There’s a quiet patch of <a href="https://www.apartments.com.au/developments/hawthorn-vic-3122">Hawthorn</a>, between the bustle of Glenferrie Road and the curve of the Yarra, that rarely sees change, and even more rarely, new apartments. But that’s exactly where <a href="https://www.apartments.com.au/developers/pomeroy-pacific-quattro-corp">PQD</a> is planting Kooyongkoot: a deliberate, 18-residence answer to the question of what downsizers actually want.

“This is something this pocket of Hawthorn has never seen before,” says Fil Gacesa, head of sales at PQD. “<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a> will deliver just 18 large-scale apartments in the heart of Hawthorn. It is the true definition of resort-style living.”

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That scale is central to the story. It’s what allows for two dedicated lift cores, short corridors, and a generous lightcourt that draws natural ventilation and sunlight into every residence. It’s also what makes room for the sort of amenity usually confined to high-density towers: a fully equipped wellness centre with infrared and traditional saunas, yoga and pilates studio, cold therapy shower, and treatment room. There’s a golf simulator, car and dog wash stations, and extensive storage too, not bolted on, but baked in from the start.

But more than the checklist, it’s the design intent that carries weight. “This project has been many years in the making,” says Mark Pomeroy, Director of PQD. “Not just in planning, but in listening, to what our buyers and the local community are looking for”.

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That listening shows up in the materials, oak floors, natural stone, V-ZUG appliances, and in how space is handled. Penthouses feature private rooftop terraces with pools. Terraces and garden residences embrace outdoor connection. Inside, the layouts skew large and open, geared for hosting, not just housing.

Architecturally, <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>’s approach is grounded. There’s no reaching for spectacle here. Instead, the building offers a sculptural calm, anchored by landscaping from Eckersley Garden Architecture.&nbsp;

“We wanted to create spaces that feel expansive, serene, and meaningfully connected to daily life,” said founding partner Chris Stribley elsewhere.

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That sentiment, calm, connection, echoes in the location itself. Kooyongkoot sits just a short stroll from Central Gardens, Fairview Park, and the Rivoli Cinema. Tram lines and schools are close, but the street is tucked, quiet, and leaf-lined.&nbsp;

“Residents of Kooyongkoot will be a short stroll from Fairview Park, Central Gardens, and the Glenferrie Road retail strip," Gacesa notes, "but you're also cocooned in this peaceful pocket behind extensive landscaping by Eckersley Garden Architecture.”

Kooyongkoot is set for completion in late 2026.

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Staff Writer

The project that said no to compromise: Inside Kooyongkoot, Hawthorn

When long-time Ivanhoe locals Graeme and Catherine, decided it was time to downsize, they weren’t necessarily in a rush.&nbsp;

Like many in their stage of life, they had started thinking about apartment living, but anticipated making the shift in two to three years.

That timeline changed when they visited <a href="https://www.urban.com.au/new-apartments/candela-ivanhoe-40-upper-heidelberg-road-ivanhoe">Candela</a>, a new boutique development by <a href="https://www.urban.com.au/developers/salter-brothers">Salter Brothers</a>. The project ticked all the boxes they were looking for: location, quality design, and long-term lifestyle benefits, which prompted them to bring their decision forward.

“It was the right place at the right time,” they said. “We knew immediately it ticked all the boxes, and we didn’t want to wait.”

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Their decision to downsize was driven by a combination of practical needs and lifestyle considerations. Their existing home, while much loved, had become increasingly difficult to maintain. It spanned multiple levels, included extensive front and back gardens, and was starting to show the wear that comes with age.&nbsp;

They were looking for a more manageable lifestyle, one with less upkeep and more freedom. A brand-new apartment with no maintenance requirements and the ability to simply “lock up and leave” gave them peace of mind and a greater sense of control over their future.

Financially, the purchase made sense as well. The available stamp duty savings, strong price-to-value offering, and timing of the settlement suited their plans, making the transition smoother and more cost-effective. The apartment's design and inclusions further supported their choice.

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The layout was both functional and flexible: three bedrooms, a butler’s pantry, a separate laundry, and a large open-plan living area. It gave them the freedom to host a family, accommodate guests, or set up a home office. The expansive balcony and elevated views added to the appeal, providing a sense of openness and connection to the outdoors.

“It just had a really good flow,” Catherine noted, something they found lacking in many other apartments they’d considered, particularly in the established market.

Candela’s boutique scale was another deciding factor. With a smaller number of residences and a top-floor penthouse position, the couple felt the development offered the privacy and space they were looking for, without feeling isolated.

“We liked that it wasn’t a huge development. It felt well-balanced, modern but still with a sense of community, not overwhelming,” they said.

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Equally important was the ability to remain in Ivanhoe, a suburb they know well and have deep roots in. After 46 years in the area, proximity to local parks, shops, and familiar faces mattered just as much as the apartment itself.

