Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Joel Robinson

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

Seasoned Victorian apartment developer <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a> has logged more than $400 million in sales in its luxury apartment project Palmera Residences at Northcliffe on the Gold Coast.&nbsp;

Central Equity Director Karl Kutner said the sales result reflected a combination of location, product quality and delivery certainty with the project already under construction by building powerhouse Multiplex.&nbsp;

"Surpassing $400 million in sales since launch is a significant milestone and an outstanding endorsement of <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>,” he said.&nbsp;

"We believe one of the key reasons for this strong result is the confidence purchasers have in knowing the project is under construction with Multiplex. Buyers are increasingly looking for certainty. They want to know that the project they commit to today will be delivered by an experienced team with a proven track record."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365782]

Kutner said it was clear there was still high demand for luxury projects that offered certainty of delivery.&nbsp;

“We are in a market where many residential developments have faced delays due to rising construction costs, labour shortages and financing challenges,” said Kutner.&nbsp;

"But having construction underway has provided our buyers with resounding confidence backed by more than 40 years of development delivery by Central Equity combined with construction by one of Australia's most respected construction companies."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365785]

Central Equity is one of Australia's most experienced privately-owned property developers. Over more than four decades, the company has delivered in excess of 85 residential developments including 10,000 apartments and many thousands of stand alone homes.&nbsp;

Located on Garfield Terrace at Northcliffe, between Surfers Paradise and Broadbeach, Palmera Residences occupies one of the Gold Coast's most sought after beachside locations. The development has been designed to appeal to owner occupiers seeking premium residences that combine generous living spaces and resort style amenities.&nbsp;

Palmera Residences will feature an exceptional collection of resort style amenities, including two swimming pools: a generously sized family pool with safe shallow zones for relaxed recreation, and a 20 metre lap pool positioned to maximise all day sunlight.&nbsp;

Residents will also enjoy exclusive access to wellness and recreational facilities including a magnesium pool, sauna, yoga studio, expansive fitted gymnasium, resident lounge, outdoor BBQ’s&nbsp;and indoor and outdoor dining areas, together with a dedicated concierge and luxurious hotel inspired entrance foyer.&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365767]

A unique feature at Palmera Residences has been designed to enhance the Gold Coast lifestyle which includes both indoor and outdoor gymnasium facilities, together with thoughtfully designed indoor and outdoor dining and entertaining areas. A corner café has also been incorporated to provide residents with a destination for their everyday needs.&nbsp;

Kutner said buyer demand had been broad based with purchasers attracted from interstate as well as throughout South East Queensland.&nbsp;

"We're seeing strong interest from owner occupiers, lifestyle buyers and people relocating to the Gold Coast. Many purchasers have been searching for a premium beachside residence where quality, design and delivery are equally important."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365771]

Kutner said the sales milestone was an important achievement, but the focus remained firmly on delivering an exceptional development.&nbsp;

"While reaching $400 million in sales is an important milestone, our priority remains delivering a project that exceeds purchaser expectations,” he said.&nbsp;

"Palmera Residences has been designed to become one of the Gold Coast's landmark residential addresses, and we look forward to welcoming our purchasers to their new homes."&nbsp;

There are a limited number of residences remaining in selected configurations with pricing from $2,950,000 to $8,950,000. Palmera Residences is also crowned by expansive penthouses with wrap around views.

[smartcode_project_cta:default project_id=108274]

Construction certainty and strong buyer demand drive major sales result for luxury Gold Coast development

Palmera Residences fly out the door as sales pass $400 million

National property developer <a href="https://www.apartments.com.au/developers/goldfields-group">Goldfields</a> has appointed BINAH as its construction partner for Quartet, its new Brisbane apartment development in the undersupplied suburb of <a href="https://www.apartments.com.au/developments/milton-qld-4064">Milton</a>.

