UAE developer <a href="https://www.apartments.com.au/developers/arada">Arada</a> is continuing to unveil its billions of dollars of residential development it is set to deliver in Australia.

Following on its plans for <a href="https://www.apartments.com.au/news/nsw/arada-pitches-castle-hill-apartment-plans-ahead-of-2026-launch">431 apartments in Castle Hill</a>&nbsp;and the 2025 bail-out of construction firm Roberts &amp; Co so it can build its own developments, Arada&nbsp;has sought the NSW Government's approval for three towers in the Campsie town centre.

The project, dubbed One Campsie, has been designed by Woods Bagot and will deliver 346 apartments to Beamish Street across three interconnected towers rising 24, 32, and 39 storeys.

According to the Woods Bagot Architectural Design Report, the design seeks to “redefine the urban experience of a rapidly transforming town centre,” delivering housing above an activated ground plane that integrates civic and commercial uses. The design adopts a three-part vertical composition, stepping and articulating the tower to reduce visual bulk and respond to its varied urban interfaces.

<img alt="First Look: Arada unveils 39-storey mixed-use tower for Campsie town centre in State Significant Development bid" data-entity-type="file" data-entity-uuid="f515807f-7277-4ea5-8b2b-a5718514f30a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campsie%20podium.png?VersionId=J3oSJpOvye8gpg1kjagODjdhOb0Cl28I" />

At street level, the scheme places significant emphasis on public domain upgrades. A new civic plaza is proposed opposite the Orion Theatre, alongside a landscaped pocket park and a through-site pedestrian link connecting Beamish Street to Campsie Street and Ninth Avenue. The Urban Design Justification Report states that the proposal “builds on Council’s Master Plan by applying a place-led urban design framework that responds to the site’s unique conditions and enhances pedestrian experience and public benefit.”

The documents note that the development aligns with the Master Plan’s intensification strategy for sites within walking distance of the Metro station, while seeking to retain solar access to key public spaces. As outlined in the Urban Design Report, the proposal delivers “intensification within walking distance of the Metro Station while retaining solar access to key parks."

<img alt="First Look: Arada unveils 39-storey mixed-use tower for Campsie town centre in State Significant Development bid" data-entity-type="file" data-entity-uuid="586ad606-a84f-49cc-b715-fc3ecb731205" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campsie%20podium%20a.png?VersionId=gNHaD.Os8yW4LVOdsJIdmmhlgQArs0Gm" />

Woods Bagot’s design narrative also draws on local history and Aboriginal cultural context. The Architectural Design Report references engagement with Wangal Country and the Cooks River landscape, seeking to embed a connection to Country through material selection, planting, and public art integration. The broader vision, as described in the report, is to create a building that functions as a “community catalyst, not only as a place to live, but as a vibrant destination for work and play that brings people together, supports local culture, and contributes meaningfully to the civic identity of Campsie.”

<img alt="First Look: Arada unveils 39-storey mixed-use tower for Campsie town centre in State Significant Development bid" data-entity-type="file" data-entity-uuid="f1bc9a44-0c1a-4e3f-8b27-38070b0d2744" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_2.png?VersionId=1JmMWg6jOU1rPpS9hCxy8s8H48xc0EiM" />

Located at 124–142 Beamish Street and 16–18 Ninth Avenue, the site occupies a key stretch of Beamish Street, Campsie’s traditional high street, characterised by fine-grain retail, multicultural dining, and proximity to civic infrastructure including the Orion Theatre and Canterbury Civic Centre. The proposed civic plaza and pocket park aim to strengthen this interface, formalising connections between retail frontages, public transport, and community facilities.

If approved, One Campsie would mark one of the tallest and most ambitious additions to the suburb’s skyline, reflecting the broader shift toward higher-density living around transport nodes in Sydney’s middle-ring centres.

Joel Robinson

First Look: Arada files for trio of apartment towers in Campsie town centre

Syd​ney builder-developer Scion has lodged a State Significant Development Application (SSDA) for a 22-storey mixed-use tower at <a href="https://www.apartments.com.au/new-apartments/96-anzac-avenue-west-ryde-nsw-2114">96 Anzac Avenue, West Ryde</a>, marking a significant step in the transformation of the Victoria Road gateway precinct.

Designed by Turner, the proposal would replace an ageing two-storey commercial building with 145 apartments and 29 co-living rooms, above ground-floor retail and three basement levels of parking.

The 3,149 sqm site sits just 150 metres from West Ryde train station, at the edge of the suburb’s retail core and diagonally opposite Anzac Park. It occupies a prominent corner with frontages to both Anzac Avenue and Victoria Road, positioning it as a key transition point between established residential neighbourhoods and the commercial centre.

The scheme is being advanced under the Housing Delivery Authority pathway as a State Significant Development, alongside a concurrent rezoning to lift the site’s height and floor space ratio controls.

Turner says in the Architectural Design Report that the proposal "responds to a unique opportunity to support the revitalisation of West Ryde through the delivery of a landmark development that combines high-quality residential offerings with enhanced public realm and active ground plane uses.”

