Sydney Strata is Going Greener

The City of Sydney is launching its Smart Green Apartments program on 20 September 2011.

Smart Green Apartments is about getting a more sustainable apartment building sector by inspiring, driving and supporting cost-effective and efficient buildings, minimising environmental impacts and improving liveability in strata communities.

The launch will be at the Barnet Long Room Customs House, 31 Alfred Street, Circular Quay between 6:30pm - 8:30pm on 20 September 2011.  And, you can register here.

You can find out more about the Smart Green Apartment program by Melinda Cook (Sustainability Engagement Coordinator) on 02 9246 7826 or smartapartments@cityofsydney.nsw.gov.au.

So, why not join the green strata movement and come along to the launch.

Francesco …

Why Waste the Outside of Buildings

Although it’s the inside of most buildings that’s most important to the owners and residents, there’ s plenty of ways to use the outsides too.

One of the more spectacular is parkour or free running, the sport of running, jumping, climbing and tumbling on and over buildings and other structures.  I am fascinated by how these people do it (and don’t get hurt).

So, here’s another amazing short film of some free running in the UK.

Enjoy!

Francesco …

Living in Tiny Little Spaces

I’ve blogged a few times about the tiny apartments in which some people live.

But, apartments are only one type of small space that people live in _  happily, proudly and economically.

If you’re interested in seeing what increased density housing really means for living spaces then why not check out and follow the Tiny House Blog?

There’s some fascinating things there about the way to live in less space.  Apart from all the other benefits, it certainly makes things a lot simpler (and cheaper).  


Like this tiny 47 square meter (505 sq ft) apartment in Barcelona’s Gothic Quarter that Marta Barceló, her husband and son live in.

See you in a small apartment soon.

Francesco …

A Building Defects Campaign in the Australian Capital

Canberra and the people in Canberra (our nations capital) lead Australia.  And, in strata title it’s no different.

Like everywhere else in StrataLand the strata buildings, committees and managers in Canberra have serious problems with building defects, getting them fixed by builders and developers and recovering compensation.

But, the Owner Corporation Network ACT is doing something about it.  They’re using the political strategies that are common in Canberra to get reform and action (and it’s starting work).

Since November 2009 the Owners Corporation Network ACT has been actively engaging the Government and the local media on the serious issue of poor building quality in the ACT Unit Title Medium and High Density Housing Sector. Some of the things that have happened include –

• the OCN initially wrote to Minister Barr on 25 November 2009 requesting a meeting on building defects
• the Minister met with the OCN on 5^th February 2010
• the Minister wrote to the OCN ACT on 30 April 2010 provided a partial summary of this meeting
• OCN ACT then participated in an ABC Stateline Programme on 21 May 2010
• the ABC programme generated additional media attention including articles and Canberra Times letters to the editor, radio interviews
• OCN ACT also meet with Green and Liberal MLAs
• on 26 May 2010 the OCN submitted a written request to Chief ACT Minister Jon Stanhope to commission a Judicial Inquiry into building defects and associated issues in the ACTT
• on 7 June 2010 Minister Barr wrote to the OCN (and other stakeholders in this living sector) outlining 11 ideas to address the building quality issues and asking for comments
• OCN ACT replied on 30 June 2010
• OCN ACT also met with ACT Planning and Land Authority again on 13 July 2010
• the Minister of Planning held a Building Quality Forum on 26 July 2010 at the ACT Legislative Assembly chaired by Minister Barr and involving 30 individuals including senior people representing the building industry from interstate, Canberra based representatives of the Real Estate Industry, Insurance Industry, Property Development Group, Trade Training Organisations and several Government Agencies and the OCN ACT

It’s solid work by strata citizens and you can find out more and see the OCN ACT’s material here.

Well done OCN ACT and see you at the next political rally about poor quality building.

Francesco …

Sustainable Strata Buildings are Growing Like Tulips

The whole world is focused on reducing energy use and making buildings sustainable.