“We didn’t want to give up the community we’ve known for decades. Candela allowed us to upgrade our lifestyle while staying in the place we call home.”

With a Walk Score of 90, the village location supports a convenient, connected lifestyle. <a href="https://www.apartments.com.au/developments/ivanhoe-vic-3079">Ivanhoe</a> Station is just a eight-minute walk away, and the neighbourhood offers access to parks, cafes, restaurants, and schools along Upper Heidelberg Road, all within easy reach.

Beyond the apartment, the couple also saw value in the broader vision for Candela, one that integrates residential living with public spaces and local amenities.&nbsp;

The development introduces 58 new apartments as well as a mix of commercial and social spaces that integrate contemporary architecture with the suburb’s existing character.&nbsp;

At ground level, residents will find a charming café and a lifestyle wellness centre, perfect for unwinding and rejuvenating. Meanwhile, the rooftop garden offers a stunning vantage point for residents to enjoy breathtaking sunsets, host gatherings, or enjoy barbecues with family and friends. It's not just a place to live; it's a vibrant community where every moment is an opportunity to connect and create lasting memories.

[smartcode_project_cta:default project_id=342]

Why Ivanhoe locals are choosing to downsize to Candela

Mark and Roy Makari are expanding their presence in Sydney’s South West with a second major proposal for Leppington, this time envisioning a 900-dwelling mixed-use development just 850 metres from their previously lodged tower trio on Fifth Avenue.

Project management and construction management firm Creative Vision filed the plans for the&nbsp;multi-building project at <a href="https://www.apartments.com.au/new-apartments/230-rickard-road-leppington-nsw-2179">230 Rickard Road, Leppington</a>. The proposal seeks to establish a new focal point for the precinct through a high-density, transit-oriented development supported by diverse land uses.

According to the Scoping Report prepared for the Department of Planning, the scheme includes around 900 apartments across multiple towers, including 135 dwellings designated for affordable housing. A mix of market and subsidised apartments will be supported by ground-level activation through retail and office space, a childcare centre, and a hotel, forming a comprehensive urban precinct.

<img alt="Mixed Use Development 230 Rickard Rd Leppington" data-entity-type="file" data-entity-uuid="34797362-f3dc-4d84-8235-2657fc5f3bde" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Plan.png?VersionId=Uzckrz9tUpDQl5lX1_WMhjnv16bsr8wG" />

The Design Report by <a href="https://www.apartments.com.au/architects/studiosc-0">Studio SC</a> notes that the project “intends to deliver a high-quality, high-density built form that supports the vision for the Leppington Town Centre, integrating mixed-use outcomes and public domain upgrades.” The development is expected to be delivered in stages, although a precise timeline is yet to be confirmed.

The project will be assessed through a future State Significant Development Application, with the Scoping Report indicating the team will seek design excellence via a competitive process or through an expert design review panel. Early massing diagrams suggest a series of mid- to high-rise buildings framing a central landscaped spine, with emphasis on pedestrian permeability and public space.

The planning documentation flags a strong sustainability agenda, stating that the development will “respond to the urban heat island effect, incorporate water sensitive urban design, and prioritise active transport”.

<img alt="Mixed Use Development 230 Rickard Rd Leppington" data-entity-type="file" data-entity-uuid="369d7b54-1279-4cde-88ec-dcb215594414" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Podium_1.png?VersionId=QArL7B2kkLt63vl5xvL0FNV_ardAlez4" />

The proposal follows in the footsteps of the Makaris’ nearby Fifth Avenue site, where they’ve submitted plans for three towers comprising nearly 500 apartments, with 10 per cent dedicated to affordable housing. That project features commercial podiums, a childcare centre, and a new public park that would occupy more than a third of the site.

Both developments are situated within walking distance of Leppington Train Station and fall under strategic precinct plans promoting higher density housing. The town centre is undergoing substantial transformation, driven by state government planning reforms aimed at fast-tracking housing delivery.

Together, the two projects represent a combined ambition of nearly 1,400 new homes across just under two kilometres of central Leppington.

First look: 900-home mixed-use precinct planned for Leppington

Leading Australian integrated property development group, <a href="https://www.apartments.com.au/developers/aqualand-australia">Aqualand</a>, has released the signature penthouses crowning its landmark AURA by Aqualand precinct at 168 Walker Street in North Sydney, unveiling Il Magnate and La Divina as the largest and most luxurious penthouses in the suburb.

With prices anticipated to commence from $15 million, and each accompanied by a new Porsche Carrera 911 valued at over $500K, the residences mark the culmination of <a href="https://www.apartments.com.au/buildings/aura-by-aqualand-north-sydney-168-walker-street-north-sydney-nsw-2060">AURA by Aqualand</a>’s decade-long journey and the beginning of its final sales chapter. 
&nbsp; 
Their release follows more than $850 million in record-breaking residential sales and the building’s completion and occupation.