Scion will be pushing height almost five times higher than what had been pitched for the site before.

Turner says the increased scale aligns with Council’s strategic direction for the precinct, including the West Ryde Town Centre Revitalisation Strategy (2019), the Draft Masterplan (2021), and the West Ryde–Meadowbank Renewal Strategy (2023).

“The increased height and density proposed aligns with Council’s evolving strategic direction for the precinct, as outlined in the Draft Revitalisation Strategy (2019), the 2021 Draft Masterplan, and the broader West Ryde–Meadowbank Renewal Strategy (2023), which collectively call for higher density, transit-oriented development and design excellence."

Turner describes the vision as establishing “a contemporary, mixed-use development that contributes positively to the West Ryde town centre.”

<img alt="West Ryde" data-entity-type="file" data-entity-uuid="c5c22c11-92b8-4ca6-b77b-b5848ae0176d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-02-12%20at%202.41.34%E2%80%AFPM.png?VersionId=aom0z8azYDw7Hl6.A6vDbCom5ozZICn5" />

The architectural response has been shaped by the site’s gateway role along Victoria Road and its proximity to Anzac Park and surrounding heritage elements, including the Sydney Water pumping station opposite the site.

The design process also incorporated consultation around Connecting with Country principles. The design report outlines engagement with Cultural Heritage Consultants Artefact and Aunty Julie, a Burruberongal woman of the Darug Nation, informing planting selection, materiality and potential public art opportunities.

Turner says the scheme aims to optimise the site’s capacity while balancing yield and amenity.

“The proposed scheme seeks to optimise the site’s potential by balancing yield, amenity, and urban integration. It will deliver a high-quality, mixed-use precinct that supports West Ryde’s ongoing transformation into a connected, accessible, and liveable centre."

Scion recently completed the build of its own development, The Sterling in Lane Cove. They are currently building Chatham in West Ryde, just 500m from the new proposal. Those 62 apartments will complete later this year.

First look: Scion pitches tower plans for West Ryde

Mirvac’s <a href="https://www.apartments.com.au/new-apartments/trielle-at-yarra-s-edge-docklands-16-point-park-crescent-docklands-vic-3008">Trielle</a> tower at Yarra’s Edge is steadily taking shape on the&nbsp;<a href="https://www.apartments.com.au/developments/docklands-vic-3008">Docklands</a>&nbsp;waterfront, as the ASX-listed builder-developer tracks towards completion in the middle of 2027.

As buyer interest continues to consolidate around larger, owner-occupier-oriented apartments, <a href="https://www.apartments.com.au/developers/mirvac">Mirvac</a> has introduced a time-limited Lunar New Year settlement rebate across its two and three-bedroom residences.

Running from now until March 10 2026, the Lunar New Year promotion provides a settlement rebate of $28,888 on all two-bedroom apartments and $38,888 on three-bedroom homes.

[smartcode_project:default project_id=114216 project_image_fid=3784]

Trielle forms part of Mirvac’s long-running Yarra’s Edge precinct and will deliver 188 apartments ranging from one to three bedrooms, alongside a limited number of larger-format residences and sub-penthouses, when it completes in mid-2027.

The tower occupies a rare north-facing riverfront position just two kilometres from Melbourne’s CBD, a location that continues to attract owner-occupiers seeking proximity to the city without sacrificing amenity or outlook.

Designed and built by Mirvac, Trielle places a strong emphasis on resident amenities and wellness-led living. A seven-storey podium will house a landscaped rooftop retreat featuring a 25-metre lap pool, spa and sauna, magnesium hot pool, biophilic gym, yoga and Pilates studio, and private treatment rooms, complemented by shared spaces including a resident library, dining room, cinema, golf simulator and flexible work hubs.

[smartcode_project:default project_id=114216 project_image_fid=3801]

Above the standard apartment collection, Mirvac has also revealed The Aerus Sub-Penthouses, a small release of half-floor residences positioned on the upper levels of the tower. Spanning between 269 and 301 square metres, these homes represent the largest offerings within Trielle and reflect the project’s broader design focus on generous proportions, natural materials and long-term liveability.

Construction of the $350 million tower is underway through Mirvac’s in-house construction arm, with the developer continuing to position Trielle toward owner-occupiers and downsizers looking for scale, services and certainty within an established inner-city precinct.

T&amp;C's apply.

[smartcode_project_cta:default project_id=114216]

Buyers save big at Trielle, Melbourne, as Mirvac offers generous Lunar New Year incentive

Gold Coast developer <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a> is set to fast-track construction on its $67 million residential project after being given the green light from the Gold Coast City Council.&nbsp;

Located at 7 and 9 Sixth Avenue, <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> will continue Sherpa’s reshaping of Palm Beach and deliver residential solutions to a region that lacks supply, whilst offering incredible comparative value.&nbsp;

The project has already met high market acceptance with 45 per cent sold after launching late last year.

[smartcode_project:default project_id=151449 project_image_fid=357459]

Sherpa Founder Christie Leet said the approval enables Sherpa to continue to play a major role in transforming one of Australia’s Hotspots, <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, which has undergone a massive renaissance in the last five years.&nbsp;

“We are so grateful to have received the green light for Oasis, which means we can now direct our attention to commencing construction on a major project for Palm Beach as it transform,” said Leet.

