When Antoinette Chan and her architect husband, Peter began casually searching for an investment property, they weren’t expecting it to evolve into a life-changing family decision.

But one visit to the display suite of <a href="https://www.apartments.com.au/developers/abadeen-group">Abadeen</a>’s <a href="https://www.apartments.com.au/buildings/koyo-crows-nest-1-11-rodborough-avenue-crows-nest-nsw-2065">KOYO</a> development in Crows Nest changed everything, and sparked a remarkable story of three generations choosing to live side by side in one of the suburb's most architecturally-striking new developments.

Antoinette, her mother Janet Khoo, and her sister, who is currently living in Singapore, each purchased an apartment in the same building, creating a rare and meaningful multi-generational living arrangement underpinned by modern design, community values, and premium convenience.

[smartcode_project:default project_id=108800 project_image_fid=356083]

“It wasn’t planned,” says Antoinette, who purchased a three-bedroom garden apartment with her husband and teenage daughter. “Peter came across KOYO and encouraged me to visit because he had a lot of respect for Abadeen’s previous work. As soon as we saw it, we knew it wasn’t just an investment, this was a home.”

Shortly after, Antoinette suggested her mother, Janet Khoo, take a look at the same development. A long-time inner-city resident who had recently sold her property in The Rocks, Janet had experienced some health setbacks and was contemplating a move closer to her daughter.

“I walked into the display apartment, and it just felt right,” says Janet. “I didn’t look anywhere else. The space, the simplicity of the design, the light, everything gave me a sense of peace. It’s a new beginning, but it also feels like home.”

[smartcode_project:default project_id=108800 project_image_fid=356093]

In a stroke of serendipity, Janet selected the two-bedroom apartment next door to her daughter, completely unaware of Antoinette’s purchase. Around the same time, Antoinette’s sister, who resides in Singapore, viewed the property via a virtual tour and chose to buy the apartment directly above Janet’s.

“We were all drawn to KOYO individually, and it just happened that our homes ended up vertically stacked, ground, first, and second floor,” Antoinette laughs. “It was a coincidence, but also a sign. This is where we’re meant to be.”

Designed by celebrated architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, KOYO delivered on all fronts for the Chan-Khoo family.

“Our garden apartment gives us the feel of a standalone home but with none of the maintenance,” says Antoinette. “All three bedrooms open onto a generous private garden, which is perfect for our dog Archie, and for entertaining. The open-plan layout and high ceilings make it feel airy, calm and luxurious.”

[smartcode_project:default project_id=108800 project_image_fid=356092]

For Janet, security and accessibility were top priorities, and KOYO offered the ideal balance.

“At my age, I didn’t want to be climbing stairs,” she explains. “The first-floor apartment opens directly to the garden, and the building is small, which gives it a more personal, village-like feel. Yet I’m just steps away from my daughter and granddaughter. That gives me so much peace of mind.”

The family also appreciated the thoughtful amenities that avoided the excesses of some larger developments.

“We didn’t want a complex with too many facilities we wouldn’t use,” explains Antoinette. “KOYO has everything we need, generous storage, secure parking, beautifully landscaped walkways, and a stunning rooftop terrace with BBQ facilities that feels serene rather than busy.”

[smartcode_project:default project_id=108800 project_image_fid=355428]

The location was another critical factor in the family’s decision. Though they had always lived closer to Sydney’s eastern suburbs, Antoinette says the transformation of Crows Nest was a revelation.

“When we returned from living overseas, we discovered Crows Nest had become this vibrant, walkable hub,” she says. “We love being able to stroll to cafés, restaurants, and shops on Willoughby Road. The new Metro makes the commute into the CBD effortless, and our daughter can walk to her school, it’s just next door."

Janet agree. “I was worried about giving up my inner-city lifestyle, but I’ve fallen in love with this area. It has everything I need, supermarkets, quiet streets, friendly faces, and it’s all a short walk away. I feel safe, independent, and connected.”

[smartcode_project:default project_id=108800 project_image_fid=356085]

While design and location were important, the family also credits their decision to Abadeen’s reputation and responsiveness. With decades of experience delivering high-quality residential projects, Abadeen’s track record helped build trust during a volatile market period.

“The waiting game was tough, especially after selling my old apartment,” says Janet. “But the Abadeen team kept me updated every step of the way. They were professional, courteous, and transparent.”

Antoinette said Peter works in property and had already heard of Abadeen. "The quality of their work really impressed us, and as the project neared completion, they went above and beyond to keep us informed and supported. That level of communication is rare.”

Only a handful of three-bedroom residences remain for sale, priced from $3.5 million.

[smartcode_project_cta:default project_id=108800]

Joel Robinson

Three generations, one address: How a family found sanctuary and connection at Abadeen's KOYO in Crows Nest

Sydney-based developer Gold Partners Australia is making its move on the Gold Coast, launching what is one of the most affordable towers to the booming Broadbeach market.

Its <a href="https://www.apartments.com.au/new-apartments/harmony-on-broadbeach-2797-gold-coast-highway-broadbeach-qld-4218">Harmony on Broadbeach</a> project, just 400m from the beach, has prices starting from $975,000 for its two-bedroom apartments that measure nearly 90 sqm internally.