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The Richards Stanisich-designed 284 sqm Il Magnate and 224 sqm La Divina penthouses, collectively known as The Icons of AURA, are conceived as grand luxury homes rather than apartments, with expansive proportions, elevated materiality and curated identities that reflect their status as one-off residences.&nbsp;

Il Magnate features a grande master suite, complete with substantial walk-in dressing area and ensuite, three other bedrooms, second ensuite and another bathroom, powder room, open plan kitchen, scullery, substantial dining area and generous living room divided by a feature fireplace, and a multifunction wintergarden, which is ideal for a study and adjoining office breakout space. &nbsp;

Meanwhile, the La Divina residence offers the same amenities, sans the powder room, on a slightly smaller alternate floor plan configuration.

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Each occupies half of AURA by Aqualand’s topmost 28th level, comes with four secure car spaces and pairs sweeping Sydney Harbour panoramas with large-scale living spaces, refined detailing and a level of craftsmanship and amenity rarely offered in the North Shore market.&nbsp;

Penthouse residents will also receive Etymon’s ‘Black Key’ private concierge and lifestyle management service, an invitation only offering providing the ultimate in bespoke personalisation, including a range of everyday discrete services, from dinner party management, grocery deliveries, pet feeding or plants watered, dinners, snacks and coffee deliveries, event ticket sourcing, right up to organising travel visas and international airfares. Rarely seen in Australian properties, the service provides residents the benefits of living in a world-class luxury hotel-style home, akin to The Ritz, or the Waldorf Astoria.

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<a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>’s Director, Kirsten Stanisich, said the studio set out to craft residences that feel profoundly considered, contemporary and deeply connected to their setting.

“From the outset, we approached these penthouses with the sensibility of a grand Parisian residence - generous in scale, elegant in proportion and designed to feel more like a handcrafted home than an apartment," Stanisich said.

“Their elevated position and sweeping harbour outlook informed every decision, creating a rare connection between urban sophistication and natural calm. We shaped each space with expressive materiality, sculptural forms and bespoke detailing that invite touch and interaction.&nbsp;

“The result is a pair of residences defined by volume, light and an inherent softness - refined, flexible and deeply personal. These penthouses are unlike anything else in North Sydney, offering a sanctuary of true luxury framed by some of the city’s most remarkable views.”

For Aqualand’s Head of Sales &amp; Marketing, Alex Adams, the collaboration with Porsche underscores the shared ethos behind the residences.

“Aqualand’s collaboration with Porsche underpins both brand’s sharing an obsession with craftsmanship, design excellence, and enduring value," Adams said.

“Our penthouses are created for those who appreciate the finer details and expect the extraordinary at every touchpoint. Including a Porsche simply extends that experience beyond the residence - it’s a continuation of the lifestyle our buyers already live.”&nbsp;

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Aqualand’s Managing Director, Jin Lin, said the penthouses represent both the pinnacle of AURA by Aqualand and an important design benchmark for the company’s future pipeline.&nbsp;

“These stunning penthouses reflect the purest expression of Aqualand’s design ambition," Lin said.

“The unparalleled design intent makes them not only the glistening crown of AURA by Aqualand, but the crown of North Sydney itself. They’re essentially a thank you gift to a burgeoning community that deserves this level of quality and architectural consideration.&nbsp;

“We’re leveraging the unrivalled standard set here as the foundation for what comes next, including our upcoming Anderson Street, Chatswood; 15 Blue Street, North Sydney and Central Barangaroo projects. Purchasers of these penthouses will essentially be living inside the blueprint of Aqualand’s future.

“These landmark residences demonstrate how far North Sydney has evolved and the strength of demand for highly curated, bespoke luxury homes. They’re more than penthouses, they’re legacy residences.&nbsp;

“With AURA by Aqualand now a thriving new precinct with residents well and truly settled, and our in-house world-class lifestyle amenity activated, Il Magnate and La Divina represent a once-in-a-lifetime opportunity to secure an extraordinary piece of North Sydney’s future.”

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Joel Robinson

Aqualand launches North Sydney penthouses with free Porsche Carrera 911

<a href="https://www.apartments.com.au/developments/bokarina-qld-4575">Bokarina</a> Beach has quietly evolved into one of the Sunshine Coast’s most complete coastal lifestyle precincts, defined not just by proximity to the ocean, but by how residential living, local retail and everyday amenity are stitched together.&nbsp;

Gardner Vaughan Group’s <a href="https://www.apartments.com.au/new-apartments/bask-bokarina-38-bokarina-boulevard-bokarina-qld-4575">Bask Bokarina</a> now represents the final residential chapter in that transformation.