Located just two kilometres from the Brisbane CBD and moments from key 2032 Olympic precincts, <a href="https://www.apartments.com.au/new-apartments/quartet-milton-33-manning-street-milton-qld-4064">Quartet</a> will deliver 131 one, two, three, and four-bedroom apartments priced from $1 million to $4.2 million, combining elevated design with a wellness-focused lifestyle offering.&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=368000]

Goldfields’ Chief Executive Officer, Lachlan Thompson, said the appointment of <a href="https://www.apartments.com.au/builders/binah-constructions">BINAH</a> marked an important milestone for the project.&nbsp;

“Bringing BINAH on board as our construction partner will allow us to bring our vision for Quartet forward with a team that has a proven track record of delivering high-quality residential projects,” Thompson said.&nbsp;

“We’ve taken a considered approach to progressing the site because we wanted to deliver the whole package. Buyers ultimately back great developers, great projects and great builders, and with Quartet, we’ve made sure all three line up.

“People want certainty, they want to know the project will be built, that the homes will be delivered as promised, and that the developer stands behind the quality of what they create. That’s something Goldfields has built its reputation on over many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367993]

BINAH’s Managing Director, Khalil Hafza, said the company was proud to be partnering with Goldfields to deliver Quartet.&nbsp;

“Quartet is an exciting project to bring to life, particularly given the level of detail in the residences and the extensive rooftop amenity planned for the building,” Mr Hafza said.&nbsp;

“Our focus is on delivering a high-quality build that brings that design vision to life and creates homes residents will enjoy for many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367999]

The facilities at Quartet have been feared towards the roof, with a&nbsp;25 metre lap pool, spa, sauna and cold plunge, and a communal barbecue area and alfresco.

Town planning was designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and brought to life by Melbourne-based architecture firm Cera Stribley.

<a href="https://www.apartments.com.au/interior-designers/cera-stribley">Cera Stribley</a> Co-Founder and Managing Principal, Dom Cerantonio, said the project responds to both its riverside setting and Brisbane’s evolving urban character.&nbsp;

“Quartet has been designed to sit comfortably within its riverside context, offering a refined take on urban living through well-planned, generously proportioned residences that will stand the test of time,” Mr Cerantonio said.&nbsp;

“An emphasis on natural light, natural textures and carefully selected finishes from timber and marble to premium appliances, creates calm, considered interiors designed for comfort and long-term liveability.”&nbsp;

Construction of Quartet will commence in July 2026, with completion anticipated in Q4 2028.

[smartcode_project_cta:default project_id=108736]

Construction to commence on 131-residence tower designed around wellness-focused living

Goldfields appoints BINAH for Quartet apartments in Milton

Urban Taskforce

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Statements by Sydney Lord Mayor, Clover Moore, that the proposed renewal of social housing at Waterloo will create ‘ghettos’ is a wrong interpretation of this project.
Sydney Lord Mayor, Clover Moore, has slammed the recent options for the redevelopment of the Waterloo social housing estate as a ‘planning disaster’ that will produce ‘ghettos of the future’. Her comments are an emotive exaggeration of the proposals and use negative words that will upset residents in the estate. The comments are part of a growing approach by Sydney politicians to use very negative language about new development so they appear to be championing their voters. 
The Waterloo redevelopment will provide around 800 people per hectare which is less than the award winning Central Park project on Broadway which has around 1,000 people per hectare. It will certainly not be a ‘ghetto of the future’ as the Lord Mayor has stated. The most dense option with 7,200 apartments has 4 hectares of public park within the 18 hectare site which is a significant size. On top of this the nearby Alexandria Park has another 6 hectares and adjoining parkland to the Waterloo site has another 3 hectares. 
As well as the extensive amount of parkland on and adjacent to the site there will be a new metro rail station as part of the urban renewal project as well as community facilities and shops and restaurants.
The Lord Mayor’s alarmist statements talk about ‘dark’ towers yet they haven’t been designed yet and ‘overshadowed’ parks yet the location of tall buildings has little impact on the public park. Importantly the government’s options allow a diverse mixture of housing from market to affordable and social housing.
It is the state government that is funding the metro rail line and who is responsible for the social housing tenants so it is the state government’s role to ensure that an economically viable solution occurs that will bring about real change. The Council of the City of Sydney should get behind the project rather than use exaggerated language to try to derail the project by creating fear in the eyes of the social housing tenants. Governments and councils have talked for decades about the importance of a new character for the Waterloo social housing estate. We now have a number of options that can lead to real outcomes and this needs support rather than attack. 
Chris Johnson is the CEO of The Urban Taskforce
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Emotive language on ghettos wrong for Waterloo renewal: Chris Johnson

