Mermaid Beach represents only part of Morris' considerable Gold Coast footprint.

The family-owned developer has been particularly active in neighbouring Broadbeach, delivering projects including Sierra Grand, Eclipse, Synergy, Qube, Koko, Opus and Malo, while its current pipeline includes Maison and the two-tower Crest development.

Further south, Morris has also developed a string of projects in Burleigh Heads, including Element, Boardwalk and Sandbar, while Essentia expanded its footprint north into Surfers Paradise.

The Seabeach Avenue application has been lodged by PMM Broadbeach Pty Ltd and seeks a development permit for a Material Change of Use for multiple dwellings, short-term accommodation and office uses. Zone Planning Group prepared the planning application, with Fraser &amp; Partners commissioned as architect.

The project comes as the developer continues to expand its Gold Coast pipeline while retaining a significant presence in Canberra. Morris now has more than $2.5 billion of development in its national pipeline and has delivered more than 7,000 homes during its near five-decade history

Joel Robinson

First look: Morris Property Group returns to Mermaid Beach with new Seabeach Avenue apartment development

<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developers/fortis&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw3hvFB2uWTRfEyEcpTSnnK9" href="https://www.apartments.com.au/developers/fortis" target="_blank">Fortis</a>&nbsp;is continuing its stronghold on Sydn​ey’s eastern suburbs apartment market, launching&nbsp;in September&nbsp;its latest boutique&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developments/double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw0GI5S9-wNeiLUnM-d1uYkw" href="https://www.apartments.com.au/developments/double-bay-nsw-2028" target="_blank">Double Bay</a>&nbsp;development,&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw2YNouJQcFjiTTgVHbgDLA-" href="https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028" target="_blank">55 William</a>.

55 William presents&nbsp;just eight north-facing&nbsp;two-bedroom, three-bedroom and full-floor&nbsp;residences to the market, priced from $4.5 million.

The upcoming launch comes just weeks after Fortis secured approval for the $80 million development, its third eastern suburbs approval in two months. Construction is already underway, with completion targeted for 2028.

[smartcode_project:default project_id=152579 project_image_fid=376250]

55 William adds to a growing concentration of Fortis projects in and around Double Bay, a market the developer has become increasingly active in over recent years.

Fortis previously completed the nine-residence Marmont on New South Head Road, while it is currently developing a mixed-use residential and retail project at 12 Cross Street. Its wider Double Bay footprint also extends into commercial and retail development.

The developer's broader Sydney residential pipeline is particularly concentrated across the eastern suburbs, with projects spanning Doub​le Bay, Ro​se Bay, Wo​ollahra, Dar​ling Point, Poi​nt Piper and Eli​zabeth Bay.

[smartcode_project:default project_id=152579 project_image_fid=376253]

At 55 William, Fortis has again turned to MHN Design Union, the architecture practice behind several of its eastern suburbs projects, while London-based 1508 London has been appointed to handle the interiors and Wyer &amp; Co the landscaping.

The six-level building will comprise a combination of two and three-bedroom apartments, including a garden residence, full-floor apartments, a sub-penthouse and penthouse. Each residence will have secure basement parking and private outdoor space.

A rooftop terrace for all residents, along with select apartments, enjoys views across Double Bay Harbour and toward the Sydney skyline.

Ceiling heights will reach up to three metres&nbsp;in select residences, while the kitchens will feature natural stone and integrated Gaggenau appliances.

&nbsp;

&nbsp;

The boutique nature of the project reflects the type of stock Fortis has increasingly targeted across Sydney's eastern suburbs, where larger apartments and smaller buildings are being pitched primarily toward local owner-occupiers and downsizers.

Fortis Group General Manager Ed Eve said the developer continues to see demand from buyers wanting to remain in the eastern suburbs but move into newer, lower-maintenance housing.

“We're seeing continued demand from local owner-occupiers and downsizers looking for high-quality homes that allow them to remain in the eastern suburbs, close to the lifestyle and community they know,” Eve said.

55 William is also one of the early projects to respond directly to the NSW Government's Low and Mid-Rise Housing reforms. Fortis had previously secured approval for just two townhouses on the 599 sqm site before revising the scheme to eight apartments following the planning changes.

