Urban Life Magazine issue 3

JULY 2016 Vol. 1, Ed. 3

Urbanlife Award-winning New Homes & Land Ideas

INFRASTRUCTURE’S FIELD OF DREAMS • WARM RECEPTION • WONDER WARDROBES PASSIVE PLAUDITS • CHANGING FACE (AND SIZE) OF HOUSING • INDUSTRY NEWS

Over 3kms of walking and bike trails

contents

24.

JULY // 2016

WELCOME

6.

FEATURES

32.

8 GIVE IT A SPIN Recognise the hardest-working room in your home 12 EASY LIVING Being time-poor didn’t mean Brooke Davenport had to compromise with her Greenvale home 18 HEALTHY RESPECT Use passive design in your build for life-long benefits 24 FIELD OF DREAMS Thoughtful planning is improving the provision of infrastructure in new communities 32 A SUITABLE ARRANGEMENT Make your walk-in robe the envy of others

REGULARS 4, 45 INSIDERS 6 OBJECTS OF DESIRE 35 COMPETITION 36-37, 42 PRACTICAL MAGIC 48 INDUSTRY NEWS 52 DISPLAY HOME DIRECTORY

36.

12.

win!

T

HE building blocks of new communities are much more than bricks and mortar. Schools, public transport, roads, medical facilities and shopping centres are only the beginning.

In our cover story, Nicole Bittar examines the many challenges faced by developers and planning authorities of providing the necessary infrastructure to meet the expectations and daily needs of residents in new housing estates.

In many ways it complements the HIA’s column about the changing face of Australian housing and how dwelling sizes increase as the size of blocks decrease.

One thing that doesn’t change is how under-appreciated the laundry is in many homes, or how a wardrobe can transform the mood of any fashion plate.

Or how you can better enjoy life with passive design and a Healthy Home.

We also tap into the Alternative Technology Association’s expertise to find what form of heating works best.

Please ensure you don’t miss the last chance to enter our competition in which you can win a $4990 voucher from Adriatic Furniture (see Page 35).

Simply register your details at urbanlifemag.com.au for your chance to win.

Ross McGravie Editor

35.

SCAN ME! Download the Urban Life app and scan when you see this icon throughout the mag with a mobile device for a unique interactive experience (see page 44 for details)

PUBLISHER Ross Copeland // MANAGING EDITOR Ross McGravie // SUB-EDITOR Cassy Polimeni // ART DIRECTOR Amy Tanner // NATIONAL SALES DIRECTOR Steve Kunesevic // ADMINISTRATION Gina Copeland

A division of Publicity Press Pty Ltd

PUBLICITY PRESS PTY LTD ABN 31 005 490 068 Level 2, 577-579 Church Street Richmond Vic 3121 Australia PO Box 4331 Richmond East Vic 3121 03 9804 4700 // reception@publicitypress.com.au urbanlifemag.com.au

INSIDER

What attracted you to the industry (and when)?

I was always interested in Art and Visual Communication at school and knew I wanted a career that allowed me to explore my creative side. I started out in the industry 10 years ago as a colour showroom hostess while I was studying Interior Decoration and Design. As I assisted clients preparing them for their colour appointments, I realised I really enjoyed working through their floor plans so I decided to continue my studies and began my drafting course.

What do you love most about the industry?

I love that every display home is always different. Each site and house design presents new challenges and there are constantly new trends and products on the market to incorporate into our designs.

design of the home has been such a great change. Not only is it environmentally friendly, it also helps reduce your living costs.

What’s the biggest misconception people have when building a home?

That it is easy and stress free. Building a home is one of the biggest investments people will make and it is quite an emotional experience, so there will be some ups and downs.

At Urbanedge, our team is there to help clients through the entire building process to ensure their journey runs as smoothly as possible.

Julie

Gorgievski

What do you consider your proudest moment or greatest achievement (in the industry)?

Proudest moment was being part of the team that worked on some of our most successful and award-winning display homes. We all love what we do and what we produce, so it is always rewarding when other people recognise and appreciate all the work it takes to deliver the outstanding display homes that we are known for.

Urbanedge Homes

Biggest regret?

I’m happy to say I don’t really have any regrets. There have definitely been many highs and lows throughout my career, but all of those challenges have helped me learn and grow, shaping the draftsperson I am today.

Worst trend?

Excessive bold colour used throughout the home. I think less is more. Colour can be introduced through artwork and accessories, rather than fixed features - such as cabinetry and splashbacks - which will date and can be quite expensive to replace.

What tips would you give for future-proofing a home?

Integrating smart wiring throughout the home is a must as technology in the household is becoming increasingly popular.

What should prospective buyers look for when choosing a builder?

I would recommend that buyers focus on a floorplan that would suit their individual needs. It is also important to research what inclusions and promotions builders offer to ensure they are getting the best value for money.

What do you think building a home will be like in 2030?

I think prefabricated components in home design will become much more popular in the future, which will hopefully help speed up the building process and make it more cost effective.

Best change?

Incorporating energy-efficient solutions, such as doubleglazed windows, solar panels and rainwater tanks, into the

Display Program Manager 4 // URBAN LIFE MAGAZINE

If building tomorrow, what feature would you most like incorporated in your home?

One of the features that I would definitely incorporate would be good quality hardware to all cabinetry. It might be more expensive, but it’s well worth it as it will improve the functionality of the space and stand the test of time.

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www.bentleyhomes.com.au URBAN LIFE MAGAZINE // 25

O b j e c t s of D e s ire

Incredulously, Rihanna said it best: “shine bright like a diamond.� Making sure you see the light is a given with these switched-on Italian and local creations. Ceiling fixtures are at their illuminating best with feature suspension and fitted styles in classic, contemporary designs. Lights on!

Rise &

shine

By Nicole Bittar

6 // URBAN LIFE MAGAZINE

1. Algoritmo System by Carlotta de Bevilacqua and Paola Di Arianello Artemide, Carlton (www.artemide.com.au).

Price on application.

2. Float Circolare Ceiling Product by James Irvine Stockist: Artemide, Carlton (www.artemide.com.au).

RRP: $1356 3. Parachilna Bai Chandelier 3 by Neri and Hu Stockist: Criteria Collection (criteriacollection.com.au).

RRP: From $4900 4. Parachilna Aballs pendant (suspension) light by Jamie Hayon. Stockist: Criteria Collection (criteriacollection. com.au).

RRP: From $1710 5. Cloche pendant Stockist: Porcelain Bear (porcelainbear.com) RRP: (medium) $750 6. Cubo Stockist: Studio Italia, South Melbourne. www.studioitalia.com.au RRP depends on colour of the design and light source, but a white Cubo with an AR111 lamp-holder is $396, including GST.

Spinterest

IMAGE: SHUTTERSTOCK.COM

TIFFANY COPELAND gives her overworked and underappreciated laundry the credit it deserves

I n s ide

W IMAGES from Porter Davis (clockwise): ‘Waldorf’, Williams Landing Estate; ‘Waldorf Grange’, Aspect Estate, Greenvale; ‘Hoffman’, Harcrest Estate, Wantirna South; ‘Forsyth’, Mernda Villages Estate

HEN it comes to laundries there aren’t many grey areas, unless you mix your whites with your darks. Yet for centuries, the laundry has been one of the hardestworking rooms in the house. Washing, drying, cleaning, ironing – it all happens in the laundry, but this room rarely receives the recognition that it should.

From 17th century cauldrons to 21st century washing machines, drying cupboards and laundry chutes, the technology and appliances available in this room have evolved over time to simplify and improve our lives. One only has to imagine our grandparents’ experience of scrubbing a shirt using a washboard and soap to see how far we have come.

These days, not only is the laundry used for cleaning and washing, it is also commonly allocated as the pet-house.

We expect so much from this room, so why is it so commonly allocated the smallest space in the house? Why are we not proud of our laundries in the same way we show off our kitchens? After all, laundries are aesthetically becoming an extension of the kitchen, with the same tiles, benchtops and cabinetry to create a uniform look throughout the room.

Why not include a flatscreen TV to make the tedious tasks of laundry more bearable, or more benchspace to enhance the room’s versatility? The laundry may be more of a private space for families, but with so much time spent there, why not create a luxury space you appreciate and actually want to be in?

When designing the perfect laundry, there is more to consider than you would expect. Where best to position the washing machine and dryer? Should the sink go next to, or opposite, the whitegoods? It might sound silly asking yourself these questions, however a well-planned laundry will serve many needs.

The better planned your laundry is, the easier your banal everyday chores will become. And with better design, the experience will be altogether more rewarding.