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A number of Sydney developers are leading the move towards urban greening.
The Urban Taskforce recently had a forum on ‘Urban Greening’ and this has led to a publication with examples of greenery being incorporated into buildings.
The Central Park project by Frasers Property and Sekisui House is an excellent example of green landscape being incorporated into the façade of a 33 storey apartment building in a manner that responds to the seasons. 
As well as the integration of landscape and building the site includes a significant amount of public parkland and water features.
The One Sydney Park project by HPG also incorporates landscape gardens into the building façade in a design that blends with the adjacent Sydney Park.
 Also at an early design stage is the Crown Group’s apartment building in Alexandria which steps down to the street level with terraces that will be landscaped with mature trees.
There is clearly a move in the development industry to softening urban buildings through parklands, greenery on balconies and roof gardens.
The suburban ideal of a landscaped garden city is beginning to be reinterpreted at the scale of apartment buildings.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/6/1/urban%20ideas%20.jpg" alt="">The trend also reflects the NSW Government’s approach to encouraging more urban landscape through the ‘Greener Places’ publication and the allocation of $290 million to a green infrastructure program that includes an aim to lift Sydney’s tree canopy from 16% to 40%.
Projects like the ‘Gardens of Auburn’ by developers LFD propose to incorporate 4,300 square metres of gardens and parklands and the DaniasGroup have generated a ‘Green Heart’ in a creative industry proposal in Marrickville. 
All of these proposals are contained in the Urban Ideas issue on ‘Urban Greening’ (seen here). 
The Urban Taskforce is supportive of the NSW Government approach to increasing greenery as Sydney increases its density and we will continue to profile good examples.
CHRIS JOHNSON is the Urban Taskforce CEO.
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Development industry leading in Greening Cities

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The proposed development of the Tallawong Station Precinct by Landcom and the Sydney Metro demonstrates how a new diverse community can be planned.
The concept plan for 1,100 new apartments with 5 percent as rental affordable housing along with a park and retail uses has the ingredients for a quality outcome.
It is good to see that Landom’s approach to providing affordable housing is based on NSW Government’s Affordable Rental Housing SEPP of 2009 that provides the affordable housing for a 10 year period.
The Urban Taskforce has promoted the use of the Affordable Rental Housing SEPP approach with reasonable uplift to fund the affordable component.
In the Landcom proposal there is no uplift as the cost will be reflected in the value of the land and the normal SEPP requirement of 20 percent affordable units has been reduced to 5 percent.
This is a reasonable economic approach to the delivery of affordable housing and signals government support for a 10 year rental approach.
The Urban Taskforce supports this flexible, sensible and pragmatic approach to the provision of affordable housing which takes into account the sensitivity of the property market.
The overall scale of development at Tallawong appears to be reasonable for the location at the end of the North West Metro line (pictured above).
The Urban Taskforce is supportive of large scale developments with a number of buildings, mixed uses and the provision of a park as this gives a sense of community and balances shared amenities with 1,100 apartments in this case.
When the concept plan has been approved we assume Landcom will call for expressions of interest from the private sector to undertake the project.
Urban Taskforce members will be interested in becoming involved.
Chris Johnson is the CEO of Urban Taskforce
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Tallawong Station development has created a diverse new community: Chris Johnson