[smartcode_project:default project_id=113098 project_image_fid=355607]

There will be 113 two- and three-bedroom apartments spread out across the 33-storey tower on the 1,201 sqm site that will front First Avenue. Gold Partners Australia, which has delivered several major projects in Sydney's Norwest and has an active pipeline with projects in Hornsby and Carlingford, secured the block vacant, and want to start preliminary site works early next year through their in-house construction capability.

DBI Architects designed the tower with a four-level podium which will have an open-air swimming pool, sun deck, outdoor lounges, alfresco dining spaces, and a gym with adjoining yoga lawn. A hospitality venue will anchor the building at street level.

[smartcode_project:default project_id=113098 project_image_fid=355611]

Olympus Property Group is selling Harmony on Broadbeach on behalf of Gold Partners Australia. Olympus Director Deanna Lockett says the project is resonating with everyone from locals, investors, those moving from interstate, and second home buyers from Brisbane.

"There's been nothing new come to the market in Broadbeach at this price point for nearly a year," Lockett recalls. "It hits the sweet spot of affordability, good sized apartments, in a great location."

Construction will commence in Q2 2026, and wrap up, all going well, by the end of 2028.

[smartcode_project_cta:default project_id=113098]

Harmony on Broadbeach launches to booming Gold Coast suburb

Display apartments play a crucial role in helping buyers imagine how a space will look and feel once complete.

At <a href="https://www.apartments.com.au/new-apartments/the-albertine-by-mirvac-melbourne-31-queens-lane-melbourne-vic-3004">The Albertine</a> in Melbourne, development giant Mirvac has partnered with furniture maker and retailer MCM House to create a fully furnished, full-scale prototype that showcases the proportions, finishes, and design intent of the project’s three-bedroom residences.

As an added incentive, purchasers of any two- or three-bedroom apartment can receive up to $50,000 worth of MCM House furniture, allowing them to curate their new home with the same craftsmanship, contemporary design, and aesthetic showcased in the display apartment.

<a data-entity-type="file" data-entity-uuid="ae2e947b-2d51-4288-88fa-a35638e3be0f" href="https://www.apartments.com.au/new-apartments/the-albertine-by-mirvac-melbourne-31-queens-lane-melbourne-vic-3004"><img alt="Albertine" data-entity-type="" data-entity-uuid="" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-25%20at%209.27.26%E2%80%AFAM_1.png?VersionId=T5uSwgtTFwd1m5EdQF1inB.tBDgxqbtZ" /></a>

Oversized sofas, solid timber dining tables, and relaxed, low-profile seating demonstrate how the space accommodates real furniture, helping buyers clearly visualise how their new apartment could look, complete with pieces that genuinely suit the scale and design of the home.

The styling is simple but deliberate, with materials that pick up on the apartment’s natural light and neutral tones, creating cohesion without crowding the space.

<a data-entity-type="file" data-entity-uuid="355f10d8-ee75-4546-a42e-4a54abcc806e" href="https://www.apartments.com.au/new-apartments/the-albertine-by-mirvac-melbourne-31-queens-lane-melbourne-vic-3004"><img alt="Albertine" data-entity-type="file" data-entity-uuid="3e0b920b-3f17-47f0-8885-f67697a5f842" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-25%20at%201.17.07%E2%80%AFPM.png?VersionId=tPcmBls5kt_SLqE2ONXrxgk5SnC1xERs" /></a>

Mirvac is now welcoming buyers through the display at The Albertine. Quietly yet conveniently positioned just off St Kilda Road on Queens Road, the development has attracted strong interest from inner-Melbourne and Bayside downsizers, professional couples seeking luxurious low-maintenance living, and design-focused buyers who want proximity to the CBD.

Apartments have been designed by Mirvac's inhouse design team with owner-occupiers at the forefront.&nbsp;The living and dining areas open directly onto a balcony, reinforcing the project’s emphasis on indoor-outdoor flow, while kitchens feature integrated appliances and soft-curve cabinetry which mirror the larger architectural themes at play throughout the building.

<a data-entity-type="file" data-entity-uuid="e8f9b371-17e1-4122-a615-074113096135" href="https://www.apartments.com.au/new-apartments/the-albertine-by-mirvac-melbourne-31-queens-lane-melbourne-vic-3004"><img alt="Albertine" data-entity-type="" data-entity-uuid="" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-25%20at%209.30.16%E2%80%AFAM.png?VersionId=NCYvtMavnE1_YDhX6slAr7g84MWP0Ymp" /></a>

The Albertine offers one to four-bedroom residences complemented by exclusive resident-only amenity, including The Circadian Club, a wellness centre with an indoor pool and spa, gym, yoga and Pilates studio, and sauna, as well as The Elysian Room, a private dining space on level 10 with sweeping views across Melbourne.

Mirvac will welcome residents to The Albertine in 2026, having recently celebrated topping out the&nbsp;

<a href="https://www.apartments.com.au/developers/mirvac">Mirvac</a>&nbsp;recently topped out&nbsp; the topping out of The Albertine, with completion expected in 2026.

To find out more about the generous furniture offer with MCM House, enquire below.

[smartcode_project_cta:default project_id=138659]

Mirvac unveils The Albertine display, offering up to $50k in MCM House furniture

Since the pandemic hit Australia, there’s arguably not been a suburb anywhere in the country more popular than Palm Beach. Data from Apartments.com.au showed that from 2020 to 2021, enquiry spiked by 130 per cent, driven predominantly by local and interstate purchasers snapping up luxury beachfront apartments.