Situated one street back from Double Bay's water's edge, the project enjoys an enviable harbourside setting within walking distance of Double Bay Village and the ferry wharf.

[smartcode_project:default project_id=152579 project_image_fid=376252]

Fortis has increasingly made the eastern suburbs a major focus of its Sydney pipeline. Beyond Double Bay, it recently completed the 14-residence Piper in Point Piper and has projects underway or planned across Rose Bay, Woollahra and Darling Point.

The developer recently secured approval for Verano in Rose Bay, a six-level development comprising 21 two, three and four-bedroom apartments, also designed by MHNDU.

55 William&nbsp;is soon to be release to the market with VIP appointments commencing early September,&nbsp;with residences priced from $4.5 million.

[smartcode_project_cta:default project_id=152579]

Fortis continues eastern suburbs push with 55 William launch

UAE-based developer Arada has unveiled plans for a $2 billion twin-tower apartment development in Broadbeach, marking its first move into Queensland as it continues its rapid expansion across Australia.

Arada will develop 952 apartments across two towers on a prominent site opposite the Gold Coast Convention and Exhibition Centre, with the project targeted for completion ahead of the Brisbane 2032 Olympic and Paralympic Games.

The project represents Arada's largest commitment to the Australian market since arriving in the country in 2024 and significantly expands a local pipeline that has now grown to eight projects and more than 5,000 homes.

It will also be the first major Queensland project delivered by Roberts Co since the tier-one contractor was acquired by Arada Group in 2025.

Plus Studio has designed the Broadbeach development, which will comprise one, two and three-bedroom apartments across two towers connected by a landscaped podium.

A significant resident amenity offering will include lagoon and lap pools, a gym, sauna and steam room, alongside a mist room, infrared room and salt scrub facilities. Communal terraces, private dining areas, a library, residents' lounge and work-from-home spaces are also planned. Around 1,200 sqm of retail and hospitality space will occupy the ground floor.

The site puts Arada in one of the Gold Coast's most active apartment markets, directly opposite the convention centre and within walking distance of Pacific Fair, The Star Gold Coast and Broadbeach's dining and retail precinct.

It also has immediate access to the Gold Coast light rail network and sits just a few blocks from the beach.

Arada Group Chief Executive Ahmed Alkhoshaibi said Broadbeach represented an opportunity for the developer to expand beyond its initial NSW pipeline.

“Broadbeach is a world-class address that gives us the canvas to create a community of exceptional design and lifestyle quality that genuinely enriches the daily lives of the people who call it home,” Alkhoshaibi said.

“This is our first development outside New South Wales, and it reflects our growing ambition to grow in key urban markets around the country.”

Alkhoshaibi said bringing Roberts Co into the project would give Arada greater control over the development and construction process.

“Delivering this project through Roberts Co, our own tier-one construction business, means we can bring the quality, pace and accountability that our buyers expect.”

The move into Broadbeach comes as Arada accelerates its Australian expansion following its entry into the market two years ago. The developer has assembled a pipeline of eight projects comprising more than 5,000 homes, while the acquisition of Roberts Co last year gave the group its own Australian construction capability.

Globally, Arada has a development portfolio valued at $50 billion comprising more than 55,000 homes across the UAE, United Kingdom and Australia.

The Gold Coast is emerging as the next major market for the developer, with strong population growth and infrastructure spending ahead of the 2032 Games continuing to underpin significant apartment development across the coastal strip.

Arada plots $2 billion Broadbeach towers in major Queensland move

Sydney’s downsizer market is changing, with a growing cohort of buyers prioritising the right home over simply finding a smaller one.

Coronation Property Head of Sales Cam Porter says the traditional idea of downsizing does not necessarily reflect what many buyers are now looking for, particularly those moving from established family homes across Sydney.

Instead, he says they are increasingly becoming “right-sizers”, seeking lower-maintenance homes without sacrificing the space, amenity or quality they have become accustomed to.

“We are increasingly seeing buyers who are not motivated by the idea of simply moving into a smaller property,” Porter says.