First, let’s consider the laundry layout. Why place your washing machine and dryer on opposite sides of the room?

For most people carrying clothes between the bedroom or bathroom floor to the laundry is enough. Who wants to unnecessarily transport clothes between places? Not me.

Logically, your washer and dryer should be next to one another or stacked on top of each other. This is also practical as it keeps plumbing to a minimum. It’s also a good idea to have your washing baskets or hampers nearby for easy transportation of dirty clothes straight into the wash. No one wants to further extend that trail of mud dripping from dirty footy gear or that trail of sand from the beach towel.

It is also necessary to plan a space to do the ironing near a power point. In a multipurpose room like the laundry, considering storage is essential to create an efficient and productive room. Indoor clotheslines are a good addition, not only for delicate clothes but as an energy-efficient way to dry your clothes. Shelves above the washing machine are an ideal

URBAN LIFE MAGAZINE // 9

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I n s ide place to keep washing detergent, fabric softener and other cleaning products nearby but out of reach of children. A designated cupboard for your ironing board is also a smart inclusion. If pressed for space, consider mounting your ironing board to the back of a door or directly on to a wall.

Laundry storage can also be used to store items such as sports equipment, gardening tools and pet possessions. Speaking of pets, a large laundry sink is a great place to wash your furry friends, so consider the size and depth of your sink carefully.

Lastly, decorate your laundry. Whoever said doing chores can’t be fun? OK, maybe not fun – but that’s not to say that some colourful murals, vintage posters or geometric tiles can’t be used to liven up your work space. Think about your style and use it to decorate your laundry so it’s not a plain, clinical space (unless, of course, this is the style you prefer). Perhaps it would be worthwhile to use decorative objects in your laundry, such as baskets for dirty clothes or fun signs to label areas.

Light is another important element in the laundry. I’m not talking about extravagant chandeliers or decorative lanterns; I’m talking about the real thing – natural sunlight.

While it can be fun to jazz up your laundry with some cool and creative lights, it’s also very important to include natural light in the space.

No one wants to feel like Harry Potter living in a broom cupboard under the stairs.

Adding a window or a skylight to your laundry will open up the space. Sunlight is also extremely useful in determining whether that nasty red-wine stain you’ve been trying to remove from your favourite dress has gone, or whether those white footy shorts are finally free of those annoying grass stains. If natural light is not an option for your laundry, add some quality ambient lights in the ceiling. LED strips above benchtops and white walls are also a great way to bounce light around the room if natural light is unavailable.

It is essential to keep your laundry environment safe. Between disinfecting, washing, soaking, and stain removing, the laundry is like the science lab of the household, filled with dangerous chemicals and fumes. It’s a good idea to insert an extraction fan or vent to the outside. This will assist in eliminating toxic or dangerous fumes as well as any mould caused from moisture.

Porter Davis ‘Waldorf Grange’ drying room

Dry, dry again

A

DRYING cupboard is a beneficial and sneaky space that keeps the rest of your home looking good.

That’s the view of the Porter Davis interior design team, which says the laundry isn’t the most exciting room in a house and is often viewed as “the quiet achiever” or “dark horse” of the home. But its importance as a utilitarian space can never be underestimated.

Not only do you no longer need to wait for good weather in Melbourne’s crazy climate to dry your clothes, but you also don’t have to wait for your guests to leave your living room before hanging out your washing to dry. These drying cupboards are also ventilated, which helps to avoid condensation issues.

The team encourages people to be colourful and creative in their laundry – the latest feature being geometric tiled splashbacks. Who knew those geometry classes would be put to use to design a feature wall for a laundry?

“Just because the laundry is a functional space, it doesn’t mean it can’t look beautiful too. If you love the classic look, little added touches of small metal tins with lavender or rosemary work really well. If your look is more resort, use wicker and cane baskets for storage, potted succulents and coastal inspired artwork,” the team says.

Whatever look you choose, the team advises you to continue the look or décor details featured in the kitchen or bathrooms. In other words, establish a laundry that “matches the style of your home, but one that is tough too”.

- TIFFANY COPELAND

URBAN LIFE MAGAZINE // 11

Turning point PHOTOGRAPHY: NICK FLETCHER / STYLING: CLAIRE CAU-CECILE

This time-poor buyer worked smart rather than hard when building her home in Greenvale’s Aspect Estate

12 // URBAN LIFE MAGAZINE

E STAT E P I O N E E R S

W

HEN you’re as busy as Brooke Davenport and want to build a new house, the phrase “turn-key” has instant appeal. The firsthome buyer, restaurant supervisor and basketball identity said the combination of travel, sport, study and a desire to build a career had left her time-poor, which meant she was looking for a stress-free alternative to hours of meticulous research and spending her weekend travelling between display villages.

The journey started well as Brooke knew exactly where she wanted to build.

Brooke grew up in Gladstone Park and Greenvale before leaving home at 22, then rented in Westmeadows and surrounding suburbs while she studied teaching and continued playing representative basketball. So it was natural that she opted to look in nearby Greenvale, Craigieburn and Mickleham for a place to call home.

“I have lived my whole life at the end of the Tullamarine freeway, only minutes away from the airport, and all my family and friends live close by. And being very involved in basketball in the area, it only seemed natural not to want to live too far away from all this.

“While Craigieburn and Mickleham seem like they are just up the road, to me it was just getting further and further out. The bonus of living nearby was that I knew what was already here and what was happening in the area, such as the new shopping centres being planned, schools to be built and other developments, such as road duplications,” Brooke said.

ONE OF HER sisters had built at Attwood many years earlier, so Brooke was unperturbed by the thought of building when she set out on her quest, not knowing what lay ahead.

“We spent some weekends looking at display homes and spent time ensuring that we could finance a mortgage.

“Driving around estates and looking through display home after display home, I was attracted to the idea of a townhouse. But I really didn’t like the idea that I had a wall dividing me from my neighbours and found at various inspections they (townhouses) were generally very small,” Brooke said.

“One of the key things we were looking for in a house is that the kitchen, dining and lounge room area were at the back of the house. Houses don’t come with big backyards these days and having all the entertaining areas down the back of the house is something we really wanted.

“The decision to build with Porter Davis happened very quickly. On a Saturday we visited their display houses in Greenvale, where we saw house-and-land packages on pamphlets and one in particular caught my eye.

“It was a small block with minimal maintenance and the house was similar to what we were looking for in a townhouse, just a little bigger.

“It was a ‘turn-key’ home, meaning that there were a lot of inclusions such as fences, driveway, and front and back landscaping. This also appealed to me as it would be less hassle when we moved in.”

URBAN LIFE MAGAZINE // 13

HAVING laid eyes on the turn-key home she loved in Greenvale Gardens Estate, Brooke took the paperwork home and made an appointment with her mortgage broker to secure finance within 24 hours. Unfortunately, during the meeting she received a call and was told that it had been sold only minutes after she had left. But the disappointment was immediately replaced by hope with news that a similar property was available in the neighbouring Aspect Estate.

Keen to end her house-hunting journey, Brooke and a friend hopped in the car.

“After a drive to inspect the block and some quick

thinking, we put a deposit down on the package in Aspect Estate. This was in March 2015. But one of the hardest parts was that there was no display for the Vienna H 21 house that we were building. We could drive around other estates and see from the outside what it would look like, but we couldn’t see the inside. While knocking on someone’s door asking for a tour did cross my mind, we didn’t think it was appropriate.”

Undeterred and determined to stick to her budget, Brooke selected the corner block to maximise light.

NEXT came the design and décor. Design tweaks were minimal, though Brooke’s hands-off approach went astray when it came to the layout.

“The major change that I made to the plans was taking it from a four-bedroom home to a three-bedroom. It seemed like it was a common thing to do in these houses as Porter Davis already had the plans for a three-bedroom design. As it was only us in the house I felt that having four bedrooms upstairs made it very pokey and instead I wanted to open it up to integrate the living area and a study nook,” she said.

Conscious of creating a timeless look, Brooke enlisted the services of her younger sister Ainsley for style advice.

“Having not had the touch-and-feel experience at a display home, picking all the colours and styles at the World of Style was also difficult. I took my younger sister along, as I knew that making these decisions alone was going to be tough. The all-day session left me with a headache as design is not really my thing but we’re really happy with the outcome, such as going for wooden stairs instead of carpet,” she said.

14 // URBAN LIFE MAGAZINE

Interestingly, because the Aspect Estate is designated as a fire-prone area, the double-storey house is constructed from Hebel (rather than bricks). Besides fire-resistant qualities, Hebel also has acoustic benefits, superior insulation and money-saving thermal properties that enhance its reputation as an environmentally responsible building product. Manufactured from sand, cement, recycled material, lime, gypsum and aerating agents, Hebel is Autoclaved Aerated Concrete (AAC).