So, there’s more and more proposals for green buildings ranging from simple to wild.  But, what I’m interested in the residential ones so, here’s another one from Netherlands called Zuidkas.

It’s commissioned by the Government Buildings Agency in the Netherlands, Architectenbureau Paul de Ruiter‘s design is centered around a rooftop-based ecosystem that will sustain and enrich the structure’s offices, homes, school, and restaurants in addition to a park, a biogas electrical plant and retail facilities.

Energy consumption is one of the key issues taken into consideration in the design. The residential units are designed to accommodate energy spikes during the morning and evenings, while the office spaces take advantage of steady rates through the middle of the day. The goal is to maintain energy efficiency throughout the building at different times during the day, providing the most efficient energy use while reducing waste.

The building will be encased in a glass shell that is designed to act as a buffer against elements of heat and cold. Additionally, plant waste from the greenhouse and toilet water from the building will be collected and sent to an on-site co-fermentation plant to be converted into biogas that will heat the tap water and parts of the structure.

It’s another example of what can (and should) be done in residential strata.

So, see you in a green(er) strata building soon.

Francesco …

These People Should be Certified

Private certification of medium and high rise apartment development has been around for about 12 years in NSW and has copped a lot of criticism.

By privatising government regulation it opened the way for more efficiency and choice but (unfortunately) it also created opportunities for more genuine mistakes, more negligence, the temptation of undue influence and corruption.

But, there are some controls and things affected owners can do.

The Building Professionals Board monitors, regulates and disciplines certifiers and can accept and investigate complaints from anyone.  It has a very comprehensive website that contains the Disciplinary Register and reports summarising selected Complaints & Investigations.

In the latest report a few high rise cases are highlighted.

In one case, the certifier failed to identify that a car park was open deck and did not properly determine the building height, thereby certifying an apartment building which did not have sprinklers in the building and carpark, one fire exit instead of two, no fire control facility, no emergency warning system and no intercommunication system. After action by the Building Professionals Board, the NSW Administrative Decisions Tribunal reprimanded and fined the certifier $15,000.

In another case, a certifier did not properly ensure that fire safety measures were met in an apartment block and certifying tulip style door handles when they should have been single downward action handles.  The certifier argued that he relied on certificates provided by installers and the owner.  Interestingly, the ADT said that “an accredited certifier is expected to be skeptical of the reliability of a certificate presented by a trade supplier or installer as these document may be affected by a lack of detachment and partiality”.  The ADT reprimanded and fined the certifier $5,000.

And, in another case, a certifier did not properly certify two apartment buildings by making errors on separation distances between openings and boundaries, exit door swing directions, exit obstructions, inadequate exit signage and the fire rating of floor coverings.  The ADT decided that this certifier did not properly understand the public responsibility of his role and did not adequately manage certification (relying on others, delegating responsibility and not carrying out inspections). The ADT cancelled the certifiers licence, banned him from reapplying for 2 years, disqualified him from working in a certifiers office for 5 years and fined the certifier $12,000.

And the Disciplinary Register records the following since 2007 –

• 66 certifiers have been disciplined
• 32 of those certifiers have had more than one disciplinary actions
• One certifier has been disciplined 25 times
• The worst sanction against a certifier was a $15,000 fine and cancellation of their licence 

None of this is good news and it confirms anecdotal views about the (poor) quality of come certifiers.  But, it also demonstrates that complaints can result in action, that the Building Professionals Board is doing something and that the Australian Decisions Tribunal is making decisions that reflect common sense about the certifiers’ role.  

And, maybe some of those ADT decisions will also help civil legal actions by strata corporations against certifiers.

Francesco …

More High Rise Window Dangers

I’ve blogged before about the dangers of windows in high rise apartments for children and how we all need to make apartments safer.  But, the risks also extend to adults as this recent New York tragedy reveals.

Last week, a wall street executive died after falling from a fifth storey window on East 74^th Street in NYC.  Keith Mastronardi, 31, fell to his death while trying to open the bedroom window.  After spending the day in Central Park with his wife and 3 children he was enjoying a few martinis, turned to open window to let out some smoke, lost his balance and fell out of the waist-high window.