“They are right-sizers. They want a home that is easier to manage and better connected, but they still expect generosity, quality and a floorplan that supports the way they live.”

It is a subtle but important distinction in a market where apartment developers are increasingly targeting established owner-occupiers.

[smartcode_project:default project_id=135149 project_image_fid=377495]

For many of these buyers, moving from a house to an apartment is not driven by a desire to dramatically reduce their living space. Instead, the appeal is in removing some of the maintenance associated with a larger home while retaining generous living areas, storage and enough flexibility to accommodate family and friends.

Coronation’s sales team is seeing buyers place particular importance on natural light, practical storage and additional rooms that can be used as guest bedrooms, home offices or secondary living spaces.

Kitchens and dining areas are also playing an increasingly important role, particularly for buyers who regularly entertain or have children and grandchildren visit.

[smartcode_project:default project_id=135149 project_image_fid=377494]

“These buyers still want their home to feel generous,” Porter says.

“They may want less maintenance, but they are not looking for less life.”

The challenge for the broader housing market is providing enough of the right stock to encourage that move.

While much of the discussion around Sydney’s housing shortage has centred on the number of homes being delivered, Porter says the diversity of those homes is equally important.

Older homeowners can remain in large family houses for longer when they cannot find an appropriate alternative in the neighbourhoods where they have built their lives.

“The decision is rarely as simple as wanting fewer bedrooms,” Porter says.

“People are weighing up their connection to a neighbourhood, the space they need for family, the quality of the home and whether it will continue to work for them over the long term.”

It also has implications beyond the downsizer market. Providing suitable apartments for smaller households can free up established houses for families who need the additional bedrooms and land, creating greater movement through the housing market.

<h2>Lillian targets the next stage of apartment buyer</h2>

It is a buyer Coronation is targeting at <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, its new collection of apartments, terraces and penthouses at Erskineville Village.

Designed by Silvester Fuller, Lillian has been shaped around larger living spaces, natural light and flexible floorplans, alongside landscaped areas, wellness amenity and communal spaces for residents.

The development will form part of Coronation’s broader Erskineville Village precinct, which will combine new homes with green space, retail, hospitality and new pedestrian connections.

[smartcode_project:default project_id=135149 project_image_fid=377688]

McPherson Park will sit at the centre of the precinct, creating a significant new green space alongside the project’s retail and hospitality offering.

For Porter, the opportunity is to give buyers another housing option without forcing them to leave the part of Sydney they already know.

“People should be able to change the type of home they live in without having to change their entire life,” he says.

“For many buyers, Lillian offers the opportunity to remain connected to the Inner West and the city, while gaining access to a more convenient, walkable and considered way of living.”

[smartcode_project:default project_id=135149 project_image_fid=377687]

Coronation will explore the changing <a href="https://lillianresidences.com.au/news/lillian-x-space-x-downsizers-event-27-august/">right-sizer market at an event on August 27</a>, bringing together experts across property, design and lifestyle.

Held in partnership with SPACE, Poliform and Downsizer.com.au, the event will include a property market outlook from economist Michael Blythe alongside discussion around the considerations facing buyers planning their next move.

Attendees will also be able to learn more about the residences and amenity planned at Lillian Erskineville.

[smartcode_project_cta:default project_id=135149]

From downsizing to right-sizing: What Sydney buyers want from their next home

Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

[smartcode_project:default project_id=134873 project_image_fid=376196]

Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

[smartcode_project:default project_id=134873 project_image_fid=376194]

The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

[smartcode_project:default project_id=134873 project_image_fid=376181]

Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

[smartcode_project_cta:default project_id=134873]