Brooke said rendering enhanced the home’s street appeal, while she chose an upgrade package to include designer tapware, Essastone benchtops, soft-closing Blum drawers, aluminiumframed flyscreens, a stainless-steel Blanco dishwasher and evaporative cooling.

THEN it was a matter of waiting for her dream home to materialise.

“Land settlement didn’t occur until the start of August 2015.

In March when I put down my deposit, the land had only just been released and then it was about waiting for it to be titled (and other processes). It wasn’t until late September that the slab was poured and it looked like things were moving,” she said.

On the upside, Brooke said she was happy to be free of the usual stresses of building.

“Friends kept asking if we had done the crossovers or finished the driveway yet but, thankfully, I didn’t have to think about any of that. Generally with any of these works you have to take time off to be there, but we didn’t have to go through all of that. It’s little wonder I tell people if you can get a turn-key property, just go for it.”

THE smooth and steady process of building was going to plan until three days before Christmas when Brooke’s world came crashing down. A friend was driving past the home and noticed a broken window and messaged her straight away. When Brooke arrived with her parents to inspect the damage, she was disturbed to find her home trashed and the letterbox removed. The damage totalled more than $22,000.

“All the windows were smashed, most walls had holes in them, doors were ripped off their hinges and the balustrade was torn out and thrown down the stairs and outside. While nothing was taken inside, the house was a mess and I was shattered. It was a huge shock to see it. What made it worse was that this was the Sunday before Christmas when everything shuts down for a few weeks. The house was boarded up and made secure for the break. Fortunately, Porter Davis was really good. I texted my site supervisor, Adam, early on Sunday morning and he responded straight away. Even he was in shock when he saw the damage and

E STAT E P I O N E E R S

(Clockwise from top) Brooke enjoys the garden views from her kitchen; the light-filled family bathroom is largely the result of securing the corner block; the rear living room was a must; and the rendered Hebel exterior has fire-resistant qualities, acoustic benefits, superior insulation and money-saving thermal properties

said, ‘Someone must have been angry’,” Brooke said. “Any time I’ve needed anything done, it has just been a matter of a phone call to Adam. I think regularly communicating with your site supervisor is a must if you want a smooth transition through the construction process. I’m lucky I got a good one.

“Adam has been fantastic. And together with the fortnightly progress reports from Nicola, I always felt fully informed at each stage. Because of that and the lengths they have gone to, there’s no doubt that I would recommend Porter Davis.”

Having initially been scheduled to settle in February, the repair work set back the completion date until April 21 due mainly to the issue of replacing the double-glazed windows.

Fortunately, Brooke was able to return home to live with her mum Rhonda and stepfather Ken, but she dreads to think what may have occurred financially had she been renting.

ONCE bitten but twice shy, Brooke is determined to learn from the experience since moving in on the Labour Day long weekend.

Needless to say, the experience has made her a little wiser and more security conscious but she is still revelling in the joy of owning her first home.

She has installed security doors and keyed window locks, has ordered her blinds and plantation shutters, and has plans to build a deck to complement the olive trees in the rear courtyard.

The basic drought-proof plantings will also be enhanced in the coming months as her green-thumbed mum lends a hand to spruce up the basic landscaping.

“We still have to buy things for the home and do various bits and pieces around the place, but it is such a great feeling for us to finally be in here,” she said. “While it felt like the process was very long, it was definitely worth the wait.”

Brooke recommends that any first-time buyer have $15,000 put away for furniture or whitegoods purchases and any unforeseen expenses, such as installing a TV aerial or buying art to hang on the walls.

“I was lucky that I had most of my furniture before I moved in and could save up when I moved back home for the other things I needed.

“But it’s always great to have that financial freedom, so you don’t have to worry too much about skimping. Instead, you can enjoy every second of living in your new home – just as we are.”

URBAN LIFE MAGAZINE // 15

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Building a home should enhance your wellbeing as well as your lifestyle. MANVEEN MAAN discovers how passive design can help you live happily ever after

G reen L i v ing

G

REEN ratings, sustainability and healthy homes – these are all catchphrases thrown out in common home-building conversations. But what exactly do they mean? The concept of the healthy home is something allergy sufferers and those with respiratory complaints would be well acquainted with.

As the Alternative Technology Association explains in its Healthy Homes eBook, “Whether you’re designing a new home or looking to improve your existing living environment, it makes sense to consider what makes a home ‘healthy’ and what choices you can make to achieve it. Conveniently, what works for a healthy home is often also a more environmentally friendly choice.”

At its simplest, it includes ensuring the air in your home is fresh by avoiding condensation, using carefully chosen indoor plants, and employing natural and mechanical ventilation.

Air quality can be affected by the materials used in your home, such as paints, oils and varnishes, and even extends to your flooring.

The good news is that suppliers are waking up to the value of healthy products.

Gyprock Sensitive, for example, is the first and only plasterboard approved by the National Asthma Council’s Sensitive Choice program for asthma and allergy sufferers.

It uses a gentle anti-fungal agent for exceptional moisture resistance but is also low in volatile organic compounds (VOCs), meaning it emits fewer chemicals than the Australian standard. But this is only the beginning of the healthy home equation.

Green Star Ratings A Green Star is the trusted mark of quality for the design, construction and operation of sustainable buildings. But what exactly are the benefits of a building like this? Well, for starters, inhabitants of these buildings seem to enjoy better health. Good ventilation, materials that are low in toxins, and allowing plenty of daylight to enter the rooms has been proven to improve the health and wellbeing of residents, and this is what a green home brings.

The Australian Housing and Urban Research Institute (2011) found that people who live in dwellings that are damp, cold or mouldy are at greater risk of respiratory conditions such as asthma, and more likely to suffer from mental health issues.

On top of that, the World Health Organisation has identified lung and respiratory diseases associated with poor indoor environment quality as three of the top five leading causes of death.

Green Star-certified buildings are said to use 66 per cent less electricity and produce 62 per cent fewer greenhouse gas emissions than average Australian buildings. They also use 51 per cent less potable water than average buildings and recycle 96 per cent of their waste (compared with 58 per cent for the average new construction project). Not a bad way to do your part for the environment.

If these stats have convinced you to “go green”, one way to add a sustainable living feather to your environmentally conscious hat is through passive house design. These cleverly designed homes take advantage of the natural climate to maintain comfortable indoor temperatures throughout the year. The result is buildings that require less active heating or cooling, helping the environment and reducing energy bills.

Passive design homes are well insulated, airtight and largely reliant on passive solar heating and cooling to minimise energy use. Orientation, spatial zoning, thermal mass, ventilation, insulation, shading and glazing are the seven core components of passive homes, creating a holistic approach to building design that results in improved energy performance.

Homes built in accordance to the Passive House (Passivhaus, a concept developed for Germany’s climates to assure the highest level of thermal comfort with minimal energy input) standard are said to be the most energy-efficient buildings worldwide, and to reduce energy consumption by 90 per cent.

How passive design stores heat and keeps cool Passive design utilises natural sources of heating and cooling (essentially, the sun and cooling breezes). Solar radiation is achieved through north-facing windows exposed to window frames and glazing type affects the efficiency of this process. Metal frames with high conductivity, such as aluminium and steel, are said to radiate solar heat while wooden frames do the opposite. Different glazing products offer a wide range of Solar Heat Gain Coefficient values (otherwise known as the ability to control solar heat gain through glazing), enabling you to choose how much solar heat comes into your home.

Due to its geographical location, most Australian climates require both passive heating and cooling. Passive design regulates the temperature of the house, as well as the people in it, a concept referred to as “designing for climate”. Passive solar heating and passive cooling is the least expensive way to keep your home at a comfortably temperature all year round.

Cleverly designed passive solar heating ensures that heat is kept inside in winter and allows any built-up heat to escape in summer, while passive cooling design techniques can be applied to new homes as well as renovations across a range of different climate zones.

Orientation Orientation refers to the direction your home is placed to take advantage of climatic features. In most climates (except the tropics), living areas ideally face north, to allow maximum exposure to the sun, along with easy shading of interiors in summer.

Good orientation can help vastly reduce or even eliminate the need for added heating and cooling, resulting in lower energy bills (and a healthier bank balance), reduced greenhouse gas emissions (well done you for helping out the world) and improved comfort.