While enquiry levels returned to early (though not pre-pandemic) levels in 2022, the appetite for living in the coastal enclave didn’t fade. The dip in enquiry was due simply to supply running out; every development was selling out in record time. Search traffic, one of the clearest indicators of buyer interest that reflects demand beyond available supply, remained as high as when enquiries peaked.

Developers responded quickly. They were snapping up sites left, right, and centre, racing to bring projects to market to meet the ongoing demand. Many of those who benefited from the COVID-induced boom are now back in the suburb again.

<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> is one such developer. Having perfectly timed its entry into the Palm Beach market, Sherpa launched Perspective Two Sea and Perspective 488 at the height of the boom. Perspective 488 sold out in three months, impressive in itself, before the developer went on to sell out Perspective Two Sea, just nine full-floor apartments, in a matter of weeks, with prices ranging between $3.5 million and $4.75 million.

Sherpa has since completed Perspective Nexus, which sold out prior to its recent construction completion, and has just commenced work on <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Amargo</a> on Sixth Avenue, the first project under its new Flourish brand, designed to offer more price-accessible apartments. Already, 85 per cent of Amargo’s apartments have sold, starting from under $600,000, and Sherpa has secured three more sites in the suburb for future projects.

[smartcode_project:default project_id=146527 project_image_fid=306037]

<a href="https://www.apartments.com.au/developers/ignite-projects">Ignite Projects</a>, led by Josh Foote, followed a similar trajectory. Foote delivered Periscope in 2019, then rode the post-COVID boom, selling out Cabana Palm Beach, 30 apartments, in just eight weeks. It was one of the fastest-selling projects on the Gold Coast at the time, with prices ranging from $1.775 million to over $5.5 million.

Foote has now re-entered the Palm Beach market with <a href="https://www.apartments.com.au/new-apartments/retreat-palm-beach-188-jefferson-lane-palm-beach-qld-4221">Retreat Palm Beach</a>, a 56-apartment development on Jefferson Lane, featuring two- and three-bedroom residences, most with butler’s pantries, private outdoor spaces, and curated interior finishes. Prices range from $1.35 million to $3.95 million. Ignite will soon commence construction, having recently brought building capability in-house.

[smartcode_project:default project_id=134965 project_image_fid=1851]

Foote says Palm Beach has transformed dramatically in the last six years. “The buildings we knocked down for Periscope had needles and all sorts falling out of the walls. The units themselves literally had junkies and prostitutes living in them,” Foote recalls. “In many ways, the development in Palm Beach has obviously done the suburb a huge benefit. I feel the planning department could be a little loose now though, and there will be regrets later as it changes so rapidly.”

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[smartcode_project:default project_id=134965 project_image_fid=1845]

It’s been a little longer between projects for Brisbane-based <a href="https://www.apartments.com.au/developers/bpg-developments">BPG Developments</a>, which completed Sable Palm Beach in 2019, shortly before the COVID boom. The developer is now returning with plans for a 14-storey tower featuring 68 apartments and three double-storey townhouses facing Jefferson Lane.

BPG Director Glen Williams, who runs the company alongside Nick Parr, says the duo only develop in locations they love. “I’ve been a part of the Currumbin Surf Club for the last two decades,” Williams says. “We love the southern end of the Gold Coast and are looking forward to bringing more apartments to the area.”

The appeal of Palm Beach has also drawn interstate developers. Sydney-based <a href="https://www.apartments.com.au/developers/abadeen-group">Abadeen</a> selected the suburb for its Gold Coast debut, securing a site on Mawarra Street near Palm Beach State High School. The developer is nearing completion of <a href="https://www.apartments.com.au/new-apartments/villea-palm-beach-26-mawarra-street-palm-beach-qld-4221">Villea</a>, a 69-apartment project that will sit above an activated ground plane. Abadeen Founder and Chairman Justin Brown says Palm Beach was a natural choice.

“We recognised an opportunity to introduce our prestigious brand into a location that is absolutely thrumming with demand for high-end living,” Brown says. “Palm Beach is widely regarded as the embodiment of coastal idyll and one of the Gold Coast’s premium lifestyle locations, and we intend to honour that with a collection of contemporary residences that accentuate the area’s appeal.”

[smartcode_project:default project_id=106840 project_image_fid=336441]

Also nearing completion is <a href="https://www.apartments.com.au/new-apartments/elevaire-palm-beach-1409-1411-gold-coast-highway-palm-beach-qld-4221">Elevaire</a>, a 40-apartment project at the northern end of Palm Beach on the Gold Coast Highway. The building includes hot and cold magnesium plunge pools, with remaining apartments starting from just under $1.4 million.

SRQ Projects Director Nicholas Clydsdale, who is marketing both Villea and Elevaire, says Palm Beach continues to top the list for buyers for a number of reasons. “It’s the most accessible beachfront suburb on the southern Gold Coast,” Clydsdale says. “It’s also got the most beautiful beach, bookended by two of Queensland’s most stunning headlands — Currumbin and Burleigh.”