The Maybelle brings 27-storey parkside tower to market near North Strathfield

Flood Risk

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GUEST OBSERVATION
A flood-ravaged Townsville has captured public attention, highlighting the vulnerability of many of our cities to flooding. The <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-02-15/queensland-floods-special-climate-statement/10816184" target="_blank">extraordinary amount of rain</a> is just one aspect of the disaster in Queensland’s third-biggest city. The flooding, increasing urban density, the management of the Ross River Dam, and the difficulties of dealing with byzantine insurance regulations have left the community with many questions about their future.
These questions won’t be resolved until we enhance the resilience of cities and communities against flooding. Adaptation needs to become an integral part of living with the extremes of the Australian environment. I discuss how to design and create resilient urban landscapes later in this article.
Flood risk and insurance
Another issue that affects many households and businesses is the relationship between insurance claims and <a href="https://www.propertyobserver.com.au/https://www.preventionweb.net/news/view/63766" target="_blank">1-in-100-year flood event overlay maps</a>. Projected rises in flood risks under climate change have led to <a href="https://www.theguardian.com/australia-news/2019/feb/20/townsville-homes-may-become-uninsurable-due-to-flooding-from-climate-change" target="_blank">concerns that parts of Townsville and other cities will become “uninsurable”</a> should the costs of cover become prohibitive for property owners.
Council flood data <a href="https://www.propertyobserver.com.au/https://www.preventionweb.net/news/view/63766" target="_blank">used for urban planning and land-use strategies</a> is also used by insurers to assess the flood risk to individual properties. Insurers then price the risk accordingly.
However, in extraordinary circumstances, when the flooded land is actually larger than the area marked by the flood overlay map, complications emerge. In fact, that part of the community living outside the map’s boundaries is considered flood-free. Thus, those pockets of the community may have chosen not to have flood insurance and not have emergency plans, which leaves them even worse off after floods. This is happening in Townsville.
Yet this is nothing new. Many people experienced very similar circumstances in 2011. Flood waters covered as much land as Germany and France combined. Several communities were left on their knees.
Notwithstanding the prompt and vast response of the federal government and Queensland’s state authorities, a few years later Townsville is going through something alarmingly similar.
Adaptation to create resilient cities
To find a solution, we need to rethink how to implement the <a href="https://www.disaster.qld.gov.au/dmg/Prevention/Pages/3-5.aspx" target="_blank">Queensland Emergency Risk Management Framework</a>. That is no easy task. However, it starts with shifting the perspective on what is considered a risk – in this case, a flooding event.
Floods, per se, are not a natural disaster. Floods are part of the natural context of Queensland as can be seen below, for instance, in the <a href="https://www.qhatlas.com.au/content/channel-country" target="_blank">Channel Country</a>.
<a href="https://images.theconversation.com/files/261144/original/file-20190227-150724-xvwvfx.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/261144/original/file-20190227-150724-xvwvfx.JPG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Floods are part of the Australian landscape. Here trees mark the seasonal riverbeds in the Queensland outback between Cloncurry and Mount Isa. Cecilia Bischeri, Author provided
The concept of adaptation as a built-in requirement of living in this environment then becomes pivotal. In designing and developing future-ready cities, we must aim to build resilient communities.
This is the ambitious project I am working on. It involves different figures and expertise with a shared vision and the support of government administrations that are willing to invest in a future beyond their elected term of office.
Ideas for Gold Coast Resilientscape
I live and work in the City of Gold Coast. Water is a fundamental part of the city’s character and beauty. In addition to the ocean, a complex system of waterways shapes a unique urban environment. However, this also exposes the city to a series of challenges, including flooding.
Last September, <a href="https://www.gchaveyoursay.com.au/industryhub/news_feed/updated-flood-overlay-maps" target="_blank">an updated flood overlay map</a> was made available to the community. The map takes into account the projections of a 0.8 metre increase in the sea level and 10% increases in storm tide intensity and rainfall intensity.
These factors are reflected in the 1-in-100-year flood overlay. It shows undoubtedly that the boundaries between land and water are changeable.
Building walls between the city and water as the primary flood protection strategy is not a solution. A rigid border can actually intensify the catastrophe. New Orleans and the <a href="https://soundwaves.usgs.gov/2006/01/" target="_blank">levee failures</a> during the passage of Hurricane Katrina in 2005 provide a stark illustration of this.
Instead, what would happen and what would our cities look like if we designed green and public infrastructures that embody flooding as part of the natural context of our cities and territory?
The current project, titled RESILIENTSCAPE: A Landscape for Gold Coast Urban Resilience, considers the role of architecture in enhancing the resilience of cities and communities against flooding. The proposal, in a nutshell, explores the possibilities that urban landscape design and implementation provide for resilience.
RESILIENTSCAPE focuses on the Nerang River catchment and the Gold Coast Regional Botanic Gardens, in the suburb of Benowa. The river and gardens were adopted as a case study for a broader strategy that aims to promote architectural solutions for a resilient City of Gold Coast. The project investigates the possibility of using existing green pockets along the Nerang River to store and retain excess water during floods.
<a href="https://images.theconversation.com/files/261354/original/file-20190228-150721-xt0v13.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/261354/original/file-20190228-150721-xt0v13.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Gold Coast Regional Botanic Gardens is one of the green areas along the Nerang River that could be used to store and retain flood water. <a class="source" href="https://commons.wikimedia.org/wiki/File:Gold_Coast_Regional_Botanic_Gardens_(08).jpg" target="_blank">Batsv/Wikimedia Commons</a>, <a class="license" href="http://creativecommons.org/licenses/by-sa/4.0/" target="_blank">CC BY-SA</a>
These green spaces, however, will not just serve as “water tanks”. If mindfully planned, the green spaces can double up as public parks and facilities. This would enrich the community’s social realm and maximise their use and return on investment.
The design of a landscape responsive to flooding can, by improving local urban resilience, dramatically change the impact of these events.
The goal of creating urban areas that are adaptive to an impermanent water landscape is the main driver of the project. <a href="https://www.fastcompany.com/3068730/this-new-orleans-neighborhood-is-fighting-flooding-by-welcoming-it" target="_blank">New Orleans</a> after <a href="https://theconversation.com/disappearing-acts-reflecting-on-new-orleans-10-years-after-katrina-46834" target="_blank">Hurricane Katrina</a> and<a href="https://archpaper.com/2017/10/five-years-sandy-nyc-update-flood-resilience-zoning/" target="_blank"> New York</a> after <a href="https://theconversation.com/frankenstorm-sandy-wreaks-havoc-on-nyc-floods-cities-10420" target="_blank">Sandy</a> are <a href="https://www.nisconsortium.org/nisc-activities/neworleansfloodresexp/" target="_blank">investing heavily in this direction</a> and promoting <a href="http://www.rebuildbydesign.org/" target="_blank">international design competitions</a> and community participation to mould a more resilient future. Queensland, what are we waiting for?