Shading Shading also plays a pivotal role in the passive design game for your house and outdoor spaces. Direct sunlight can generate the same heat as a single bar radiator over each square metre of a surface, so effective shading (including eaves, window awnings, shutters, pergolas and plants), has the ability to block 90 per cent of the harsh summer heat. If

URBAN LIFE MAGAZINE // 19

Insulation Insulated walls, ceilings, and floors can help keep heat in or out by essentially acting as a barrier to heat flow. Besides providing year-round comfort, good insulation also helps with weatherproofing and soundproofing, and reduces greenhouse gas emissions. There are two general insulation types – bulk and reflective insulation.

Bulk insulation mainly resists the transfer of conducted heat by trapping air within its structure, whereas reflective insulation redirects heat away from the home. The level and type of insulation depends on climatic conditions while the most economical time to install insulation is during construction.

20 // URBAN LIFE MAGAZINE

G reen L i v ing reducing unwanted heat gain is a priority, get shading pronto!

Unprotected glass is often the greatest source of heat gain in a house, but be wary of poorly designed fixed shading that can block out the winter sun when you need it. By calculating sun angles for your location, and considering climate and house orientation, you can use shading to maximise thermal comfort.

Ideally, shading should reduce hot summer temperatures and thus save on your energy bills.

Glazing

Sealing Gaps

Thermal Mass

Another clever way of making your home more sustainable is by minimising air infiltration, to help increase or reduce heat gain. Air leakages account for 15-25 per cent of winter heat loss and can significantly contribute to cooling bills over warmer months.

Common leakage points include gaps around doors, between windows, walls or floors, skirting boards, floorboards, and ceilings as well as through air vents, exhaust fans and gaps where pipes penetrate walls.

Thankfully, sealing your home against air leaks is one of the simplest upgrades you can make. Air infiltration can be minimised with airlocks, air sealing the envelope (roof, walls, windows and floor), airtight construction detailing and simply by keeping windows and doors shut. On the other hand, effective cooling can be achieved by maximising the flow of a cooling breeze through your home, encouraging convective air movement to increase rates of evaporation. Accurately measuring and effectively dealing with air leakage also helps to prevent condensation in homes.

Contrary to popular belief, thermal mass is not a giant heat pack. Trapped heat is absorbed, stored and re-radiated by materials with high thermal mass such as masonry, concrete, bricks and tiles within the home itself. As such, these materials act much like a thermal battery – storing heat during the day, and releasing it at night. As a result, heat absorption can be maximised if the thermal mass material is placed inside the insulated ‘envelope’, otherwise known as the roof, walls, windows, floors and internal walls of a home.

Ventilation It’s not surprising that effective ventilation can improve both comfort levels and the air quality in your home. Most Australian homes rely on a mixture of exhaust fans in kitchens and bathrooms, alongside windows and sliding doors to provide much-needed air flow in a house (especially if you live with a wannabe MasterChef). Ventilation plays an integral role in passive solar design by allowing air to move and escape when necessary. The aim of an effective ventilation plan is to cater for an efficient cross-flow of air through the home.

The design must line up windows with internal doors to allow a cool breeze to flow through, and keep this in mind when allocating space within the home for rooms.

Glazing in windows and doors can sometimes be overlooked when thinking about heat flow. A fair amount of heat can pass through single-pane glass, which can compromise the energy rating of an otherwise well-insulated house. To improve the insulating properties of windows, consider double or triple glazing them throughout the home – it will also do wonders for soundproofing.

A brighter future As green, sustainable living is becoming more recognised the world over as an energy-efficient way of life, a passively designed home could very well be your gateway to achieving a more cost-effective and comfortable lifestyle.

Passive house design principles offer the chance to reduce your impact on the planet, as well as save money on power consumption for heating and cooling. The energyefficiency Star Rating for new houses now goes up to 10 stars, with 10 being a home that needs no mechanical heating and cooling. When buying or designing a new home, check the Star performance rating, so you know when you’re helping out the environment, along with your wallet and your comfort levels.

Spatial zoning Zoning is not just limited to creating a home with sections – it can also help to regulate the overall temperature in a home. Effectively thought-out ‘zones’ are able to make use of doors to close off rooms and spaces, as well as to stop warm air escaping from living areas into empty corridors.

URBAN LIFE MAGAZINE // 21

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Field of Dreams Planning for the future isn’t as cut and dried as providing money for infrastructure, as NICOLE BITTAR discovers

24 // URBAN LIFE MAGAZINE

COVER

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T’S a well-worn line from a cheesy 1980s film, “If you build it, they will come”, but it evokes fresh resonance in relation to new housing estates. But whom is building what, whom will come, how will they get there and why should newhome buyers move to Melbourne’s Urban Growth Zones?

With increasing residential development in outlying regions and an estimated population increase of 100,000 each year according to Real Estate Institute of Victoria figures, solid infrastructure investment is more important than ever.

This is the overriding message of outgoing REIV chief executive Enzo Raimondo, who said “amenities investment in suburbs more than 20km from the city is necessary for these suburbs to remain attractive to home buyers”.

“Given the significant growth in Melbourne’s outer suburbs in the past two quarters, improved road and rail infrastructure will drive continued price growth in areas further from the city and within commuting distance of the CBD,” Raimondo said.

Coupled with new Budget measures, including $2.9 billion for Melbourne’s Metro Tunnel, $1.46 billion for the Western Distributor, $924 million for new and upgraded schools, and $982 million in improvements to the state’s health system, the future looks bright for an infrastructure/new housing estate duality in Victoria.

The Housing Industry Association said with new home starts remaining strong (around 200,000 in 2016), it was important to see innovative solutions to our cities’

areas is the timing between collecting the contribution and building the infrastructure. While contributions are collected progressively, infrastructure cannot be built progressively.

For example, you can’t build half a bridge if that’s all the collected funding allows. It can’t be constructed progressively or incrementally; it has to be built in its entirety. Therefore, we believe governments need to fund new infrastructure up front to allow it to proceed in a timely manner, and progressively collect contributions from developers,” Dennis said.

Dennis recalls in the early 1980s, the Federal Government in Australia was using its superior borrowing capability to provide loans and grants to the states and municipalities for the provision of infrastructure. But it opted in 1984 to head down the “user-pays” path.

“At the time, it was providing $10 billion per annum in loans and grants to the states. Over the next decade, this $10 billion yearly sum was reduced to zero, which has subsequently reduced the level of infrastructure now in the ground,” Dennis said.

Pressure was also placed on Australia’s states and municipalities to reduce their borrowings for infrastructure. By the mid-1990s, municipalities started to impose development contributions. The development industry then sought to pass these costs back to the original landowner when acquiring properties for future development. But when this was hampered by shortages of broad hectare supplies, the costs

“Melbourne’s planning for suburban residential expansion is the envy of the nation” infrastructure challenges to meet the long-term needs of Australia’s growing and ageing population. But is this the case?

Malcolm Turnbull’s Smart Cities plan, announced in April, promises to eradicate the blank-cheque mentality of bygone eras for infrastructure projects. Instead, a $50 million budget to accelerate development planning between the Commonwealth and private funders will be implemented.

The policy document promotes the concept of a “30-minute city” – one in which, “no matter where you live, you can easily access the places you need to visit on a daily basis”. Such cities will allow people to live further from the CBD, making new housing more appealing and affordable.

The document states that pressure is growing on “housing affordability, access to local jobs and our natural environment, as well as increasing congestion and traffic”. And that the government will “prioritise projects that meet broader economic and city objectives, such as accessibility, jobs, affordable housing and healthy environments”.

OPPOSITE PAGE Airports are just one small cog of the infrastructure puzzle Picture: CRAIG NEWELL

ALBERT George Dennis, OAM, who heads Dennis Family Corporation and is better known as Bert, is more circumspect about the government-private practice duality.

“A major problem in funding new infrastructure in growth

were ultimately passed on to the eventual lot purchaser.

“The infrastructure that was provided in the 1980s was gradually used up and there is little spare capacity left,” he said.

THE heady days of the 1980s seem a distant memory to agent for change and chief executive officer at Woodlea Estate, Matt Dean. As one of the largest master-planned communities in Australia, Woodlea Estate at Rockbank - about 27km west of the CBD - will undoubtedly be a huge asset to its area, said Dean, with an investment of $2.5 billion into the economy and a further $200 million into the delivery of new community infrastructure and assets.

Woodlea will span 711 hectares and feature 7000 new houses, which will be home to about 20,000 new residents. The sociological benefits are equally impressive.

“New housing estates have a great responsibility to meet the demands of Australia’s future population, including the estimated 80,000 students across Victoria in the next five years,” Dean said.