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EXPERT OBSERVER
The baffling exemption of 47 NSW Councils from the adoption of a new law to encourage terrace housing until July 2019 demonstrates that these councils are shirking their responsibility to promote a diverse range of housing types.
This is a sad day for future generations looking to live an affordable lifestyle in a diverse range of housing types.
All the ‘Missing Middle’ Low-Rise Medium Density Housing Code did was provide a faster approval process for medium density housing types where councils already permitted this type of development in their local government area. To see this over reaction and backlash against two storey town houses and terrace houses by councils demonstrates just how out of touch they are with young families and other demographic groups looking for somewhere to live.
The publishing today of the amendment to the Low Rise Medium Density Housing Code in the NSW Government Gazette includes at clause 3B.63 a list of 47 councils that are in a deferred area until 1 July 2019. The councils include Bayside, Burwood, Campbelltown, Canada Bay, Canterbury-Bankstown, Cumberland, Georges River, Hornsby, Inner West, Lane Cove, Mosman, Northern Beaches, Parramatta, City of Sydney, Willoughby and Woollahra. These are all areas where terrace houses should be part of the diverse mix of homes to accommodate our growing population.
These 47 councils are clearly bowing to small activist groups who are desperate to keep Sydney as a 1950s suburban structure with detached houses. It is fine for many people to live this way but there are other people who want to live in more urban ways and they should not be denied this opportunity.
It is unfortunate that the NSW Government has permitted this large number of councils to signal that they are against growth. The Urban Taskforce believes the Missing Middle Housing Code is an important pathway to Sydney's future. The approach to encouraging smaller, terrace house layouts like those in Paddington is an important component of the provision of a diverse range of housing types. We support the code and the housing types it encourages as a vital part of the mix to house Sydney's population growth.
The NSW Government must not allow councils to remove the potential for terrace houses from their LEPs during the deferral period but they must ensure that there are appropriate areas for this building type.
The result of the council rejection of two storey terrace houses is likely to be the need for many more high-rise towers of apartments. Those councils that reject low rise density should be forced to allocate larger precincts for high rise residential towers to make up for the loss of new housing.
The Urban Taskforce is keen to work with the 47 councils to make sure they are providing a diverse and affordable range of homes for the children and grandchildren of their current ratepayers.
CHRIS JOHNSON is CEO of the Urban Taskforce.
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Housing diversity exemption for NSW councils marks a sad day for future generations: Urban Taskforce

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EXPERT OBSERVER
The announcement by NSW Minister for Social Housing, Pru Goward that a build to rent project will be located in Redfern demonstrates a positive approach to providing a diverse supply of housing.
The Redfern site will accommodate social, affordable and market rental housing thereby generating a diverse community on a large campus.
The new community will be close to the proposed Metro rail station, to Redfern oval and to the Redfern shops. Clearly the site will need to have strong densities and reasonable height to capitalise on its unique location and to ensure that the private housing is able to subsidise the social and affordable housing.
Similar government projects have required around 70 percent of homes to be market housing and this is likely for the Redfern site. As the project will only be for rental accommodation it will provide much needed housing for those that prefer long term leasing.
American examples of Build to Rent housing have developed a resort like character to the precinct with a range of facilities and amenities that all tenants can share. This pilot project should also look at the sharing of cars within a pool and ensure that child care and play facilities are incorporated.
The Urban Taskforce will be keen to encourage our members to look at the Request for Proposals when it is released. 
We assume that the NSW Government will de-risk the project by supporting a planning approval that provides the amount of floor space that will be required to make the project financially viable.
CHRIS JOHNSON is the Urban Taskforce CEO.
 
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Build to rent proposal for Redfern a good move forward: Urban Taskforce

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EXPERT OBSERVER
Recent data from the Australian Bureau of Statistics (ABS) indicates flat housing approvals in NSW but falling non-residential approvals.
The non-residential building approvals in NSW have dropped by 25% between December 2017 and May 2018 which is of concern.
In December 2017 non-residential approvals were valued at $1,272,944,000 but six months later this has dropped to $957,551,000 according to the latest release of ABS building approval data.
<img src="https://www.urban.com.au/images/2018/7/4/UBT%20CJ%20Graph%201.JPG" alt="">
Over the six months from December 2017 to May 2018 the high density residential approvals were flat with 3,221 approvals in December rising slightly to 3,256 in May 2018.
Overall NSW housing approvals were also flat with 5,691 approvals in December 2017 and 5,860 approvals in May 2018.
<img src="https://www.urban.com.au/images/2018/7/4/UBT%20CJ%20graph%202.JPG" alt="">
The signals in the industry are that there is a slow-down building up in the housing market that will carry on for some time but that the slow-down will not be dramatic.
Normally the nonresidential building sector balances a slow-down in residential construction but it appears this is not happening.
Sydney still has a need for large numbers of new homes so the NSW Government will need to carefully monitor the trends ahead to ensure new housing supply continues at a steady rate.
We at the Urban Taskforce are concerned that the lifting of caps on infrastructure contributions and potential value capture and affordable housing levies could add costs to housing development at a time when the industry is slowing.
This would lead to even less housing projects going ahead.
We are also concerned that in the lead up to the next NSW election in March 2019 there is a significant amount of anti-development discussion in the media and a number of politicians are using the concerns in the community to put planning for new housing on hold.
A pre-election slow-down in development approvals could lead to a more difficult post-election environment where housing supply went backwards.
Chris Johnson is Urban Taskforce CEO.
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Housing approval rates flat and non-residential falling in NSW: Chris Johnson