Cecilia Bischeri, Lecturer in Architecture, Griffith University
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/townsville-floods-show-cities-that-dont-adapt-to-risks-face-disaster-112607" target="_blank">original article</a>.
Main photo: Flooded suburbs of Brisbane 
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j.ballantyne1990-6AQqhLzZaK

Townsville floods show cities that don’t adapt to risks face disaster

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Brisbane suburbs affected by the 2011 flood are outperforming the rest of the city, new research shows.
RiskWise Property Research said that of the 20 suburbs affected by floods, 19 (or 95%) have outperformed the rest of the city in terms of housing prices.
The location of these suburbs continues to make them attractive to buyers, says RiskWise CEO Doron Peleg.
“After the 2011 floods the perception among property buyers was these areas would be looked at negatively and prices would fall, or at least deliver very poor capital growth” Peleg said.
“But our research has shown the reality is completely different and the demand for them has eclipsed the negative perception.
“This is because these high-flood areas are truly well located on the river which is in high demand.
“Also, statistically floods like those in 2011 are a once-in-a-50-year event and that makes these homes a risk people are willing to accept.”
<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/2018/5/5/Brisbane%20Flood%20Prone%20Area%20v2.0.jpg" alt="">
Peleg said many of these areas are subject to rezoning which makes them attractive to developers.
He said when considering buying property in a flood area purchasers should do a risk assessment of the suburb, the type of property they want to buy as well as what the risk for the specific property was.
“Also, that's why we have insurance companies. And while they have revised their product offerings and premiums, which no doubt will be quite high, it is still possible to get insurance.”
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jonathanchancellor-7SQnKwU6yx