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Over recent years, the Bokarina Beach precinct has taken shape as a walkable, community-oriented neighbourhood, anchored by beachfront access, Lake Kawana to the west, and a growing mix of cafés, specialty retail and public open space.&nbsp;

With Zinc Bokarina already delivered next door by <a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> (GVG), Bask is the last opportunity to buy a brand new apartment within the precinct, effectively rounding out a fully formed coastal village.

GVG has positioned Bask to strengthen that lifestyle framework. Ten ground-floor retail spaces are planned beneath the residences, extending Bokarina Boulevard’s existing activity and reinforcing the area’s everyday convenience, from casual dining and coffee to local services, within a short walk of the beach.

[smartcode_project:default project_id=141609 project_image_fid=333359]

The residential component comprises 135 apartments across two buildings, Mydas and Caretta, with a clear shift toward larger three- and four-bedroom layouts and penthouses. That mix reflects a maturing buyer profile in Bokarina, where demand is increasingly led by owner-occupiers and active downsizers seeking space, permanence, and connection to place rather than short-term coastal accommodation.

Design and amenity have followed the same logic. Residents will have access to a heated plunge pool, gym, private dining room with a full kitchen, landscaped communal gardens with barbecues and a firepit, and a shared herb and vegetable garden, facilities intended to support daily use rather than resort-style turnover. Pet-friendly features, including a dog wash bay, acknowledge both buyer expectations and the area’s dog-friendly beach, located around 250 metres from the site.

[smartcode_project:default project_id=141609 project_image_fid=333366]

“Bokarina has become one of the Sunshine Coast’s most desirable beachside communities, and Bask represents the very last chance to buy new in this location,” GVG Director Sam Gardner said.&nbsp;

“Our focus has been to create spacious, functional apartments that meet the needs of locals who want to downsize without compromise, as well as those seeking a full-time coastal retreat.”

Positioned between the Pacific Ocean and Lake Kawana, Bask apartments have been oriented to capture outlooks toward the water or the Glass House Mountains, reinforcing the project’s connection to its natural surroundings. With parks, beachfront paths, hospitals, retail and public transport already in place, Bask arrives at a point where the broader precinct is no longer emerging, but established.

Construction is expected to complete in Q3 this year, with apartments ready to move into this Spring.

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Bask to complete Bokarina’s Sunshine Coast lifestyle precinct as final apartments are released

Highrise

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It’s danger time for investors tempted to buy high-rise apartments on the Gold Coast. 
There are few entities more skilled in the art of seduction than the Gold Coast propaganda machine. 
What makes it doubly dangerous is that the Gold Coast can spin a pretty plausible story right now, as long as it ignores its appalling record on capital growth.
There’s the high level of spending on infrastructure. There’s the billions that corporations, both Australian and foreign, want to throw at casinos, resort hotels, cruise ship terminals and mega high-rise apartment blocks. There’s the marketing appeal of the 2018 Commonwealth Games.
Marketers can pull together some credible-sounding data which suggests that the oversupply of the past has been soaked up and that markets are growing again.
The marketing machine will have little trouble mounting a case that the market is beyond recovery and is rising rapidly. And there is no shortage of gun-for-hire companies purporting to be independent and willing to make a statistics-based case for the viability of all those new mega towers.
Last week a report claiming the Gold Coast will need another 133 apartment towers just to cope with the impending population boom got widespread media coverage. It’s amazing how readily media will take a piece of crystal-ball-gazing and turn it into fact for consumption by a gullible public. 
A bullish and self-serving forecast was converted into a statement that the population will jump 76% in the next 20 years. And “many of those people will need to be housed in high-rise apartments” and the population growth will “mean demand for 156,000 new dwellings to cope with the influx”.
I wonder how many investors will pause to consider the outcome if those predictions are wide of the mark. Population projections are never accurate. Even in the short periods between the official census counts, government and private sector population estimates are shown to be faulty, and sometimes wildly inaccurate.
Property investors are essentially herd animals and the impulse to follow the pack as it starts to stampede towards the latest Gold Coast mirage will be irresistible for many. The FOMO Syndrome will drive too many to pay too much for generic high-rise dwellings in an oversupplied market and spend the next five to ten years regretting it.
It’s all happened many times before on the Gold Coast. But investors seldom learn the lessons of history, in some cases because they are blissfully ignorant of it.
They need to know that the Gold Coast has not yet fully emerged from the most recent glut of high-rise apartments, one that has taken six years to absorb. In that time property values have gone backwards in all the major high-rise suburbs – and are still in reverse.
Two major research sources – Australian Property Monitors and the Real Estate Institute of Queensland – confirm that the median prices for apartments Surfers Paradise, Main Beach, Broadbeach and Southport remain significantly lower than they were five years ago.
And prices are still falling. In the past 12 months, prices have fallen further in Surfers Paradise (down 2.9%), Main Beach (down 4.1%) and Southport (down 4.3%). 
In the cases of both Surfers Paradise and Broadbeach, apartments are worth less today than they were in 2005. For both Main Beach and Southport, prices are still at the same levels as 10 years ago. The investors who bought in these locations a decade ago have had no capital growth at all. How many markets can you say that about?
In Surfers Paradise, prices fell in the past three months, the past 12 months ago, the past three years, the past five years and the past 10 years. Not a single growth figure to be found. Of all the big-name markets around Australia, perhaps only Noosa on the Sunshine Coast is a bigger dud. 
Those who bought in the Gold Coast high-rise markets five years ago have lost a lot of money. In Main Beach, the median unit price has dropped from $652,000 in 2010 to $561,000 today. The average punter is $91,000 worse off. There are similar results for Surfers Paradise, Broadbeach and Southport.
And it’s all about to happen all over again. Only this time, the outcomes will be worse, because the towers being built are larger and more numerous.
For investors who are susceptible to a strong marketing pitch, it’s time to be afraid, be very afraid.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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terryryder-YECXbqmri2