“This is why Woodlea is working with the State Government to help deliver its policy of Victoria becoming the Education State, with a provision for four future school sites within the masterplan. Furthermore, an agreement has already been

URBAN LIFE MAGAZINE // 25

signed with Bacchus Marsh Grammar School to deliver a private primary school (Prep to Year 6).

“Providing new infrastructure, and delivering it up front in the development lifecycle is an invaluable facet to consider when creating Australia’s new housing estates.”

He insists that a relationship with local and state governments was vital to ensuring the ongoing support and delivery of objectives to residents of these estates.

“At Woodlea, we have worked closely with the state of Victoria across numerous initiatives from day one,” Dean said.

METROPOLITAN Planning Authority’s Victorian chief executive Peter Seamer mirrors Dean’s views on new housing’s popularity and proactivity.

He agreed that Melbourne’s outer suburbs were proving to be very popular, with waiting lists needed for many new estates.

“One large factor driving this growth is housing affordability, with land and property prices in Melbourne’s growth communities being about 40 per cent lower than Sydney’s equivalent,” Seamer said. “Further to this, the abundance of green space and well-designed new town centres that are within 1km of 90 per cent of all houses are also driving buyer interest in new estates.”

Planning for good transport is central to the way the MPA designs new suburbs. Underpinning this are the Victorian Government’s Precinct Structure Planning (PSP) guidelines, which outline key requirements that all new suburbs must meet. These guidelines state that adequate transport facilities must be included in the design of new areas, allowing residents to travel to shops, jobs, schools and other key services safely and efficiently.

“When planning new precincts, the MPA ensures new suburbs are appropriately connected to the arterial road network, so residents can travel with ease to the rest of Melbourne. The State Government collects a levy from

26 // URBAN LIFE MAGAZINE

developers, known as the Growth Areas Infrastructure Contribution, which has been used to fund roads. The GAIC can pay for up to 15 per cent of state infrastructure works in growth areas,” he said.

However, Seamer said it was worth noting one of the MPA’s key roles was to increase jobs in Melbourne’s middle and outer suburbs, ease congestion on roads and public transport, and give people back precious family time. It is planning for the growth of six National Employment Clusters, including the existing clusters of Monash, Parkville and South Dandenong and future clusters at Sunshine, La Trobe and East Werribee.

“By creating jobs in our middle and outer suburbs, people living in new growth areas will have the opportunity to work closer to their homes,” Seamer said.

THIS is a widely promoted imperative. Infrastructure Victoria (IV), the federal statutory authority co-ordinating infrastructure, recently supported the Royal Automobile Club of Victoria’s calls for major transport infrastructure.

Director of Strategy Adele McCarthy said IV was undertaking an extensive community consultation with all levels of government, private sector and non-government stakeholders, academics and researchers, professional associations and interest groups, and the broader community, to canvass all views.

IV is also running two citizen juries – one in metropolitan Melbourne and one in regional Victoria – whereby 43 everyday people will read evidence, hear testimony, deliberate and eventually make recommendations.

This consultation will inform the draft and final strategy, which McCarthy said would be submitted to Parliament by the end of the year.

“We know that many new suburbs in high-growth areas already suffer from a shortage of infrastructure, particularly access to convenient public transport solutions,” McCarthy said.

Buses, health facilities and trains (opposite, top) are major infrastructure elements that planners consider for the future in urban growth areas Pictures: CRAIG NEWELL, images courtesy of Public Transport Victoria OPPOSITE PAGE Wind energy is central to the zero-carbon city ambitions of Masdar in the UAE Picture: SHUTTERSTOCK.COM

COVER

Infrastructure: the world around us From a global perspective, the view looks rosy.

A universal focus on implementing sustainable infrastructure practices is on the agenda, irrespective of sociological or economical status.

The United Nations recently issued a report on the need for developing sustainable infrastructure for the world’s cities. It is clear the economic benefits of healthy infrastructure match the environmental ones.

More than 30 projects sourced globally earned recognition for setting benchmarks in sustainable infrastructure. Noteworthy are the proposed zero-carbon desert city of Masdar in the United Arab Emirates, which aims to wrap buildings in solar panels angled to capture wind energy, as well as an electric transport system that will be anchored around personal transit pods.

In Vaxjo, a city of 82,000 in the south of Sweden, a fossil fuel-free program that began in 1996 aims to decrease emissions 100 per cent by 2030. And the Brazilian city of Curitiba is lauded for its bus-rapid transport system, but its most impressive sustainability measures have come through waste-management

programs. Much of this success has come from providing the community incentives to recycle, including officials offering bus passes in exchange for bags of waste.

More than ever, nations big and small, rich and poor, are recognising the implicit need to implement practices that will benefit future generations and, ultimately, the planet. The World Commission on Environment and Development in 1987 defined sustainable infrastructure as “development that meets the needs of the present without compromising the ability of the future generations to meet their own needs�.

In the long run, the main goal of sustainable infrastructure is to promote sustainable living among the entire population. One such community doing exactly that is Ashton Hayes, a village of about 1000 people in England that aims to be carbon neutral. According to its development plan, it hopes to return to hydroelectric power and plant 16,000 trees, among other sustainably meritorious initiatives.

If 1000 residents can adopt a collective carbon-neutral footprint in their region, imagine the economical and environmental gains if a city of 5.2 million inhabitants, such as Melbourne, makes the long-term switch to developing and maintaining sustainable infrastructure.

- Nicole Bittar

“We also know that in the next 30 years, these outersuburban areas will continue to grow at a rapid rate, and that much of the population growth forecast for Victoria will be concentrated within these high-growth areas. As a result, we are looking at a range of ways to address the existing gaps and manage future demand, particularly around how to connect communities living in outer metropolitan Melbourne with jobs,” McCarthy said.

Measures being considered include extending rail or tram lines, improving timetabling for better integration across the network and extending or improving bus or mass-transit networks. Others might include pricing mechanisms to make the transport system – including our roads and public transport system – more efficient.

“We also need to think more broadly about the role of information and communications technology, flexible working conditions and options to bring people and jobs closer together, to reduce the need to travel.

“Public transport will be an important part of the strategy, and we’ve heard strong support from the community for improvements. But our infrastructure strategy does not just look at transport; it looks at nine sectors, including education, health and housing, information and communications technology, justice and emergency services, energy, water and waste, agriculture, science and environment, and civic, cultural, tourism and recreation.

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“We are preparing an options paper with nearly 300 ideas for Victoria’s future. At this stage, everything is on the table, but we need the community’s help to prioritise what we proceed with.”

Victorian president of the Planning Institute Australia, James Larmour-Reid, concurs with McCarthy.

“The focus of public attention in Melbourne has been expensive infrastructure projects. Melbourne Metro, EastWest link, railway, road and rail-grade separation,” LarmourReid said. “Few Melburnians, however, would realise that the apparent rush to implement grade separation along the Pakenham/Cranbourne/Frankston lines has as much to do with rapid population growth in the south-east and the urgent need to deliver improved rail capacity for city commuters, as it does with rail safety and traffic movement.

“Melbourne’s planning is guided by Plan Melbourne, which is currently being ‘refreshed’ to bring it up to date with the latest thinking. The MPA uses this document to help develop plans at a growth corridor level, and at an even finer level, Precinct Structure Plans (PSPs),” he said.

“These mandate the structural form of suburbs and provide the basis for cost calculation of development contributions (DCPs) for specific infrastructure, including roads and community facilities that will be the responsibility of VicRoads or council in the future. The land developer is required to provide DCP funds for the nominated purposes, and is also

The MYKI ticketing system is used by millions of people each year, something that urban planners must consider, years in advance Picture: CRAIG NEWELL, image courtesy of Public Transport Victoria

COVER subject to a Growth Area Infrastructure Charge (GAIC), which is available for other state infrastructure, dependent upon need.

“While facilities funded by DCPs are linked to specific timing estimates, GAIC funds are controlled by State Treasury and require a business case-like proposal for the release of money for works.

“As a part of the development of PSPs, the MPA co-ordinates with the planning programs of state agencies such as Public Transport Victoria, Melbourne Water and the water supply agencies,” Larmour-Reid said.

He added that the provision of most rail infrastructure, recurrent costs for bus services, and major freeway works are not included in the funding, and are the responsibility of the state and Commonwealth.

News that the Commonwealth has created a Minister for Cities role to develop a program for city improvement has been welcomed. It is anticipated this initiative will continue as bipartisan policy after the next election, and hopefully funds will be provided for major infrastructure in a carefully considered way.