Suburbs most affected by Brisbane floods outperforming rest of city

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GUEST OBSERVER
It’s March 2018. A massive storm has hit Sydney’s northern beaches. Luckily no one is hurt, but the floodwaters take days to drain away and the economic impact is serious.
Reporters will tell the story over and over again: how much damage this torrential rain did. But where have we heard that before? Well, the list includes: both Queensland and New South Wales this year, Sydney in 2016, Gold Coast in 2015, Bundaberg in 2013, Queensland in 2012 and Brisbane in 2011.
We are starting to understand we will be hit by ever-increasing storms and floods. The risk is especially high in years when La Nina makes her appearance.
We also know good urban design can reduce the impacts.
Measures to soften the blow
Sydney’s Green Grid is planned to increase the resilience of the city and its residents against flooding and other climate impacts. The grid is designed to connect hydrological and ecological systems or, better, to reconnect these systems to boost their capacity to deal with sudden and severe impacts.
Spaces need to be created in the city for storing water during and directly after a flood. This will stop water from drowning people, flooding houses or destroying public property. These storages can take the form of water squares, temporary storage on ovals or parking areas, basins or gardens on rooftops, and swales along roads.
These measures are well known to be effective and together form an urban sponge system. All we need to do is to create more of these places to increase the capacity to take up water, then release it when safe to do so.
In every city certain areas play a crucial role in increasing, or not decreasing, water-storage capacity. These areas are on the edge of the waterscape and the cityscape. Increasing water storage here prevents bigger problems elsewhere.
What this means for Marrickville
If these places become built-up and can no longer effectively store floodwaters, the impact downstream is disastrous. Carrington Road in Sydney’s Marrickville is a prime example. This inner-city area flooded in 2012, leaving cars floating, houses flooded and people’s belongings lost or ruined.
The analysis and the facts are clear, even neatly mapped out by the New South Wales state government. No misunderstanding there. The safest option is not to build up this area.
<img src="https://images.theconversation.com/files/192763/original/file-20171101-13406-1i4u642.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
The flood-prone zone in Marrickville. NSW government, 2015
However, if Sydney wants to become a global city, we need to get used to urban environments with higher densities – these have all kinds of advantages. Immediate benefits include better public transport, higher level of amenities and proximity to a dynamic economic environment which generates jobs for the local population. Higher density also prevents occupation of green spaces outside the city and unnecessarily long commuting times for people housed even further away from the city.
This means no densification of existing neighbourhoods is a poor option. However, a proposal to build 20 buildings with 2,600 units in the flood-prone zone in Marrickville has raised eyebrows.
The local council is opposing the “monstrous” scale of the development. The state Labor opposition has joined the battle against this “mega-apartment project”.
But much of the opposition is not for the right reasons. The Inner West Council’s Carrington Road area planning proposal seems to prioritise density over flood risk. When the Cooks River overflows again, as it will, the floods will be even more severe.
Planning should be aiming to create a symbiotic situation, in which a higher-density development and flood mitigation are complementary. The challenge is to marry two seemingly contrasting ambitions: to increase density and yet not increase the vulnerability to floods.
Well-structured density makes all the difference
To achieve this, the first consideration would be to see the area as a flood reservoir where water can temporarily be stored. If this reservoir is then also used to clean rain runoff and grey water from the apartment buildings, it would function as a green space, water treatment and flood remediation space all at once.
What if one large natural wetland could be created, which could capture the water from the Cook River during a flood, but could also clean the rain and grey water from the buildings? The new buildings would not have to suffer from hazards such as flooding because the site design has anticipated the risk.
As an example, imagine a Borneo-Sporenburg type of setting in which the water space surrounds the built-up area. Even with mostly low-rise housing, the development could still reach a high density of around 150 dwellings per hectare.
Applied to Carrington Road, this would imply around 1,200 dwellings can be built in a low-rise setting. Adding two internal superblocks to this development would create another 500 units and only one high-rise building (instead of 20) would then be needed to make it to 2,600 dwellings in the whole development.
The new neighbourhood could form a very sustainable, almost circular system in which waste water, waste heat and waste materials could all be reused for the apartments and dwellings, and in the wetland reservoir. This way the wetland becomes an attractive green space for residents to use. It’s then a green space that not only accommodates the eventual flood, but also regulates the temperature of the urban environment, creating cooler places in summer.
<img src="https://counter.theconversation.com/content/86608/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">An interesting milieu could emerge here. If the buildings were built on stilts and lifted above the reservoir, wildlife, ecology and water could exist undisturbed under and around the buildings. The result would be a flexible infill development that preserves green and public space, and which is ready for extreme weather or climate conditions.
Rob Roggema, Professor of Sustainable Urban Environments, University of Technology Sydney
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/higher-density-in-a-flood-zone-heres-a-way-to-do-it-and-reduce-the-risks-86608" target="_blank">original article</a>.
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How to reduce the risks higher density in a flood zone: Rob Roggema