It’s reported his wife “heard a thud, the bang, and went to look out the windows and saw him there."

The apartment was not fitted with window guards, a requirement for NYC apartments with children under the age of 10.

The same risks exist in many apartment buildings around the world and it’s important we pay attention to this risk and make sure our strata buildings don’t kill.

See you hanging on tight when near open windows.

Francesco …

Building Quality Issues make Front Page News

In last week’s Australian Financial Review (7 April 2011) Ben Hurley reported about the perennial issue of the poor quality of high density building construction and defect claims about those buildings in an article called “The Lows of High Rise”.

A variety of strata experts and groups are quoted in the article which makes the following interesting points –

• Government often fails to include or recognise strata schemes in legal initiatives (like Queensland flood relief)
• Owners in some larger strata schemes are paying for community infrastructure (like road, street lighting and drains) without getting rate relief
• Many owners don’t understand the shortcomings of strata ownership
• Building certification has let strata owners down badly over the last decade
• Consumer protections for building quality for free standing home owners don’t apply in many buildings over 3 storeys where Home Owners Warranty does not exist
• Strata schemes are losing more cases (or finding more builders going into liquidation)
• Strata owners need to co-operate to get good outcomes when building defects occur

All these things are true and worth reminding everyone about.

But, it’s about time the critical issue of building defects makes the front page (and I hope it continues to do so) so that awareness increases and changes are made to improve consumer protections.

I’ve been involved in making defect claims for a long time and seen owner’s rights get watered down and eroded.  It’s wrong and I’m committed to trying to improve  outcomes on building quality issues for owners.

After all, when people spend hundreds of thousands of dollars (or more) for a new apartment they are entitled to expect and get a properly constructed building, for the building to comply with all building controls and standards and to be able to use their apartment in comfort, safety and securely.

So, see you in your defect free apartment and strata scheme soon.

Francesco … 

Here in Noosa there’s plenty of Good Strata

The Queensland Sunshine Coast is well known for long and lonely beaches, great resorts, boating waters and sunshine.  It’s heavenly.

And from a real estate perspective, the Sunshine Coast is also strata heaven.

In the Sunshine Coast Noosa Heads is the centre of all that (sunshine and strata) activity and since I’m here for the CTIQ 2011 Conference I thought I’d highlight some strata features.

Firstly, there’s a lot of high density buildings that are used for residential, commercial and tourist purposes.  In Hastings Street (the main street of Noosa Heads) there’s over 70 medium and highrise buildings in less than 900 metres.

Here’s a link to an interactive geo map of the region showing buildings of over 3 storeys … and there’s more like this.

Secondly, there’s a lot of strata managers.  The local phone directory lists over ## strata managers in the area.

Thirdly, the local council (the Sunshine Coast Council) supports medium and high density real estate development.  They have developed sophisticated planning models and processes that, when viewed, facilitate high quality development (see their website page on planning controls).

Fourthly, everyone here is a supporter of strata title, medium and high density real estate.  They see it as one of the things that have improved the region and their lives.

It’s nice to see such universal support for strata and higher density living and such good outcomes.

I recommend everyone come to Noosa Heads and see what can be achieved with good medium and high density real estate development.

Francesco ….

People Interacting with the Built Form

Buildings and the man made structures are there for people to use. 

Conventionally that’s typically on the inside of them.  But a few more adventurous humans prefer to interacts with the outside walls, roofs, ramps and ledges. 

You may know them as proponents of the sport called Parkour (or free running).

It’s crazy and looks extremely dangerous.

And, here’s a video of some San Francisco Parkourers, and free running masters Ryan Doyle and Brian Orosco recently came to San Francisco to demonstrate their acrobatic Red-Bull fueled wizardry in Parkour and Free Running with Ryan Doyle by Tylor Troy Bohlman.