“Both the state and land developers monitor the housing market closely to ensure that demand does not exceed supply – placing upward pressure on housing prices, as appears to be the case in Sydney, for example. Melbourne’s relatively affordable housing prices are a combination of good planning, a land supply that meets population needs, and a competitive market for housing delivery,” Larmour-Reid said.

“THE development of Melbourne’s suburbs has changed dramatically in a generation. Places that were on the fringe of Melbourne in the 1980s and ’90s are now well-established suburbs. Long-sought-after services have generally been provided. Although Melbourne’s boundary has extended to

REVERSING the trend with infrastructure first and land sales later, Stonybrook Hillside is happy to buck the trend.

“Unlike a lot of new house-and-land developments, residents coming to Stonybrook don’t have to worry about when all the lifestyle amenities will be delivered, they are already here to embrace and enjoy,” YourLand Developments director Mark Erskine said.

Erskine knows that successful new housing estates depend on the “ability to create broadly appealing communities with rich social fabric and the company achieves this by being authentic, highly collaborative and genuinely caring”.

He said Stonybrook has shifted the timing for pre-selling allotments to the later stages of the process to focus on providing buyers with certainty on timing.

Potential residents will also benefit from an established residential community, with shopping centres,

schools, parks and public transport at their doorstep. It is near Watergardens Town Centre, arterial roads, golf courses, wineries, national parks, schools and many more essential lifestyle and community services.

Stony Hill Creek, one of Melbourne’s most significant waterways, is a key visual element of the project and was reconfigured to create a scenic lake in the heart of the development.

“As well as the Stage 1 land release, we also have a number of architecturally designed homes for sale, suited to buyers who want to move straight in,” Erskine said.

“Having partnered with four key builders at Stonybrook, we are already experiencing a high level of interest because the builders have clients looking for titled land, so they can build right now.

“We have witnessed, first hand, the huge demand for new homes across

accommodate its extraordinary anticipated growth towards a city of nearly eight million residents, difficulties experienced by this generation of young families on the fringe are different to those experienced in an earlier era,” Larmour-Reid said.

“They are a consequence, not of poor planning, but of such fast growth to a large city.

“Melbourne’s planning for suburban residential expansion is the envy of the nation. Sydney and Brisbane face similar rapid growth, but have prepared less systematically for the delivery of amenities and infrastructure.

“Sydney in particular is still playing planning catch-up after years of population growth-denial starting with the former Bob Carr Labor government.

“The combination of natural population growth and sustained high immigration has destined the nation to be home to three of the world’s larger cities in the next few decades,” Larmour-Reid concluded.

The final word goes to Adele McCarthy from Infrastructure Victoria.

“Our 30-year infrastructure strategy will be a blueprint for Victoria’s future needs, but it will be the big picture, not the whole picture,” McCarthy said.

“Once we’ve mapped out a vision, there is still a lot of work to be done by state and local governments and relevant agencies, in consultation with local communities, to roll out the necessary infrastructure.

“Our strategy will help to identify new and innovative ways of ensuring all communities – including those living in new housing estates, inner-city areas, regional cities and rural areas – can access the services they need.

“During our consultation phase, we will be encouraging people to bring forward new ideas, including suggestions for how we can use technology to better access services. We also invite people to point out anything that we’ve missed.”

Melbourne, and noticed that buyers are keen to secure their future as soon as it becomes available.

“Buying land off the plan suits those who are happy to wait for the title to come through. However, if you don’t, it can be a source of frustration, and many buyers find it difficult to plan around,” Erskine said.

Future releases will provide options for land and houses available, with the Stage 2 release already constructed.

YourLand Developments was established seven years ago in Bendigo.

“We have found success by adapting each of our unique projects to respond to the needs and wants of each market and Stonybrook is yet another example of understanding the market and responding,” Erskine said.

For more details about the development, visit stonybrook.com.au

URBAN LIFE MAGAZINE // 29

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A suitable arrangement Make your wardrobe the envy of others with these simple tips

32 // URBAN LIFE MAGAZINE

Inside

M

OST people have an ideal walk-in wardrobe or dressing room in mind when building, but few of these dreams ever become reality.

Let’s face it, wardrobes can be as simple as a hanging rack, as garish as a Real Housewives of Atlanta ensemble, or as extravagant as a Carrie Bradshaw fantasy from Sex in the City. When all is said and done, your wardrobe should reflect your personality, so don’t be afraid to put your stamp on the space. But regardless of the colour, style or the amount you spend, the key to wardrobes looking their best comes down to organisation.

Space-saving solutions can overcome limitations of size, but efficient use of the existing zone is perhaps the number one priority. Think practicality from the outset. If your robe has a grand double-door entry, ensure the doors open outward rather than impede the space inside with inward-opening doors. If that’s not feasible, use the space behind the door for a full-length mirror, or place hooks for hanging belts, scarves or ties. Alternatively, integrate a sliding door. It can be equally effective in minimising wasted space. Hanging space, large and wide drawers and open shelving are the basic ingredients of a successful space, but there is no shortage of options to enhance its wow factor.

MUCH more than expense, thoughtful design can create something special out of nothing. Try to incorporate clever solutions to create a practical storage area that is worthy of your investment, rather than a walk-in robe that is large but inefficient or dysfunctional. There is no doubt that accessories such as drawer dividers, baskets and colourful storage boxes can bring warmth and texture to your wardrobe. More importantly, they reduce clutter and improve the presentation.

Specialists are often available for decor advice when you choose colours and styles at display centres, so ensure you ask plenty of questions and make the most of their expertise before making your final selections.

IF you have an impressive wardrobe that you feel is worth highlighting, consider incorporating open shelving into your space. If you wish, these items can be the centre of attention with judicious lighting and arrangement. Like a butler’s pantry, integrate a bench space that doubles as a dressing table.

Open shelving should be above the benchtop, while drawers can occupy the spaces below. Those walk-in robes with floorto-ceiling shelving attempt to maximise every centimetre of available space, but it’s best not to cram everything in – think of a bookshelf with an occasional space and you’ll get the idea.

Glass-fronted drawers and cabinets can increase visibility and also avoid the need for rummaging through drawers to find that elusive item to complete your look.

Carlisle ‘Sorrento’, Mernda Village

MINIMALISTS swear by the belief that you should discard, trade or give away any items you haven’t worn for 12 months or longer, and the idea has some merit. But there is a little wriggle room if you possess items you cannot bear to part with. Top shelves should be used for items you covet but rarely need. Alternatively, fit some of these compartments with pull-down clothes racks for easier access.

This latter option is traditionally more expensive but worthwhile. If you intend on staying for the longer term, view it as a minor investment for a little luxury you experience every day.

The inside of cupboard doors is an under-utilised space. Hooks can provide handy hidden storage for small items, including

URBAN LIFE MAGAZINE // 33

Inside belts, scarves and ties. Also be sure to use the available space at the bottom of hanging sections for items kept in flat boxes.

OF course, the best-configured space will be rendered unusable if the lighting is poor or badly designed. Natural lighting through a skylight or window is an energysaving option, although you may wish to install screens or drapes for privacy. You may also like to have an insect screen on the window to discourage pests, such as moths or silverfish, from wreaking havoc in your wardrobe. Natural deterrents, such as lavender or cedar balls, can also provide extra protection. In addition, keep your room free of dirty clothes, regularly vacuum the carpet and nearby rugs, and store seasonal items in airtight bags.

Ventilation is equally important, which is where windows are even more handy.

If you truly value your wardrobe, install a dehumidifier to minimise any chance of

MAIN: Urbanedge ‘Altisse’ BELOW: Burbank ‘Aston’

“A place for everything, and everything in its place” mould infiltrating your clothes. Depending on your budget and sense of drama, sensor lighting can be triggered when you walk into the space.

Generally speaking, downlights are best used to illuminate the area, with task or mood lighting used to cast compartments in their best light. Think a chandelier in your dressing room or a small spotlight to highlight the wallpapered feature wall.

Recessed lighting within shelving can also draw attention to its contents and make them easier to see. Avoid fluorescent lights above your mirror as they can cast shadows across your face and body. Try ambient lighting overhead or deploy long vertical lights along the sides of the mirror.

BELIEVE it or not, using uniform hangers will make your small walk-in wardrobe instantly look less cluttered.

This small investment is more than aesthetic. The contoured design of quality wooden hangers creates spacing between outfits to reduce the chance of clothing being creased or crushed.

And they work equally well with light and heavier garments. Likewise, nonslip resin hangers with gentle curved shoulders or sturdy chrome hangers with wide shoulders offer a similar level of protection. If using retractable trouser racks, make sure the racks have grip strips along the top to stop trousers from slipping off.