[smartcode_project:default project_id=112941 project_image_fid=216015]

Also joining the Palm Beach boom are Gold Coast locals Tim Gordon and Bruce Mathieson, the duo behind the ultra-luxury Mantaray Residences and Marina at Main Beach’s The Spit. Their project, Elle on Jefferson, designed by Cottee Parker, comprises 58 apartments and a suite of wellness amenities, including a 15-metre lap pool, hot and cold plunge pools, private cabanas, a sauna, steam rooms, and a holistic gym offering cardio, weights, yoga, and Pilates.

[smartcode_project:default project_id=147111 project_image_fid=356658]

Having developed Lyra Hope Island, Sydney and Gold Coast developer Changfa found an affordable pocket for their recently launched new development Corallo, where one-bed apartments start from just $845,000.

The $200 million mixed-use project on the corner of the Gold Coast Highway and Palm Beach Avenue includes ground floor dining and retail and is considered so valuable its developer,&nbsp;<a href="https://www.apartments.com.au/developers/changfa-group">Changfa Group</a>, will be staging its release of one-, two- and three-bedroom apartments and penthouses to the market.

[smartcode_project:default project_id=112194 project_image_fid=805]

<a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>&nbsp;International, Director, David Higgins, said the development’s location, just metres from the beach,&nbsp;influenced the sculptural design by the acclaimed&nbsp;<a href="https://www.apartments.com.au/architects/plus-architecture" target="">Plus Architecture</a>&nbsp;studio.

“<a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>&nbsp;locals understand the rare opportunity here at Corallo, particularly being the tallest building in the suburb and its proximity to the beach and local restaurants, and they’ve represented the bulk of pre-launch enquiries,” Higgins said.

[smartcode_project:default project_id=112194 project_image_fid=799]

“The orientation of the apartments captures views of the coastline from&nbsp;<a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217" target="">Surfers Paradise</a>&nbsp;to&nbsp;<a href="https://www.apartments.com.au/developments/currumbin-qld-4223" target="">Currumbin</a>, and the diversity of floor plans and apartment types provide an exceptional level of choice.

“The first release includes just 59 one-, two and three-bedroom apartments and two half-floor penthouses, with flexible use designed to appeal to both owner-occupiers and investors."

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No slowing down Palm Beach as new apartment market takes centre stage, again

Plans have been revealed for the third and final stage of <a href="https://www.apartments.com.au/developers/billbergia">Billbergia</a>’s $3 billion Rhodes Central masterplan, bringing the iconic new town centre closer to completion.&nbsp;

The final tower, <a href="https://www.apartments.com.au/new-apartments/cascade-23-25-marquet-street-rhodes-nsw-2138">Cascade</a>, at&nbsp;23-25 Marquet Street in Sydney’s inner west, will comprise 361 new dwellings, a mix of critically needed affordable housing and multi-generational apartments.&nbsp;

Vibrant retail, interactive public space, an upscale food and beverage offering and an alfresco dining plaza will also be delivered alongside Cascade tower as part of the final stage, which comes off the back of&nbsp;the masterplan’s successful first two stages.&nbsp;

Stage one saw 568 apartments delivered along with the national award-winning Rhodes Central shopping centre, while stage two has delivered a further 673 apartments atop the $85 million Rhodes Recreation Centre.&nbsp;

Officially opened in November 2025 by Mayor Michael Megna, the Recreation Centre was delivered under a Voluntary Planning Agreement with City of Canada Bay Council. It features essential community facilities including a gym, early childhood learning centre, indoor sports courts, and a gymnastics area as well as commercial tenancies and amenities.

Once complete, the five-tower Rhodes Central masterplan will deliver a combined total of over 1,600 new homes for about 3,500 people, along with community infrastructure, retail, dining, and an expansive new public domain and plaza along Marquet Street. A new basement and podium rooftop will connect all five buildings and allow residents to share amenities.

<img alt="$3 billion Rhodes Town Centre vision comes to life with final stage" data-entity-type="file" data-entity-uuid="973ae3a2-58e6-4994-8965-ed9332a57e8a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Masterplanaerialimage.jpg?VersionId=Mj.mjUQyfh334xG71LQr7wCFu3mmDxnj" />

“We’re now a step closer to realising our vision for Rhodes Central,"&nbsp;said Saul Moran, Development Director – Planning and Design at Billbergia..

"With brand new retail and more public open space, this final stage embodies our commitment to creating connected communities and delivering housing diversity amid Sydney’s housing crisis. It also completes the landmark town centre precinct that has been almost 20 years in the making."

The project sets a benchmark for Transport Orientated Development. It brings life to Billbergia’s vision for a future-focused, liveable urban environment that prioritises amenity, not just density. &nbsp;Overall, it will deliver more than 25,000 sqm in publicly accessible amenity, including Rhodes Central Shopping Centre, Rhodes Recreation Centre, commercial office space and a further 1,200 square metres of retail space in stage three.

“Rhodes has evolved over two decades from a former industrial site into a connected, thriving community," said John Pradel, Partner and Master Plan Lead at SJB.

"Each stage has built on the last, adding not just housing, but the civic and social spaces that make a place truly liveable and allow the community to flourish."