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EXPERT OBSERVER
The NSW Labor Party targets announced by Shadow Minister for Social Housing, Tania Mihailuk, that 15 to 25 percent of housing on privately owned land would be mandated to be affordable would make most housing projects economically unviable.
A heavy handed policy that simply adds an excessive tax to housing supply will mean many housing projects do not proceed.
The current housing supply market is slowing down through restrictions on lending from banks and from the uncertain climate of potential levies from councils.
To add another tax of 15 to 25 percent to a market that is slowing down will have a very negative impact on the number of new homes that will be built in future years.
The NSW Government is removing the cap on local infrastructure levies that could add around $40,000 to the cost of an average home.
On top of this councils like the City of Parramatta are proposing to apply excessive value capture taxes on all development.
The recent Reserve Bank research on the impacts of restrictive zoning in Sydney indicated that this has added $489,000 to the cost of an average house and around $400,000 to the cost of an average apartment.
The clear message from the RBA research is that interference in the market place by government and council regulations will increase the cost of housing.
Those well-meaning politicians and community housing providers who believe the developers of new housing can give away a significant percentage of their new homes must understand how the economics of the complex supply system works.
The banks will not fund the 15 to 25 percent proportion that Labor wants to give away and developers will find it very difficult to make a project viable without some incentive.
The report on housing affordability for the NSW Government by the former Governor of the Reserve Bank of Australia, Glenn Stevens, made it clear that housing affordability was linked to housing supply and that the planning system in NSW was too slow and complex and that standards that add to housing costs should be reviewed.
Claims by the Community Housing sector that England and America provide massive percentages of affordable housing must be moderated by an understanding of the tax systems and incentives applied in these countries.
We have proposed an incentive based policy for affordable housing that could provide 40,000 new affordable rental homes over a 10 year period.
The policy is based on the NSW Government’s Affordable Rental Housing SEPP and could provide 20 percent of a project as affordable housing for a 10 year period with a 20 percent floor space uplift.
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Housing projects will be unviable under NSW Labor mandated housing affordability targets: Urban Taskforce

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The report for the South Sydney Regional Organisation of councils on the Affordable Rental Housing SEPP is missing opportunities to improve the policy.
The City Futures report on the Affordable Rental Housing State Environmental Planning Policy (ARHSEPP) for the South Sydney Regional Organisation of Councils recommends that this policy document be replaced but all it needs is modifications to make it more useful.
The report says the infill affordable housing section has had little impact in South Sydney but this is because the incentives are too low.
Currently the ARHSEPP requires at least 20 percent of a project to be affordable rental housing but only gives a bonus uplift of around 8 percent.
Clearly the economics are not working to encourage developers to use this formula.
Rather than replacing the whole policy all that is required is to match the 20 percent affordable housing component with a 20 percent uplift in floor space.
This will make the provision of affordable rental housing much more viable for the 10 year rental period the policy requires.
The report also criticises the Boarding Houses component of the ARHSEPP yet it does indicate that these have rentals that are 20-40 percent cheaper than equivalent apartments in areas away from universities.
The City Futures report raises concerns that the boarding houses do not conform to the strict rules required for apartments through the Apartment Design Guide (ADG).
The boarding house model is a different model with shared communal spaces that provide a different approach to amenity.
Recent changes made to car parking requirements also makes boarding house developments unfeasible in many inner areas of Sydney, where there is a critical under supply of affordable accommodation.
The Urban Taskforce believes the intent of the Affordable Rental Housing SEPP is good but that the details are stopping successful implementation of the policy.
Discussion with the industry that produces housing would lead to improvements to the ARHSEPP that would help provide significant numbers of new affordable homes across Sydney.
It would have been useful if the City Futures report had made positive suggestions about where changes could be made to achieve the intended outcomes.
CHRIS JOHNSON is the Urban Taskforce CEO.
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Incentives too low to create affordable housing: Urban Taskforce