34 // URBAN LIFE MAGAZINE

Isabella Beeton, from The Book of Household Management

SPACE SAVERS

ASK THE EXPERTS What is the best wardrobe innovation you’ve seen?

“A great wardrobe is all about tidiness and efficiency, so built-in accessories like shoe racks, drawer units and variableheight hanging rails for specific clothes are in demand.

Complete the look with a designer laminate finish for a wardrobe that is right on trend.”

Jarrod Sanfilippo, Burbank Homes managing director “Making use of floor-to-ceiling space by incorporating automated hanging rails that lowers with the push of a button.”

Melissa Lunardon, Urbanedge display interior designer “If you have the space ... revolving shoe storage and revolving clothing racks.”

Danielle Taylor, Carlisle Homes, interior design manager

• A rotating shelving unit or carousel clothes rack can solve the issue of an awkward space • A pegboard (the same backing used for hanging tools in the garage) can create a chic space for accessories • A valet hook attached to your wardrobe can help you construct an outfit before a big occasion • A safe that is securely bolted in place can protect your valuables • A jewellery cupboard, resplendent with hooks for necklaces, velvet-lined drawers and pull-out shelving, can ensure your valuables are properly maintained • An island bench can house several drawers, a large benchtop for display purposes and should integrate cushioned seating for putting on shoes or planning your outfit for the day. Feel free to add power points to the island bench or on the benchtop. You never know when you may need them • Handy drawer dividers and inserts will keep your smalls neat, ordered and prevent damage from unwanted snags • A pull-out shoe shelf can make use of a nook that may have otherwise gone unused JUST remember, in small spaces any amount of clutter will always look messy. So ensure that anything out of place is soon put back where it belongs. And if you feel things are looking a little cramped, refer back to the Finnish proverb that reminds us: “Happiness is a place between too little and too much”.

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Limit on entry per person. Drawn at 12noon on June 30th 2016 at L2, 577-579 Church Street, Richmond VIC 3121. Winners published at www.urbanlifemag.com.au from July 1st 2016. Full conditions of entry can be viewed at urbanlifemag.com.au.

adriatic.com.au

URBAN LIFE MAGAZINE // 35

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Wave - 2 in 1 Flask optocoonline.com RRP: $79.95 36 // URBAN LIFE MAGAZINE

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H E AT I N G

Warm and peace T

HERE’S nothing better than being warm and cosy at home in winter, but heating can take up a considerable amount of energy and lead to ballooning bills. To reduce your heating bills while staying comfortable, you need to consider the most energy-efficient option for heating your

home.

Research by the not-for-profit Alternative Technology Association (ATA) has found that electric reverse cycle airconditioners, which are a form of heat pump technology, are currently the most efficient and cost-effective home heating units.

When most people think of electric heating, the images that come to mind are bar heaters or fan heaters. No matter what type of electric heating you have, they all have the same efficiency in turning electricity into heat—100 per cent (i.e.

1kilowatt hour of electricity produces 1kilowatt hour of heat).

All except one, that is.

Unlike other forms of electric heating, which use resistive elements to turn the electricity into heat directly, heat pumps are much more than 100 per cent efficient. Heat pumps are all around us. Your fridge is a heat pump, but it only works in one direction. Reverse-cycle airconditioners are bidirectional and can be used for space heating and cooling.

So what exactly is a heat pump and how can it be more than 100 per cent efficient? As its name suggests, a heat pump pumps heat from one place to another. Instead of turning energy from one form (electricity) into another (heat), it uses electric energy to move heat around. Because heat is relatively easy to collect and move, heat pumps can move a lot more heat energy than the electric energy they use.

This means that you can heat several rooms for the same energy input that would be needed to heat just one room using a resistive-type electric heater.

All reverse-cycle airconditioners are known as split systems. This means that, unlike the olderstyle airconditioners where evaporator, condenser, compressor and other components were inside one

40 // URBAN LIFE MAGAZINE

large box, split systems have them separated and linked by flexible or rigid high-pressure hoses or pipes.

Split systems have the compressor and one set of coils in a box outside, often mounted against a wall. The part that fits inside the home is called the air handling unit and consists of the other set of coils, a fan to force air over them and the electronic controls for the system. Air handling units are usually “wall hung” but there are other types, including floor mounted and “cassette” types, which are mounted in the ceiling.

The split system has several advantages over older all-inone systems. Firstly, the bit inside the home is more compact.

Secondly, you don’t have to cut a hole in a wall or sacrifice a window to install them. All they need is a couple of small holes for piping and cabling. Also, because the heating and cooling sections of the system are well separated, there is no leakage of heat from the hot side to the cool side, thus improving efficiency.

And lastly, because the compressor is outside, they are less noisy as the only noise is from the circulating fan.

Improving efficiency There are a number of things than can be done to improve the efficiency of a reverse-cycle airconditioner. The lower the temperature differential between the condenser and evaporator, the more efficient it will run and the less energy it will

H E AT I N G

use to move a specified amount of heat.

The first thing to consider is the placement of the compressor unit. It should be placed outside in full winter sun if possible, but should be shaded with a deciduous tree or shrub during summer. This allows it to be heated by winter sun and so collect heat more efficiently, thus improving efficiency when heating in winter.

In summer, the compressor will be shaded by the vegetation and so will be more effective in expelling heat. This simple trick can improve efficiency and reduce running costs.

Other efficiency measures Most airconditioners have filters inside the air-handling unit to remove dust from the air. These should be cleaned about once a month when the unit is in use. They can usually just be washed with warm soapy water, rinsed and dried.

Like any heating system, a heat pump will use less energy if your home doesn’t leak heat like a sieve. The more efficient your home at preventing heat loss, the less energy your system will use and the more comfortable you’ll be.

This means that you need to take all the usual efficiency measures, such as insulating roofs and walls (and under floors if possible), sealing draughts, and insulating windows with either double glazing, curtains and pelmets, or both.

Remember, the better insulated the home, the less energy needed to heat and cool it, and the smaller, and therefore cheaper, the reverse-cycle airconditioner you need to install.

In short, spend some money on energy efficiency measures up front and you will save in both the long and short term, especially as energy costs continue to rise.

Features As technology has improved and manufacturing has become cheaper, a number of features have been added to systems.

These include improved filtration (such as long-life filters that only need washing every six months), air ionisation (to disinfect the air), high-efficiency fan designs to reduce energy use and fan noise, variable speed compressors (usually using

DC motors), remote controls with timer functions, adjustable airflow patterns economy modes, infrared sensors to reduce operation when rooms are empty, and humidity sensors.

But don’t get too excited about all the built-in gadgetry— after all, how much of it will you actually use, and how much of it will you forget about after the first week? There’s no point paying for extra features if you really don’t need them.

Sizing a system So, you’ve decided to invest in a reverse-cycle airconditioner, what size should you go for?

All heat pumps have a rated heating and cooling capacity, so you need to have a basic idea of how much heat is flowing into and out of your home.

This is something an energy assessor should help you with.

There are a number of online resources available to help you find one in your area, such as the ABSA website (absa.net.au) or the NatHERS site at nathers.gov.au However, if an assessment is not in the budget, you can make an educated guess with a bit of basic knowledge. For instance, if you are heating just one room and find that a 2400 watt fan heater can keep up with heat losses, then you know the minimum heating capacity required. Indeed, as crude as it sounds, this is actually one of the simplest ways to find out how much heat you need. Set up a fan heater or two on a cold day and see what happens. If the room is still cold after half an hour then you have some more insulating and/or sealing to do. If it is nice and toasty warm, simply buy the most efficient system with a rated heat output of at least the fan heater(s) capacity.

You might want to oversize your system a little if you suffer from heat stress during the summer months, but don’t overdo it as this means the system will be oversized for at least half of the year.

Lance Turner is the technical editor of ReNew Magazine, published quarterly by the Alternative Technology Association (ATA). Go to renew.org.au

URBAN LIFE MAGAZINE // 41

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Open the app and then hold your phone over the advertisement or editorial page (those marked with the Urban Life app Icon).

The app will then seamlessly deliver you to the digital link behind the page. This may be a competition offer from us; a builder’s website offering a virtual reality display home tour; it may take you to a selection of new home or interior ideas; or you might find rich media offerings, like video related to the page you scan.

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INSIDER

What attracted you to the industry (and when)?

Initially I had no intention of joining the mortgage and finance industry and fell into it via a family business back in 1996 as a 19-year-old. What I didn’t realise was I had joined an industry that I would ultimately fall in love with.

What do you love most about the industry?