<img alt="$3 billion Rhodes Town Centre vision comes to life with final stage" data-entity-type="file" data-entity-uuid="7e96de93-e50a-424f-9de8-7b3d9c2c0f12" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/BLBG0900_RCSGIII_R02%20Retail%20Laneway%20copy.jpg?VersionId=3TksNisT5iwyBCGhGUvHDtR9aIca9_OQ" />

Ideally positioned adjacent to the 13,000 sqm Rhodes Central shopping centre, stage three will boast an additional 10 per cent of retail space, an upmarket restaurant offering, an open-air dining plaza and an expansive 2,000-square-metre addition to the public domain extending into the retail forecourt.&nbsp;

This new realm will enhance pedestrian connectivity while showcasing an interactive water feature and engaging public art. It has been designed as an active community space and will also feature pop-up civic infrastructure, including a community stage and kiosk for placemaking events.

The residential tower Cascade will comprise 361 apartments over 39-levels, including 72 affordable dwellings. Apartments will be available in a range of floorplans from one to four-bedroom configurations, with a luxe two-storey “skyhouse” spanning the top two levels. Communal viewing decks and gardens with BBQ facilities will crown Cascade’s rooftop, offering expansive views of the Blue Mountains to the West and Brays Bay and Sydney CBD to the East.&nbsp;

<img alt="$3 billion Rhodes Town Centre vision comes to life with final stage" data-entity-type="file" data-entity-uuid="814da600-5368-49d3-8fec-025521a4d0e2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/BLBG0900_RCSGIII_IN01%20Apt%2037.04%20Livingy%20copy.jpg?VersionId=.xA6cpRQLx4kJiQayt3OrydVQ9ReGmXP" />

High-profile architecture firm <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a> will design the final stage after winning a design excellence competition in collaboration with Land and Form in September 2024. The Rhodes Central masterplan was originally conceived by SJB in 2005, with the firm subsequently delivering the design for Stages One and Two.&nbsp;

Cascade has a striking design with a slender tower grounded by a four-storey podium. The tower is divided into three forms, with a distinctive silhouette that resembles three fingers. The design optimises amenity and privacy while maximising views towards both Sydney CBD and Homebush Bay.&nbsp;

According to SJB, the project’s design aims to deliver a range of dwelling types, including multi-generational floorplans, catering to emerging needs of the growing population.

Emily Wombwell, Director and Design Lead at SJB, said their concept encompasses a broader site vision that integrates this site with Rhodes Town Centre through a new iconic building and generous public domain.

"Cascade’s design offers a variety of living typologies that cater to a diverse range of existing and emerging demographics. The proposal aims to improve social and environmental connections by creating a safe and welcoming landscape for existing and future communities of Rhodes."

Billbergia has filed a&nbsp;State Significant Development Application (SSDA) for the final stage. Demolition has been completed on site, early works including excavation will begin early 2026, with completion estimated in 2030.

[smartcode_project_cta:default project_id=135080]

Billbergia unveils new Cascade apartment tower with final stage of $3 billion Rhodes Town Centre

Grenfell Tower

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GUEST OBSERVER
As the saying goes: 
<ul>
<li>there are the things that you know; </li>
<li>the things that you know that you don’t know (the known unknown); and </li>
<li>the things that you don’t know that you don’t know (the unknown unknown). </li>
</ul>
The recent Grenfell Tower fire tragedy in London highlights the potential catastrophic consequences of failing to find out the unknown unknown things and/or failing to take action to appropriately deal with the necessary things once known, such as the condition and performance standards of the materials in the building along with the necessary maintenance obligations of the body corporate.
There has been considerable media attention around the widespread existence of non-conforming building materials and potential devastating ramifications for bodies corporate. This article is aimed at the practical and proactive steps which bodies corporate can take to empower themselves and protect their lot owners and residents.
It is certainly true that the effective maintenance of strata title buildings is a complex affair. The contracts for the construction of the buildings on scheme land are entered into between the developer and the builder, long before the lot owners are ever in the picture. This means that; the lot owners have no input into the selection of materials or the standards of construction, and they are often unaware of the location of essential documents for the proper administration of their schemes, including construction contracts, plans and specifications.
This means that the body corporate and lot owners inherit the building with often unknown building materials; unknown latent conditions and they are unaware of the maintenance requirements for their particular building. This also has a direct effect on effectively budgeting for the future expenditure to properly maintain the building in order to maximise its effective lifespan.
Add to this the fact that there is a high amount of change within bodies corporate, which exacerbates the difficulty in managing vital information about the building. Lot owners sell, body corporate managers can change from year to year, resident managers can sell their management rights and committees often change each year. What this means is that the collective knowledge of all of the people who have been involved in the building is rarely centralised and as a result, key information and documentation is often misplaced along the way or is never obtained in the first place.
We recommend that bodies corporate take control of their information and documentation by implementing a building management document or plan. By the committee working in with the body corporate manager to create a bespoke plan for the operation and management of their building, bodies corporate will be able to identify what they know, what are the known unknown things about the building, and what unknown unknown things about their building (which are generally discovered by expert reports and professional advice). Additionally, this information is to be documented and centralised so that the body corporate does not lose this information as lot owners, body corporate managers, resident managers and committees change over time.
As part of the process of creating the building management plan, it is essential for bodies corporate to know the current (point-in-time) status of their building and documentation. For this reason, we highly recommend engagement of an expert, or team of experts, to enable the body corporate to “catch up” on the history of their building by obtaining all necessary documentation and obtain a status report as to the condition of their building as at today. This information and documentation can then be included in the building management plan and future obligations and expenditure for the building can be informed by this information. Additionally, all new occurrences at the building can be recorded in the building management plan as time goes on so that committees have the information which the need to effectively act on behalf of the body corporate to make decisions within their authority and to properly inform the lot owners in order for them to make effective decisions at general meetings.
Building condition and maintenance is only one of the many things which we recommend is included in an effective building management plan. If bodies corporate know what they know, know what they don’t know, and find out the unknown unknown things, then they are in a much greater position to plan for and make effective decisions on all matters which can have an effect on their building.
Hopefully, such an approach can enable bodies corporate to minimise or prevent financial and physical disasters.
James Nickless is partner of <a href="https://www.clarkekann.com.au/newsroom/combustible-cladding-audit?utm_source=Mondaq&amp;utm_medium=syndication&amp;utm_campaign=View-Original" target="_blank">ClarkeKann Lawyers</a>. 
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Combustible cladding is just one of many essential building owners issues: CK Lawyers