Beware the Gold Coast propaganda machine: Terry Ryder

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GUEST OBSERVATION
Implosion is the most dramatic way of demolishing a building but it’s also the most wasteful and hazardous.
We are entering a new world where skyscrapers and other huge buildings are becoming redundant and need significant overhaul or replacement. The process is called unbuilding or, if you’re a bit highfalutin, deconstruction.
These so-called <a href="https://www.theage.com.au/national/victoria/spreadsheets-in-the-sky-are-putting-melbourne-s-liveability-at-risk-20191203-p53gek" target="_blank">spreadsheet towers</a> populate every major city. They signalled modernity and provided huge profits for those who built them. But these buildings are <a href="/news">profligate users of fuels</a> for light, power and services.
Most developed world cities started building skyscrapers after the second world war. These buildings were <a href="https://www.britannica.com/art/International-Style-architecture" target="_blank">International Style</a> architecture, unrecognisable is terms of a particular locale, universal in terms of their ubiquitous metal, concrete, glass – and fully air-conditioned. Now they are ageing, their use-by date is up and their balance sheet profitability no longer attracts.
The challenges of demolition and reuse
The question is: how do we safely dismantle these high-rise structures, which are generally located in busy cities?
Reminders of the dangers of explosive demolition are tragedies such as the <a href="https://www.canberratimes.com.au/story/6030620/katie-benders-family-commemorate-20-years-since-royal-canberra-hospital-implosion/" target="_blank">death of 12-year-old Katie Bender</a>. She was struck by flying debris when the Royal Canberra Hospital was razed in 1997 to make way for the new National Museum of Australia.
A recent demolition, and the <a href="https://www.archdaily.com/889563/soms-iconic-270-park-avenue-at-risk-of-becoming-the-largest-building-ever-to-be-demolished">tallest ever to be unbuilt</a>, is 270 Park Avenue, New York City (pictured). Its 52 floors were built in 1960 for the Union Carbide chemical company. The building was for 50 years the tallest ever designed by a female architect (Natalie de Bios of Skidmore, Owings and Merrill. Is that another low hit for gender equality?) Its replacement by architects Norman Foster will be <a href="/news">twice as high</a>.
The business of disassembling these skyscrapers is just now developing, but it will gain pace as more become obsolete.
Some still get imploded, but usually, in a busy city, demolition techniques must be unobtrusive, as quiet and clean as possible. The <a href="https://www.propertyobserver.com.au/https://us.macmillan.com/books/9780865476752">techniques used for cleaning up the World Trade Centre</a> testify to the wastefulness of a more destructive approach.
So how best to demolish a high-rise building?
Plenty of <a href="https://www.nytimes.com/2013/06/18/science/tricky-ways-to-pull-down-a-skyscraper">clever techniques to demolish</a> exist. Some start at the base and work up, others in reverse.
The 40-storey Akasaka Prince Hotel in Tokyo was slowly <a href="https://www.scmp.com/news/asia/article/1160452/eco-friendly-japanese-demolition-scheme-slashes-dust-and-noise">demolished in 2012-13</a> using a technique where a cap was built on top of the building. It was stripped floor by floor as the cap was lowered, so all the dust, mess and debris was contained and removed with no effect on the environment.
Buildings are wrapped in scaffold and protective fabric then literally dismantled in the reverse order to which they were built. In the process building waste can be recycled and reused rather than dumped.
Reverse building involves removing the glass, then the frames, taking off the wall cladding, then scraping away at the concrete and steel frames bit by bit. Concrete is removed to expose the steel reinforcing bars, which are then separately removed and recycled. In the process unwanted material can be uncovered, like asbestos, which needs particular care in handling.
Interiors are unbuilt the same way – remove floor coverings, cupboards, doors and lightweight walls, strip the electrical wiring and pipes, take out air conditioning and lifts, remove stairs and escalators.
These removalists act smartly, as materials and fabric are recycled and often reused for another building. It is a sustainable way of dealing with the issue. Things that might normally have been reduced to dust and mud by destruction are instead usefully salvaged and recovered for an extended life cycle.
As part of the benefits of this procedure, unbuilding provides <a href="https://www.huduser.gov/Publications/PDF/deconstruct.pdf">large numbers of construction jobs and associated employment</a> in transportation, waste management and recycling.
It also provides new construction sites. This means cities need not expand beyond existing boundaries and the infrastructure of services, roads and public transport need not be extended.
Building with an eye to unbuilding
What has interested those involved with this work is the capacity of building designers (let’s call them architects) to creatively improve their buildings in terms of life after use-by date. Techniques are being developed that assist in unbuilding and salvaging materials, even down to basic principles such as ease of access to pipes and wires, modular components and simplified connection practices.
The logic is that clarity of building structure and services makes retrieval simpler. Less complexity of materials and components means a building can be untangled more efficiently.
Fastening devices can be simplified and mechanical (rather than using glues and sealants), toxic materials avoided, materials selected with an afterlife in mind and structures designed for simplicity and accessibility. Also important is a clear set of as-built documents that map the original building so it can be disassembled.
Clear design thinking will have value for unbuilding and recycling in the future.
Making construction more sustainable
The construction industry is a main consumer of fuels, timber, steel and other metals, concrete and plastics. That demand drives the logging of forests, mining and extraction, leading to material production and transport that contributes to emissions and pollution.
The UK Green Building Council <a href="https://www.ukgbc.org/climate-change/">estimates</a> the construction industry generates about 22% of UK carbon emissions, uses 40% of drinking water, contributes 50% to climate change and over half our landfill waste, and accounts for 39% of global energy use. The US Environmental Protection Agency (EPA) also <a href="https://archive.epa.gov/greenbuilding/web/pdf/gbstats.pdf">reports</a> that the industry contributes to asthma and lung cancer by producing radon via contaminated applied finishes (paint).
Driving the need for much greater reuse of old building materials is an awareness of the fragility of our resources and the energy we use to consume them.<img src="https://counter.theconversation.com/content/129002/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/norman-day-228477">Norman Day</a>, Lecturer in Architecture, Practice and Design, <a href="http://theconversation.com/institutions/swinburne-university-of-technology-767">Swinburne University of Technology</a>
This article is republished from <a href="http://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/unbuilding-cities-as-high-rises-reach-their-use-by-date-129002">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