The YouTube link is - http://www.youtube.com/watch?v=bkx9t_dEGi0

Enjoy.

Francesco ...

Buildings that Reflect what Happens Inside

Sometimes even the best designed buildings are a bit boring.  But what if the outside of  buildings revealed what was going on inside? I got the idea from this photo of the carpark of the Kansas City Public Library that's partially concealed by the a wall of giant book spines.  It's a striking feature of Kansas CIty's downtown, running along the library carpark on 10th Street.  The book spines are 25 feet high and 9 feet wide and show 22 titles suggested by library members. It's pretty cool. What if the outside of other buildings reflected what went on inside like - Office buildings that look like computers, filing cabinets, and stationery Banks that look like vaults, banknotes and coins Restaurants that look like stacks of plates, glasses, napkins and cutlery Mechanics workshops that look like car parts Francesco ...

Go ... and Get Urbanised

The design of cities is a serious business for planners.  And, it make a difference to everyone who lives and works in them.

So, it's always interesting when someone popularises the issues and makes them accessible to us.

Urbanized is a new documentary by Gary Hustwit currently in production about the design of cities. 

Urbanized looks at the issues and strategies behind urban design, featuring some of the world’s foremost architects, planners, policymakers, builders, and thinkers. Gary's been traveling around the world interviewing people and filming specific urban design projects that represent the issues facing cities today. 

And, Gary has set up a Kickstarter project to help raise funds to complete the film.

Check it out and watch out for the finished documentary.

Francesco …

What Makes Cities (and Buildings) Liveable?

I was reading the Australian Government’s discussion paper Our Cities and was intrigued by their identification of the things that make a city liveable.

They say that that “liveability” is “the way the urban environment supports the quality of life and wellbeing” including “mental and physical health, happiness and life satisfaction plus supportive social community relationships”. 

And according to the Australian Government the key factors for cities are –

• Balancing infill and green-field development
• Facilitating the supply of appropriate housing
• Supportive affordable living
• Improving transport options and reducing our dependence on private vehicles
• Improving the quality of the public domain
• Improving public health outcomes
• Redressing spatially concentrated social disadvantage

You can read more about these issues (and the Government’s approach to them) in the discussion paper.

On a different dimension the Economist Intelligence Unit runs the world cities Liveability Index every year and ranks cities on 30 qualitative and quantitative factors across five broad categories –

• stability
• healthcare
• culture and environment
• education
• infrastructure

Each factor in a city is rated as acceptable, tolerable, uncomfortable, undesirable or intolerable. 

You can read more about these factors in their summary report.

But what are the factors that make a strata building liveable?  Are they the same, similar or different?  And, if not the same should they reflect the same themes?

I’m not sure but am certainly ready to start a debate.  So, my strata building liveability factors are as follows. 

Location - The building location suit a variety of occupiers’ needs – with access to work, transport, living, health, education and entertainment needs.

Built form - The configuration and construction of the building provides for safe, comfortable, private and useful separate accommodation and matching shared spaces.

Maintenance – The building is in good order and maintenance is ubiquitous (in that it happens without people noticing except in unusual circumstances).

Expenses - The steady state operational costs should match the socio-economic mix and capacities of owners and occupiers.

Disputes – Whenever conflicts arise they are resolved quickly in fair and transparent ways.

Commerciality - Buying, selling and leasing in the building is trouble free.

Adaptation - Longer term maintenance and building upgrades are regularly considered and (if agreed) promptly implemented.

Socialisation – Occupiers have opportunities to interact with each other on different matters.

There may be others too.  But, I think that if you could rate your building over 3 stars (out of 5) on all these it would be a pretty good place.

What do you think? What makes your building liveable (or not)?

Francesco …

High Rise Cat

As pets become more common place in high rise buildings will they adapt to living above the ground?  I guess they’ll just have to. 

Like this cat … that clearly feels comfortable with heights and narrow ledges.

I suppose he has plenty of spare lives and the view is to die for.

Francesco …

Making Human Stratas

Strata buildings involve layering living spaces above and below each other.