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EXPERT OBSERVER
The major commitment to fund infrastructure, particularly for Sydney, in the NSW Budget will underpin the state’s growth.
The ongoing funding of major infrastructure by the NSW Government will future proof the state as the population grows.
The commitment to funding Metro West with $3 billion is an example of the forward thinking required to ensure Sydney grows in a sustainable manner.
This connection between the Harbour City and the River City of Parramatta will enhance both cities and generate significant development between the two cities
The allocation over the forward estimates of $8 billion to health infrastructure and $6 billion to schools infrastructure is a further support for the states strong growth.
The NSW Generation Fund (NGF) with $3 billion seed funds is a good way to plan ahead for Sydney's rapid growth.
The allocation of $27.5 million from the NGF for the ‘My Community Dividend’ is clearly a sweetener to communities to support growth. The funds will allow communities to vote for projects up to $200,000 that add value to their neighbourhood.
The Urban Taskforce, however, is concerned that last year's focus on housing affordability has not been repeated. Last year there was a strong commitment to the Premier’s priority to drive housing supply and the report by the former Governor of the Reserve Bank, Glenn Stevens, raised important issues about housing affordability and supply. We now have a slow-down in housing supply as evidenced by the budget's acknowledgement that $6 billion of income from stamp duty will be eliminated from the forward estimates.
Clearly the supply of housing is slowing down and we would have expected some actions in the budget to ensure a continuous supply of much needed housing. In particular a hold on the removal of the cap on council infrastructure levies would help the housing industry as would a hold on potential affordable housing levies by councils.
The recently announced NSW Productivity Commission is an opportunity to remove red tape from the planning system to help with housing affordability.
The funds allocated to Sydney's Third City in Western Sydney including the $439.4 million for infrastructure is positive as is the $258 million allocated to the Parramatta Light Rail project.
While the focus on infrastructure is the strength of this budget there does seem to be a missed opportunity to encourage Sydney communities to be part of the massive change that is occurring to the city's structure and form.
The Treasurer, Dominic Perrottet's speech titled 'Building for Tomorrow, Delivering for Today' sets the tone for the government's long term commitment to delivering essential infrastructure for the growth of the state. Many of the budget commitments help families including, increases to apprentice numbers, employing more teachers and health professionals and these are positive contributions.
The missing element is more support for new housing that is needed particularly in Sydney. The NSW planning system is still very complex and the delegation to councils to manage population growth is leading to an increase in community concerns about growth.
Overall this is a good budget for setting the framework for growth in urban areas of the state. The commitment to metro rail projects is the key to underpinning growth and the government deserves credit for driving this.
The Urban Taskforce is keen to work with the NSW government, including the NSW Productivity Commission, to find ways to help with housing supply and affordability particularly by reducing red tape in the planning system.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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Infrastructure budget does little for housing: Urban Taskforce

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The latest Australian Bureau of Statistics (ABS) figures for April 2018 show a big drop in non - residential approvals for NSW.
The April 2018 approvals for non-residential buildings in NSW have dropped from a high in December 2017 of $1,272 million to $877 million in April 2018 according to the ABS trend figures released today.
This represents a drop of 31% over a 4 month period which is of concern in relation to the jobs that flow from construction.
The residential approvals however seem to be stable with 5,744 approvals in April 2018 which is just ahead of the 5,691 approvals in March. Both detached houses and higher density apartment approvals were steady.
Click here <a href="https://www.propertyobserver.com.au/images/2018/5/31/taskforce.jpg" target="_blank">to enlarge.</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/5/31/taskforce.jpg" alt="">
There are concerns that the current slow-down in the sales of homes, particularly for pre-sales for apartments, could mean some projects will be delayed therefore reducing the job potential from residential construction. It is also clear that housing sales are slowing with the recent announcement by the NSW Treasurer of a drop in sales tax returns to the state government from the sale of new and existing homes.
The NSW Government will need to carefully watch the slowing amount of activity in the building construction sector that will impact on the 400,000 jobs currently generated by the sector. There are a number of levies applied by the state government and by councils that are impacting on the cost of housing that could be modified to help boost the supply of much needed housing particularly in Sydney. 
The Urban Taskforce is keen to work with the NSW Government to ensure that the significant number of jobs generated by the development sector is maintained over short and long term periods. 
CHRIS JOHNSON is the Urban Taskforce CEO.
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