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London’s Grenfell Tower fire has prompted the Victorian government to set up a the taskforce to speed up the investigation into how widely flammable cladding has been used on high-rise buildings in the state.
The Victorian Cladding Taskforce will be jointly chaired by former premier Ted Baillieu, who is also an architect, and former deputy premier and minister for planning, John Thwaites, according to the Real Estate Conversation.
The taskforce will comprise of representatives from Worksafe Victoria, the Metropolitan Fire Brigade, the Victorian Building Authority, the Municipal Association of Victoria and Emergency Management Victoria.
Leading strata management body Strata Community Australia (Vic) has welcomed the government move.
But it said in a media release that flammable aluminium cladding was just the ‘tip of the iceberg’ and the taskforce’s terms of reference must be widened to address unsafe glass panels, and other materials risking lives. 
The Grenfell Tower fire in June killed more than 80 people, and stoked up the fire safety issue around high-rises, both in England and in Australia. 
British audits have revealed 120 high-rise buildings use cladding and insulation similar to that installed at the Grenfell Tower.
In 2014, aluminium composite cladding, similar to that used on the Grenfell tower, was found to have contributed to the spread of a fire at the Lacrosse building in Melbourne's Docklands.
Strata Community Australia had earlier expressed concerns that hundreds of apartment and unit complexes in Victoria may be underinsured.
“The underinsurance of apartments and units could be catastrophic, potentially resulting in millions lost for property owners,” it said.
Commenting on the taskforce, Victorian Minister for Planning Richard Wynne said: "We’re bringing together the key agencies to better detect and address the issue of materials used in a non-compliant way.”
A separate stakeholder reference group, including the building unions, the Master Builders Association of Victoria, and the Housing Industry Association, will also be created, the Real Estate Conversation reported.
The taskforce will be set the mandate of inspecting thousands of apartment blocks built in the last 12 years, but instead of inspections focusing on just one material, Strata Community Australia (Vic) is pushing for the taskforce to make these visits a ‘done once, done right’ experience. 
“The news of thousands of buildings receiving government funded inspections and testing in Victoria is excellent progress, but the building defects crisis unfortunately is not isolated to one material alone,” its general manager Rob Beck said. 
With the growing popularity of glass panel facades and cladding, the threat of substandard products of this variety coming into the market rise too and should prompt quick action, added Beck.
“Similar to the recent Grenfell fire regarding flammable aluminium cladding, we must not wait until a glass panel explodes on a couple sitting on their balcony, or falls to the street below crashing down onto pedestrians.
“There is ample information to suggest this is a problem right now, and we are eager to see these high risk materials dealt with at the same time as flammable cladding, not after.” 
He also said it was not desirable to expect Victorian property owners to bear the expense for remediation “while those causing the issues escape any penalties”.
Though there were no deaths in the Lacrosse Apartments blaze, the owners last year served a $16 million dollar bill to rectify the building, roughly sitting at $40,000 per owner, he said.
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Former Victoria premier to head taskforce on flammable cladding probe

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GUEST OBSERVER
The fire at the Grenfell Tower in London has naturally led to speculation about the causal factors and the potential for it to happen in Australia.
Understandably, some have raised questions about the role of building products and the extent to which they contributed to fire and its spread.
It is understood that authorities in London will undertake extensive inquiries into the Grenfell Tower tragedy and it is appropriate to let these run their course. As is the norm, Australian authorities will no doubt monitor these inquiries and make improvements to local laws if appropriate. A 2014 incident at the Lacrosse Tower in Melbourne caused authorities to carry out inspections on building products used in the construction of similar buildings to ensure products were fit for purpose.
The relevant laws we have in Australia are comprehensive and under almost continuous review.
Recent changes to the ABCC laws, for example, gave the Office of the Federal Safety Commissioner a bigger role in monitoring building products used in construction projects funded by the Commonwealth Government. The issue has been on the agenda for various COAG committees, including the Building Ministers Forum.
Master Builders and our members understand the importance of ensuring building products are fit for purpose and installed correctly, but there is always a risk that some products entering Australia don't meet minimum requirements.
Everyone in the building supply chain including manufacturers, importers, and wholesalers, retailers, building designers, builders and contractors have a shared responsibility to ensure building products are safe and fit for purpose.
While the focus is often on builders, greater attention should be given to those involved in importation and distribution. Making sure these products don't enter the Australian market in the first place is a position that Master Builders has made clear in submissions to government and other inquiries.
Denita Wawn is a CEO of <a href="https://www.masterbuilders.com.au/Home" target="_blank">Master Builders Australia.</a>
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jchancellor-FAypfDUnLy