Rising up into the air, with each space supporting and protecting the other, to create a structure that no one owner could achieve on their own.

Well here’s a traditional Spansih Castell photographed by Mike Randolph.

They’re tall towers made entirely of people (aka castellers) at a festival in Tarragona, Spain and are truly impressive feats of teamwork, strength, and bravery.

And yes, Castells do occasionally topple back to earth.  So, they’re a lot like regular strata buildings.

You can learn more about Castells at Kuriositas.

Any volunteers for a Sydney Castell?

Francesco ...

Putting More Energy into Less Energy

Saving energy is crucial to our future.

Smart facility managers already know it. Smart commercial property owners already know it. Governments are already mandating it.  

But not all property owners have realised it yet.  Especially strata owners.

Property owners should take of savings associated with improving energy efficiency while reducing energy, waste removal and water consumption costs.

Although this is happening and mandated for in commercial real estate and private home owners (who are more directly in control of their properties) are making energy saving improvements, it’s not really happening in high-density strata titled real estate.  And, unfortunately Government support schemes have not identified and/or do not provide for multi dwelling residential housing.

World wide research has identified that the potential savings in energy that could be achieved in multi dwelling residences are about 30 percent in a decade (an estimated $9 billion in the USA).  That’s a lot of energy (and money) globally.

But even at building level, a 30% saving on energy (electric, gas) and water expenditures would allow significant changes to strata corporation budgets.

Plus there’s all the soft benefits of going “green” like -

• Properties that are known for ‘green’ practices stand out from the crowd
• Lower operating costs make the property more desirable for purchasers, translating to increased values
• Improved environments (air quality, cleaning products without harsh chemicals, less pesticide, less fertilizer to keep ponds clear instead of algae ridden, etc.) lead to happier residents and make your community a better place to live

So, let’s all work on getting awareness up, initiatives developed and shared and strata buildings going green.

See you in a cleaner (and greener) strata environment soon.

Francesco …

A Smorgasboard of Strata Apartments

2011 and 2012 are shaping up to be a smorgasboard of new Sydney apartments for buyers to choose from.  So it's Strata Yum Yum!


Some of the highlights (at least according to SMH Domain) include the following developments.  And, of the 19 featured developments there are almost 5,000 apartments planned amongst them.



The Heritage, Walker St, North Sydney - A new eight-storey building of 21 apartments blended into four 1891-8 heritage houses, designed by architect William Smart and developed by the Moore Development Group which specialises in boutique projects on the Lower North Shore. From $750,000 for 2 beds (100-105sqm), from $1.25 million for 3 (151-182sqm); completion: Mid to late 2012


APEX, The Carriageway, Victoria Park - A high-rise tower and low-rise boutique building comprising 148 apartments, some split-level and others terrace-style, designed by Turner + Associates and developed by Payce Communities.  From $462,500 for 1 bed plus study (51sqm-83sqm), from $632,000 for 2 beds (71sqm-104sqm) and from $959,000 for 3 (127sqm-135qm); completion end of 2012


Eden Apartments, 15 Goold Street, Chippendale - 26 apartments designed by architect Tony Owen Partners and developed by Ceerose; One beds (42-61sqm) from mid-$400,000 and two beds (80-100sqm) from $600,000 and three-bed penthouse (101sqm) $1 million-plus;  completion in late 2012/early 2013


Antias, Distillery Drive, Jacksons Landing, Pyrmont - A low-rise five-level building – the final to be built at Jacksons Landing – of 43 apartments, designed by architects Tonkin Zulaikha Greer and developed by Vivas Lend Lease. Only five remain for sale: a 1 bed (151sqm) on the top floor for $875,000 and four 2-bed –plus-media-room (124sqm) from $950,000; completion in mid-2012


Powerhouse Apartments, Dunning Avenue, Rosebery - Behind the heritage-listed facade of a 1930s Art Deco warehouse, there'll be 132 apartments across five buidings, designed by JPR Architects and developed by Linear Group and Abacus Property Group.  1 beds (50-58sqm) from $419,000 and 2 beds (75-96sqm) from $719,000; completion in late 2012