Unbuilding cities as high-rises reach their use-by date: Norman Day

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The Australian Bureau of Statistics (ABS) recently released the quarterly building activity data for December 2018.
The release is a treasure-trove of data and includes information on dwelling commencements, dwelling completions, dwellings under construction and dwellings approved for construction but not commenced.
This release has published very valuable data on the number of units commenced by the number of storeys.
<a href="https://www.propertyobserver.com.au/images/2019/4/19/Blog_001.png" target="_blank">Click here</a> to enlarge:
<img src="https://www.urban.com.au/images/2019/4/19/Blog_001.png" alt=""> 
Source: CoreLogic, ABS
In terms of dwelling commencements, there was a significant slowdown over the quarter. In fact, house starts fell 7.6% over the quarter to their lowest level (27,088) since March 2017.
Unit commencements recorded a much larger -26.8% decline to 19,134 commencements, the fewest over a quarter since September 2013 and the largest quarterly decline in commencements since September 1974 when they fell -32.5%.
Despite the falls, both house and unit commencements remain above their long-term average.
<a href="https://www.propertyobserver.com.au/images/2019/4/19/Blog_002.png" target="_blank">Click here</a> to enlarge:
<img src="https://www.urban.com.au/images/2019/4/19/Blog_002.png" alt=""> 
Source: CoreLogic, ABS
The most notable change in the landscape of dwelling commencements over recent years has been the lift in apartment starts and more recently their fall.
The increase in higher density construction has primarily been driven by the three most populous states, or more specifically, the capital cities of each of those states.
Over the past five years, every state and territory has seen unit commencements reach historic high levels, demonstrating a clear shift towards higher density development (that isn’t to say that detached housing construction hasn’t also climbed significantly over the period).
More recently, as the housing market has turned and values have started to fall we can see there is a reduced preparedness of developers to commence new projects.
We would expect that commencements, particularly for units, are likely to continue to trend lower over the coming quarters as housing values continue to record value falls, finance remains tight, and both domestic and foreign investors remain light on the ground.
<a href="https://www.propertyobserver.com.au/images/2019/4/19/Blog_003.png" target="_blank">Click here </a>to enlarge:
<img src="https://www.urban.com.au/images/2019/4/19/Blog_003.png" alt=""> 
Source: CoreLogic, ABS
In the latest building activity release the ABS published a further breakdown of annual unit commencements by the height of the building.
While the number of commencements has climbed significantly over recent years, it is interesting to note that commencements of units in a one to three storey block has been relatively steady.
Anecdotally, the demand/supply ratio of medium density dwellings remains much healthier relative to high density products.
Conversely, there has been significant increases in commencements of taller buildings over recent years with commencements now beginning to ease.
This reflects both the unit construction boom and also the fact that as the cost of acquiring sites has increased developers have sought approvals for taller buildings in an effort to maximise their yield and to recoup acquisition costs and maximise profits.
With dwelling commencements expected to continue to fall, the decline doesn’t negate the fact that many developers have paid high prices to acquire sites.
As a result we would expect that despite an expectation of fewer commencements going forward, those projects that do commence will largely be taller apartment projects.
Notwithstanding that expectation, larger projects are generally riskier for the developer and achieving sufficient presales to commence a project is more of a challenge when there are more units to sell.
In order to maintain profitability of projects it is highly likely that as values continue to decline that dwelling commencements will continue to fall.
CAMERON KUSHER is the head of research for the Australian branch of CoreLogic
Kusher regularly posts on the <a href="https://www.corelogic.com.au/taxonomy/corelogic-people/cameron-kusher" target="_blank">CoreLogic website</a>.
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ckusher-ujnxiKuFQs