London apartment tower fire and possible issues in Australia

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<img src="https://counter.theconversation.edu.au/content/79518/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Despite the horror of the fire at Grenfell Tower, UK regulations for tall buildings are ahead of the curve in comparison with other countries.
There have been huge improvements in construction materials and technological solutions throughout the modern era. And testing and certification methods have became even more rigorous, to ensure the quality of new products.
Of course, many people are now asking what more could have been done to prevent the tragic loss of life in the Grenfell blaze. The truth is, while architects and engineers can work to mitigate the risk of fire, it cannot be completely eliminated. The addition of some materials to buildings, such as cladding, will obviously now come under scrutiny. But there are several improvements that can be made to old 20th-century tower blocks like Grenfell, to make them safer places to live.
When it comes to managing the risk of fire, builders and architects are guided by three simple principles: prevent risk, evacuate users and minimise damage – in that order. But updating or “retrofitting” older buildings to meet modern safety standards isn’t always straightforward. That’s why architects, builders and other experts work alongside fire engineers to ensure evacuation systems are adequate for the building’s structure, function and users.
There is no single formula. Each building is studied in detail by a design team, which works together to decide what approach is best. It’s important to consider how the building is being used; for instance, while offices are at risk because they contain large amounts of flammable stationary and electronic equipment, in residential units the biggest risks arise from cooking, heaters and other domestic equipment, which can start fires.
Human factors such as forgetfulness, physical limitations and human error must also play a role in fire safety planning – especially when children or elderly people are frequent users. People are also more relaxed at home, which can lead them to lose awareness of some of the risks. People often leave pans on the hob or place heaters near curtains and other combustibles for example. A team must bear all these factors in mind, as they decide how to approach each project: smoke and heat detectors can prevent some accidents, placing sockets away from windows can also help.
Safe evacuation routes
Some buildings rely heavily on evacuation routes to keep users safe when disaster strikes. This requires sound alarm systems, fire barriers in the form of fire doors and walls, and smoke extractors. These features are especially important in historic buildings, where escape routes are narrow or intricate, and have not been designed in accordance with current building regulation standards. Wherever possible, fire stairs should be partly sealed, to prevent smoke from entering, while automatic ventilation systems can be installed, which allow smoke to escape upwards like a chimney.
Done right, this can provide a safe, smoke free escape route. But it is not always possible to achieve this standard in existing buildings, which is why users are sometimes advised to stay in their flats and steer clear of stairs and corridors where smoke can build up. Smoke inhalation is the most common cause of death in fires so residents are often advised to remain in a smoke-free zone and wait to be rescued. It appears this was the case at Grenfell Tower link to stay put.
Likewise, technical considerations can prevent the use of certain types of fire safety technology – for example, when there is no space to accommodate the installation. Installing sprinkler systems is not always feasible because they often require large tanks to store water, which are heavy and need space to allow access for maintenance.
Proper emergency access
It’s hugely important for buildings to be designed to accommodate emergency responses, by making space for fire fighters to take control of and extinguish fires, if and when they occur. Some measures affect the internal layout, such as the installation of fire-fighting lifts. Others relate to the areas surrounding the building and the provision of services. For this reason, large structures must have a water source available, to reinforce the fire brigade’s own supply.
Fire engines can only reach certain heights and cannot cover the upper floors. In new buildings, dry risers are installed, providing an empty vertical pipe which fire fighters can use to pump water up to the higher storeys. In order to function properly, these need to be regularly tested and maintained. They might not be not suitable for some retrofits, due to the lack of space.
Pavements around buildings are often required to be a specific width and strength, to take the size and weight of local fire engines. All of these design measures help fire fighters keeping us safe but they are also highly reliant on maintenance. Residents of Grenfell Tower reported obstructions to emergency access routes, in one of a series of complaints about the safety and maintenance of the building.
Measures to minimise damage
When planning for fires, the team will also try to find ways to minimise the damage to the structure. This is to avoid the risk of collapse, as well as preserve as much of the building as possible, in case it can be reused after the fire.
To do this, the design team can use new building modelling software (BIM) to predict with reasonable accuracy how quickly a fire could spread through a building. All construction materials come with a set of technical data, which designers can input into the software in order to select the most suitable technology and materials for the building.
If a material is highly combustible, then alarm systems become more relevant, while escape routes require better protection and ease of movement. When a building or refurbishment is completed, the designer hands over the key and a maintenance manual to the landlord. Maintenance manuals are very detailed, providing contact information, time schedules and guarantee documents for the upkeep of the building.
A fatal flaw
But even with all these measures in place, there’s still a one major problem: materials are tested in isolation, which means that their technical data does not take into account how they will react when used in combination with other technologies – or when there are human errors in the design or assembling process. These issues are not picked up by BIM software.
Fire can spread rapidly in the small gap between the external face of the building, and the internal walls. Thermal insulation is often placed inside this cavity, and sometimes it is part of the external cladding. Some aluminium panels are made with a rock wool insulation – these are fire resistant. But aluminium gets hot and expands very quickly, heating the insulation layer. If this layer is combustible, fire can spread at speed by travelling through the cavity – which acts as a chimney – producing vast amounts of toxic smoke.
Fire barriers can be used to create compartments within the cavity, installed horizontally and vertically between the cladding and the internal wall at critical points to delay the spread of fire. But this product has to be installed with great skill for it to work efficiently, and it’s not always possible to use it for retrofits, depending on the type and condition of the existing walls.
This explains why, despite all the design efforts, the risk of fire cannot be completely eliminated by design. What’s more, designers and managers can only predict human factors and behaviours to a certain degree. For this reason, communities and schools must work together with designers, fire brigades and building managers to help prevent fires. Meanwhile, building contractors and maintenance professionals must use these techniques to ensure that residents are properly protected from harm. 
Laura B Alvarez is architectural technologist and Urban Designer, Nottingham Trent University and author for The Conversation. <a href="https://theconversation.com/profiles/laura-b-alvarez-209966" target="_blank">She can be contacted here</a>.
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Grenfell fire aftermath: how 20th-century buildings can be made safer, not more dangerous