One Central Park, Broadway - Construction is about to start on the first stage of the $2 billion Central Park precinct – two towers, one 33 storeys and the other 16, with 623 apartments, designed by Ateliers Jean Nouvel and developed by Frasers Property Australia. 150 apartments remain, one bed from $610,000, two beds with parking from $820,000. The high level skyhomes are from $1.3 million; completion in late 2013


Top Ryde City Apartments, Ryde - Construction of the first two towers, containing 197 apartments, of five residential towers – totalling 450 apartments – planned for above the shopping centre will begin this year, designed by Marchese + Partners and Robertson + Marks Architects, developed by the Crown Group.  183 have been sold already but of the remainder, two beds (from 83sqm) from $670,000 and three beds (from 122sqm) from $1.3 million; completion of the first stage in late 2012


Metro Residences, The Transport Interchange, Chatswood - Three residential towers in the heart of Chatswood, they'll provide 553 apartments, designed by COX Design and developed as a joint venture between The Galileo Group and ISPT (Industry Superannuation Property Trust).  1 beds (51-66sqm) from $488,000, 2 beds (75-105sqm) from $735,000 and 3 beds (121-133sqm) from $1.25million; completion in late 2013


Giallo, 66-68 Riley Street, Darlinghurst - A five-storey building of 20 apartments, designed by Frank Stanisic Associates and developed by Lateral Corporation. 1 beds (from 49sqm) from $559,000 and 2 beds (from 98sqm) from $930,000; completion in ate 2012


The Waterfront, Wentworth Point - Three new 6-8-storey buildings are about to start at this complex on the border of Sydney Olympic Park developed by Sekisui House and which will eventually comprise close to 2,500 apartments: the 215-unit Corsica, Catania with 301 and Messina with 162. Only some one-bedrooms in Messina (57sqm) for under $450,000, and some premium three-beds (115sqm) for around $700,000; completion variously between end of this year and end of 2012


Emerant Lane, Burns Bay Road, Lane Cove - 85 apartments over two seven-storey buildings designed by dKO (corr) Architects and developed by Sakkara.  One beds (50-60sqm) from approx $425,000, two beds (80-90sqm) from $585,000 and three beds (120-140sqm) from $800,000; completion early 2013


Clemton Park Village, Clemton Park, Campsie - 700 apartments designed by Marchese Partners with first stage of four four-storey buildings of 76 to be released in April; one bed (57-60sqm) from $370,000 and two beds (75-80sqm) from approx $470,000; completion late 2012


Allure, Mooramba Road, Dee Why - nine low-rise buildings of 117 one and two bed apartments designed by JAA Studio and developed by Fortune River, priced from $430,000 to $600,000; launching April, completion end of 2012/early 2013


The Parc, Kellyville - 123 three-bed townhouses (sizes tba) developed by Sunland priced from the low $500,000s to $600,000; to launch April 2011


VSQ North, Green Square, Zetland - A 26-storey tower of 294 apartments, developed by Meriton, prices from $370,000; to be launched in March 2011


Oceanside, at Warriewood - 450 apartments, developed by Meriton, prices for 2 beds from $500,000-plus; to be launched in March 2011


Un-named, Killeaton Street, St Ives - 298 apartments developed by Meriton, prices for 2 beds from $550,000-plu; to be launched in AprilUn-named, Sylvania: 57 two and three-bedroom townhouses by Meriton on the Georges River, prices from $575,000-plus; to be launched in May 2011


Epping Park, Epping - Second stage of development on the former Channel 7 site by Meriton, a 6-storey building of 130 apartments to be launched shortly; prices from $450,000; no completion date


Vantage, Rhodes - 25-storey tower of 290 apartments by Meriton; no launch date


That's a lot of new strata for Sydney.


See you in a new apartment soon.




Francesco ...