The increasing prevalence of highrise construction: Cameron Kusher

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EXPERT OBSERVATION
Dwelling approvals jumped 19.1% in Feb driven by a big spike in high rise approvals.
The spike is almost certainly a one-off making the headline result a misleading 'rogue'. Indeed, approvals ex high rise look to have been significantly weaker than expected. The consensus forecast going into the release was for total approvals to decline 1.8%. Approvals ex high rise instead look to have fallen 3.4%.
<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/2019/4/5/New%20Project%202.jpg" alt="">
The detail showed a 3.6% fall in detached house approvals in the month, the 3 month rolling average down 4% on Nov and 10.9%yr, the significant deterioration since mid 2018 clearly carrying into early 2019. Around units, our estimates suggest 'high rise' approvals jumped 135% in the month, led by spectacular rises in NSW (+130% month) and Vic (+213%) the latter coming from an extreme low in Jan.
<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/2019/4/5/New%20Project%203.jpg" alt="">
The fact that both states recorded big gains indicates the spike is not due to just a single project. However, the gain comes very much against the run of play for housing and this specific segment and runs counter to the evidence we have around site purchases. As such it is almost certainly a 'rogye' result. Medium density units were down about 2.4% in the month.
<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/2019/4/5/New%20Project%204.jpg" alt="">
The high rise spike dominated the state breakdown, with big gains in NSW and Vic. Ex high rise, approvals look to have been particularly weak in NSW with apparent declines in Vic and WA as well but a solid gain in Qld. All major states are seeing significant declines in non high rise approvals – on a rolling 3mth basis, NSW is down 14.5%yr, Vic is down 12.6%yr, Qld is down 22%yr and WA is down 13.2%yr.
The total value of renovation approvals rose 4.4%mth to be up 3.6% on a rolling 3mth average basis, with a decent uptrend in place. The state detail shows solid gains coming through in Qld and WA but a less convincing uptrend in NSW and Vic.
<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/2019/4/5/New%20Project%205.jpg" alt="">
The total value of non res building approvals rose 2.1%mth but is still down 8%yr on a rolling 3mth basis. Abstracting from monthly volatility, which is never that easy for this segment, the last few months has shown some lift in offices and steady reads for retail, warehouses and industrial approvals but softer reads for hotels, education, health and other social sectors.
<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/2019/4/5/New%20Project%206.jpg" alt="">
Overall the monthly rise in total dwelling approvals should clearly be ignored – Australia's high rise building boom is not about to reignite any time soon, with the key takeaway instead the more disappointing momentum evident in non high rise approvals.
Other housing market indicators have hinted at some stabilisation in conditions in recent weeks, although the evidence remains only tentative. The flow through to new construction could be much slower given funding difficulties and the substantial increases in new supply coming through.
MATTHEW HASSAN is a Senior Economist for Westpac
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Matthew_Hassan-HHWHptmrw4