“Flourish as a brand has received such positive feedback, and we are excited to move into the delivery phase of the second Flourish project in Palm Beach.”

&nbsp;

Oasis will deliver 47 corner apartments, in two- and three-bedroom layouts filled with natural light, catering to local downsizers and families, with apartments starting from $990,000.&nbsp;

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have access to premium roof-top amenities with sweeping beach views, including a pool, gym, barbecue facilities, sauna, steam room, hot and cold plunges and spa, creating a sanctuary to relax, unwind and connect.&nbsp;

Oasis will offer breathtaking ocean views to the north that can’t be built out – a rare feature in Palm Beach.&nbsp;

“Creating a multi-generational community is at the core of Flourish, we want the brand to appeal to those who are looking for a refined coastal lifestyle, as those who are searching for their first home, which is why Oasis has been designed as a more boutique offering,” Leet added.

&nbsp;

[smartcode_project:default project_id=151449 project_image_fid=357460]

Palm Beach is undergoing a transformation, where a flood of lifestyle buyers and a shortage of new projects have made it one of the most undersupplied markets in the city, with the suburb needing more than triple its supply to meet the growing demand.&nbsp;

“Palm Beach has such a unique and special character, and we hope to build on that, creating homes that locals are proud of,” said Mr Leet.

“Each apartment has been designed to capitalize on the stunning location, to offer a truly unmatched lifestyle in what is a Gold Coast hotspot.”

Oasis is a part of Sherpa’s Flourish story, which includes Amargo, Ovana and a new site at 1156-1164 Gold Coast Highway, all designed to offer attainable, lifestyle-focused residences, allowing locals to stay priced-in a market that continues to get more expensive.&nbsp;

With construction now underway by <a href="https://www.apartments.com.au/builders/lps-group">LPS Group</a>, Oasis is poised to be completed by late 2027.

[smartcode_project_cta:default project_id=151449]

Sherpa fast-tracks Flourish Oasis construction in Palm Beach

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Developer JL Place is ensuring buyers at its Veil Brighton project have all the right ingredients to make a confident purchase.

To instil confidence in the market, the development was launched when construction was already well underway, helping to alleviate any concerns about the project proceeding. For a limited time, JL Place is now offering buyers the opportunity to secure a townhouse with a five per cent deposit. The initiative aims to assist those who may not have enough savings for a 10 per cent deposit but have sufficient funds to meet bank lending requirements at completion.

Several of the nine two- and three-bedroom townhouses, tucked away off the tree-lined Rooding Street, have already been snapped up, a sign of demand for&nbsp;low-maintenance, owner-occupier-focused housing in Brighton, which continues to outpace supply, particularly for homes that retain scale, privacy, and outdoor space.
</article>

Townhouses account for a relatively small share of <a href="https://www.apartments.com.au/developments/brighton-vic-3186">Brighton</a>’s housing mix, yet they have become increasingly sought after by downsizers and local buyers seeking to remain in the suburb without the upkeep of a standalone home. At Veil, each residence is arranged across two levels and anchored by a generous private courtyard, allowing natural light to penetrate deep into the interiors while maintaining a strong sense of separation from the street.

[smartcode_project:default project_id=7877 project_image_fid=355754]

Designed by <a href="https://www.apartments.com.au/architects/schmidt-pang-architects">Schmidt &amp; Pang</a>, the architecture has been intentionally restrained, presenting as a single, cohesive residence from Rooding Street rather than a conventional multi-dwelling development. Clean lines and robust materiality are softened by layered landscaping by John Patrick Landscape Architects, reinforcing the project’s emphasis on privacy and integration within its residential context.

Interiors favour a neutral, durable palette suited to long-term living, with oak flooring, grey-toned tiles, natural stone surfaces, and brushed nickel finishes throughout. Kitchens are equipped with Miele appliances and stone benchtops, while several homes include a ground-floor bedroom or flexible study, supporting accessibility and adaptability over time.

Sustainability has been embedded into the design, with each townhouse targeting a 6-star energy rating supported by double glazing, natural ventilation, high-grade insulation, LED lighting, and water-efficient fittings. Secure basement parking, bicycle storage, water tanks, and NBN readiness further position the homes for contemporary, lower-impact living.

[smartcode_project:default project_id=7877 project_image_fid=355771]

The introduction of the five per cent deposit structure aims to improve buyer financial flexibility while securing a foothold in Brighton ahead of completion, which is scheduled for late 2026. With prices starting from $1.529 million, the development has already recorded early sales momentum, with two residences secured prior to formal marketing.

Veil Brighton adds to JL PLACE’s growing portfolio of low-scale, architecturally driven residential projects, delivered in collaboration with builder <a href="https://www.apartments.com.au/builders/jeniton">JENITON</a>, whose involvement brings a further layer of delivery confidence to the project as construction continues on site.

[smartcode_project_cta:default project_id=7877]

JL Place offers five per cent deposits at Veil Brighton townhouses

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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