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<div id="lightbox0">GUEST OBSERVER</div>
As Hurricane Harvey made landfall north of Corpus Christi, this Category 4 hurricane left devastation in its wake.
CoreLogic estimates that the total residential insured and uninsured flood loss for Hurricane Harvey is between $25 billion and $37 billion.
In the days before making landfall, the hurricane rapidly intensified, transforming itself from a small tropical storm of little concern, to now, what we consider to be one of the most devastating hurricanes to hit the United States.
Yet, the real characteristic that sets Hurricane Harvey apart from other hurricanes is the unprecedented flooding that resulted, with record setting rainfall reaching upwards of 50 inches in a single location.
Subsequently, the enormous geographic breadth of the flood area is beyond comparison to any recent hurricane or flood event in the U.S. CoreLogic analysis estimates that 70 percent of the flood damage from Hurricane Harvey is uninsured, highlighting an insurance gap that leaves many of those impacted uninsured.  
<a href="https://www.propertyobserver.com.au/images/2017/09/15/Screen%20Shot%202017-09-15%20at%209.01.22%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/09/15/Screen%20Shot%202017-09-15%20at%209.01.22%20AM.png" alt="">
Naturally occurring catastrophic events can be tipping-point events, where a failure in one area can quickly cascade into interconnected failures.
We cannot control the timing of low-probability catastrophes (and the rare occurrence of more than one event in a short period, such as Hurricane Irma on the heels of Hurricane Harvey, making landfall in the continental United States) of this severity but can improve our ability to respond, and subsequently rebuild.
Having a comprehensive and granular understanding of risk powered by data and analytics is critical to that. We look to do this through improvements gained largely though the maintenance of better insurance exposure data sets, and the introduction and acceptance of catastrophe risk loss models that can simulate the occurrence of large catastrophic events.
In 1992 when Hurricane Andrew made landfall, it took months for the government and insurance industry to accurately quantify the losses from this event and this delay increased the losses in both financial and human terms. However, in the wake of Hurricane Katrina, the loss severity was rapidly assessed, quickly putting into motion large scale government and private restoration efforts.
In short, as bad as the effects were from Hurricane Katrina, they could have been significantly worse.
The widespread flooding from Hurricane Harvey, caused by storm surge and inland flooding, highlights the challenge of flood risk to properties in the United States.
Since we cannot influence the timing and severity of natural catastrophes, we need to focus on resilience – our collective ability to rebuild and restart businesses and lives.
Insurance is an important part of our resilience because insurance provides the funds necessary to restore the damage to capital from these events. Hurricane risk modeling became accepted after Hurricane Andrew highlighted weaknesses in our ability to respond to large urban catastrophes, and this adoption has led to faster restoration of lives and livelihoods after hurricanes.
Flood risk modeling is a much more complex data and analytic challenge than hurricane risk modeling, but the greater availability of location data sets and grid computing in 2017 have improved our ability to respond to flood disasters.
If we characterize the last phase of risk resilience improvement as the era of catastrophe modeling data and analytics, the next era will be known as the era of big data and grid-computing analytics. And one where we began to actively manage flood risk in the United States.
CoreLogic's Tom Larsen can be contacted <a href="https://www.corelogic.com/default.aspx" target="_blank">here</a>.
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