Dwelling approvals spike is a rogue one: Westpac's Matthew Hassan

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<div class="column">GUEST OBSERVER</div>
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<div class="column">Dwelling approvals dropped 8.7 percent in Sep, larger than the market expectation of a 3 percent fall but within the range of ‘normal’ volatility for month to month reads.</div>
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<div class="column"><a href="/images/2016/11/03/Screen%20Shot%202016-11-03%20at%208.09.31%20AM.png" target="_blank">Click to enlarge</a></div>
<div class="column"><img src="/images/2016/11/03/Screen%20Shot%202016-11-03%20at%208.09.31%20AM.png" alt=""></div>
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<div class="column">The detail shows a sharp 16.3 percent drop in units was the main driver in the month – with-in this segment the ‘usual culprit’ when there is volatility - high rise approvals – was down just over 20 percent in the month but down only slightly on a year ago, reflecting the high starting point following a big surge in July. Even with a dip last month, August was the fourth highest reading on record.</div>
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<div class="column"><a href="/images/2016/11/03/Screen%20Shot%202016-11-03%20at%208.13.02%20AM.png" target="_blank">Click to enlarge</a></div>
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<div class="column">Outside of ‘high rise’ the monthly moves were mixed but mostly hint at an underlying trend softening. Private sector house approvals were up 2.3% but ‘mid-rise’ were down over 10 percent. The combined picture from ‘non high rise’ approvals now show a trend decline for six consecutive months tracking at a 10-15 percent annual pace. The state detail shows this coming through across all the main states – a more convincing though still tentative sign of a broad underlying slowdown.</div>
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<div class="column"><a href="/images/2016/11/03/Screen%20Shot%202016-11-03%20at%208.14.19%20AM.png" target="_blank">Click to enlarge</a></div>
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<div class="column"><img src="/images/2016/11/03/Screen%20Shot%202016-11-03%20at%208.14.19%20AM.png" alt=""></div>
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 The signal from ‘high rise’ remains much less conclusive – despite the latest monthly drop it is unclear whether the segment is levelling out or turning down with approvals uneven across the major states as well (up strongly on a year ago for NSW but lacking a clear direction in Vic and Qld).</div>
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 The value of renovation approvals declined 2.2 percent to be down 10.6 percent/yr, pointing to a clear softening heading into year end after strong gains in the first half of 2016.</div>
<div class="column">
 The value of non res building approvals spiked sharply in Sep (+119 percent!). The gain came from a mix of retail, office, hotels and entertainment &amp; recreation buildings – the breadth of the gain a promising sign that it may not be just a 'one-off'. State-wise, all of the gain is coming from NSW and Vic.</div>
<div class="column">
 Overall, the update provides more tentative evidence of an underlying slowdown in non high rise dwelling approvals but the picture on high rise remains very uncertain. The mix still looks relatively constructive for new dwelling construction in 2017 – when the continued ramp up in apartment work looks set to more than offset the slowdown in other segments. The near term path of high rise approvals is more critical for activity in 2018.</div>
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<div class="column"><a href="/images/2016/11/03/Screen%20Shot%202016-11-03%20at%208.15.32%20AM.png" target="_blank">Click to enlarge</a></div>
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<div class="column"><img src="/images/2016/11/03/Screen%20Shot%202016-11-03%20at%208.15.32%20AM.png" alt=""></div>
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<div class="column">The September pull back in this segments falls well short of a decisive signal – it would take similar-sized moves in the next few months to signal the sort of 'break out' weakening that would indicate a sharp wind down in high rise activity is on the way. </div>
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<div class="column">Matthew Hassan is senior economist with <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.</div>
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jchancellor-FAypfDUnLy

High rise approvals drop after July surge: Matthew Hassan

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A charge of $900 per dwelling for new Hoddle Grid residential towers has been passed unanimously by the Melbourne City Council as they look to fund necessary infrastructure for an expected population surge.
The charge is to create a $26.5 million fund for public infrastructure needed for the expected 14,200 new residents by 2031.
However, it’s less certain who will be footing the bill.
While they are more officially called ‘developer contributions’ Fairfax Media reported that Melbourne lord mayor Robert Doyle said it is a charge that will be simply passed straight on to the purchasers of the residential units.
The levy will be regardless of when applications were lodged and will come into existence from next month.
With 25,210 residents, according to Robyn Hellman, actring manager strategic planning in the Report to the Future Melbourne (Planning) Committee, the area is rapidly growing with 9,547 new dwellings expected in 2031. This required 3,792 square metres of new community infrastructure.
The report notes that a $900 levy would be a “modest impost” on development, and in conjunction with the proposed open space contribution it would total $3,800 on a $500,000 apartment, or 0.76% of the value.
It notes that this is comparable with Central Sydney’s 1% levies. Brisbane has similar levies and in Victoria the City of Moreland collects an average of $800 per dwelling, while the City of Darebin collects an average of $851 per dwelling.
The maximum under the Act for this levy is $900, though it’s noted that to reach the infrastructure contribution it would likely need to be $1,659.12.
Another 5,260 apartments are currently under consideration for approval, and are likely subject to the levy.
From 1 July 2015, the state government is looking to introduce a standard infrastructure levy of $4,500 per dwelling.
“However the mechanisms for its application have not been defined. While the Hoddle Grid appears to fit the criteria for an SDA, this has not yet been determined by the State Government,” the report notes.
The report also suggests strongly considering the Hoddle Grid as a State Development Area.
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