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<img src="https://counter.theconversation.edu.au/content/79445/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
In the middle of the night, while most residents were sleeping, a devastating fire started at Grenfell Tower in London.
The emergency response was rapid and robust: more than 200 firefighters attended the scene, with assistance arriving just six minutes after the first calls were made. Emergency services have confirmed that 12 people are dead. More remain missing and dozens are injured. Already, people are asking how the fire spread so rapidly and why it was so difficult for residents to escape. 
Doubtless, in time, a thorough investigation will reveal the full details of what caused the disaster. But from an engineering perspective, there are a number of factors in the design of the 24-storey tower block that may have contributed to the speed and scale of the blaze.
Most of the current guidelines across the world contain detailed design requirements for fire safety such as evacuation routes, compartmentation and structural fire design. But Grenfell Tower was built in 1974. At that time, the rules and regulations were not as clear and well-developed as they are now. 
Evacuation and compartmentation
The evacuation route is one of the most important design elements when it comes to fire safety. The route should allow occupants to escape the building as quickly as possible, while sheltering them from smoke and flames. Some tall buildings have staircases installed on the outside to prevent people from getting stuck in the corridors and provide access to fresh air while they escape. Other options include installing high-power fans inside buildings, to clear the evacuation route of smoke in the event of a fire. This feature is included in the design of Dubai’s Burj Khalifa, the tallest building in the world. 
It’s clear that residents were not happy with the fire safety of the escape route from a blog posted in November 2016 and the design below would suggest there was only one set of stairs for evacuation. Investigators will need to determine what evacuation routes were available.
<a href="https://www.propertyobserver.com.au/images/2017/06/14/Screen%20Shot%202017-06-15%20at%209.07.32%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/14/Screen%20Shot%202017-06-15%20at%209.07.32%20AM.png" alt="">
Another key strategy is to correctly design fire compartments to keep the fire from spreading quickly. This entails placing barriers in the building – such as fire-resistant doors and walls – to confine the fire to a local area, or at least slow the speed at which it can spread. These compartments are designed based on the function of the buildings by architects, so residential and commercial buildings will have different compartment design strategies. 
In current design practice, some buildings even include special design measures for fires, such as refuge rooms for occupants in the higher storeys, who could have trouble escaping down stairs. There are also active fire protection methods such as using sprinklers. Though a parliamentary report following the 2009 Lakanal House fire in Camberwell, London, in which six people died, recommended that sprinkler systems be installed in tower blocks across the UK, it’s not clear that these measured were implemented in Grenfell Tower. A local residents action group also claimed that their warnings about a lack of fire safety measures “fell on deaf ears”.
Materials matter
The fire risk level of any building also depends on its structural design – that is, the capacity of its materials to resist fire. Different materials receive different fire ratings in each design. For example, steel buildings are normally required to have structural elements such as beams or columns that can stand for one to two hours with the help of fire protection material such intumescent paint, which swells up when heated to protect the material beneath. 
According to reports, the key structural components of Grenfell Tower are mostly made of concrete – a material which rates highly in terms of fire resistance. While other materials can buckle in high temperatures, concrete structures can help to prevent the collapse of a building in case of fire, as well as making it safer to use helicopters – which can dump up to 9,842 litres of water at a time – to extinguish the blaze. 
There were also reports relating to cladding added as part of an £8.7m refurbishment in 2016. The material used for the cladding was primarily aluminium, which is not fire resistant. What’s more, aluminium has high conductivity – so the cladding itself could have heated up very quickly, failing to prevent the fire from travelling through the windows and up the exterior of the block from one storey to another.
In truth, most old buildings do not conform to the latest guidelines for fire safety design, so it is imperative to update them by installing sprinklers, fire alarms and extra fire evacuation staircases. While those affected may have to wait for some time before the causes of the fire become clear and responsibility is taken, landlords and local councils can act now to help prevent another disaster of this scale from happening again.
Feng Fu is lecturer in Structural Engineering, City, University of London and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/feng-fu-384030" target="_blank">here</a>.
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