There are many things I love, but the highlight would be how it gives us the opportunity to help people. Owning a home is something held dear by most Australians. Whether it is helping people finance their first home, upgrade as the family grows, or just checking current loans and seeing if we can save them money brings an enormous sense of personal satisfaction.

What do you consider your proudest moment (in the industry)?

Being recognised as a finalist at the Australian Mortgage Awards on a couple of occasions. The acknowledgment of your peers is always special and gives you the confidence to keep doing what you are doing, knowing you are on the right path.

There are some great deals at the moment where you can get a 3 (per cent) in front of your home loan rate, yet many homeowners have a 4, or in some cases, a 5. If this is you, we need to talk! I would like to reduce the power of the majors and introduce more competition to help consumers get a better deal.

What’s the biggest misconception people have when borrowing to build a home?

There are many misconceptions when it comes to building, full stop! But with financing, it would be in relation to the timings of when you have to start to pay for the loan and an understanding of how progress drawdowns and payments work. A lot of people think the full loan will be drawn down early in the construction, at which point they will have to start making the full payments. This would be stressful as people believe they would struggle to continue paying their rent and service the new home loan. People need to understand the drawdowns on the loan are progressive throughout the construction period. In most cases you are only required to meet the interest component during this time, which makes it far more affordable.

Bryce Deledio

Biggest regret?

I try really hard not to have regrets. We are all human and, as such, we don’t get everything right. But we work really hard as a business to ensure we maintain a culture where our intentions are genuinely to ensure our client’s best interests come first. Just be prepared to put your hand up when you make mistakes, get your hands dirty to fix it, and make sure you learn from it.

UNIQ Finance

Worst trend?

They say the ‘Trend is your Friend’ however I think trends can be very misleading and usually have a hidden agenda. We try to educate our clients not to concern themselves with what the media is saying and focus more on their position and work out what is right for them.

Best change?

It would be hard to go past the low home loan interest rate environment that we are in at the moment. People have a great opportunity to knuckle down and make some real progress on reducing debt and getting themselves heading towards financial security.

If you had the power, how would you improve the process of financing home purchases?

In Australia the main banks have far too much control.

If building tomorrow, what feature would you most like incorporated in your home?

For me it all revolves around the indoor/outdoor living. I love an outdoor fireplace! Winter in Melbourne in front of a fireplace with a nice glass of red in hand is the best.

What tips would you give for futureproofing a home loan?

Having a good broker is critical as well as ensuring that you have it reviewed at least every six months. The market moves at a critical pace these days and things change regularly. Doing this ensures you are on top of all the opportunities out there that could potentially save you and your family money.

What should prospective buyers look for when choosing a lender?

I don’t believe it is so much about who the lender is at the end of the day. Building a home is probably the biggest decision you will make, so I think this decision needs to be less about them and more about you.

What do you think lending for a home loan will be like in 2030?

I really don’t know. I would love to see the industry flip itself on its head, where good customers with good credit history were able to take control of the home loan process and have lenders bid for their business. The customers would decide the terms they want, rather than the other way around.

Group General Manager URBAN LIFE MAGAZINE // 45

Housing Industry Association (HIA) is an industry body which supports over 40,000 tradespeople in the residential building industry. Our members are equipped with the latest industry advice, ongoing training and support and are committed to provide ethical and high quality service to their clients.

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HIA members can make your dreams a reality.

We stand by our members.

HIA members agree to adhere to the HIA National Code of Ethics (the ‘Code’), under which they commit to competence, fairness, value, honesty and integrity in dealing with consumers. You are in good hands with an HIA member!

Don’t forget to visit housinglocal.com.au to find great ideas, design tips, and practical information on getting started.

You will find: > Construction tips – applying for building permits > Design – cool tips and trends > Environmentally friendly products > Features and finishes – making your home stand out > Checklists that are helpful to the process > Insurance information > Products gallery for information and inspiration

PILNASNI ND IENRG

The Changing Face of

I

Australian Housing

t is well known that there has been a substantial increase in the number of apartments in Melbourne as our population increases and ages. Longer commute times triggered by pressure on infrastructure, particularly roads and public transport, means that many Victorians are opting for city living. There is now much debate about the size of apartments and what amenity they do and are capable of providing.

That is not the only change however. Consistent with the shift to the more confined apartment living option, lot sizes are also shrinking. We look back to the notion of a quarter-acre block (1011sq m) as an historical fact rather than a modern reality. Melbourne’s median vacant lot size has shrunk by nearly 150sq m over the past decade. In 2004 the median vacant lot size was 590sq m; in 2014 it was around 440sq m and diminishing.

At the same time the size of houses has also decreased. In 2004 the size of a new detached house was 265sq m; in 2014 it had fallen to 247sq m.

The net result is that the estimated footprint of a detached dwelling in Melbourne has increased from around 45 per cent of the size of the lot to around 56 per cent over the same period. This means smaller yards.

Melburnians are now being very selective in the manner in which they utilise outdoor space. Twenty or so years ago it was the norm to decide how to configure the outdoor entertaining area after you moved in. Today, we see a proliferation of outdoor kitchens and al fresco dining areas developed for the home at the design phase. While yards are getting smaller, we are getting smarter about the use of available space.

There is a lot about house design that is controlled by regulation, particularly around energy efficiency and planning controls. It is essential that the new homeowner carefully considers their current and future needs in relation to the design of their home and what their preferred lifestyle requires by way of space and amenity. Simply put, once you are locked in to the design, orientation and positioning on the block, the reduced lot sizes and larger footprints reduce the flexibility around future change.

In conclusion it is worthy looking at other capital cities by way of comparison.

Across Australia the average size of detached houses grew during the first half of the 2000s but appears to have settled at 264sq m for capital cities and 266sq m for ‘rest-of-state’ areas.

The relatively small, detached house size in Adelaide (grown from 199sq m to 231sq m over the decade) corresponds with the city’s relatively small median residential lot size. The footprint of a detached house there has increased from 42 per cent to 62 per cent over the same period.

The opposite, however, is true for Hobart, where the average size of a new house is relatively small (195sq m), despite the relatively large land lots sold in the city.

This means that that the estimated footprint of a new house is still only a third of the overall lot size.

Sydney leads the way in average detached house sizes at 285sq m (down from 307sq m in 2004). The Sydney footprint has grown from 53 per cent in 2004 to 59 per cent in 2014.

As Melbourne faces the challenges of an ever-growing population and its appeal as a tourist destination, a mix of solutions are on offer - as they should be - to provide options for those wishing to realise the ‘Great Australian Dream’ of home ownership. That dream is still viable, however it certainly has changed its appearance. There is now a lot of work to be done at the concept and design phase.

Gil King Executive Director – Victoria, HIA URBAN LIFE MAGAZINE // 47

I N D U ST R Y N E W S

Research boost for Geelong Second City plans GEELONG’s Second City research project has received a funding boost for research, as efforts continue to enhance its status as Victoria’s secondlargest metropolis.

Committee for Geelong chief executive Rebecca Casson (pictured right) said the acknowledgement of Geelong in the Plan Melbourne Refresh underpinned the drive to review government policy, and highlight the city’s strengths and attractiveness to business and residents.

“We believe the stage has been set for a fundamental rethink on the significance of second cities throughout Australia,” Ms Casson said.

“Given the importance that second cities hold for their regions; Geelong - and other second cities such as Newcastle in New South Wales - should be treated in a different way to smaller regional cities when it comes to funding and policies.

“There is now an opportunity for Geelong to take a national lead and provide strategic and policy directions on the future planning, funding and governance arrangements for second cities across the country.”

Second cities are defined as those outside capital cities that are sufficiently important to affect the performance of the national economy.

The Commonwealth Bank of Australia has emerged as the lead research partner to enable CfG to commission academic research for an evidence-based, long-term vision to maximise social, cultural and economic potential.

“As Geelong transforms, having a long-term plan for Geelong will enhance confidence and foster a positive image of Geelong - particularly to those living outside our region that may have negative perceptions about our city,” Casson said.

“This is specifically important for investors who are often guided by strong government policy to make decisions.”

Excitement about Ashbury builds

Dennis Family Corporation executive chairman Grant Dennis, Corangamite MP Sarah Henderson and land owner Geoff Mays turn the first sod of soil at Ashbury Estate, watched by family members from other land owners.

48 // URBAN LIFE MAGAZINE

WORK has started on Geelong’s newest community, which will be home to more than 4000 resident over the next decade.

In partnership with the land owners, the Dennis Family Corporation turned the first sod at Ashbury, a 123ha master-planned residential estate at Armstrong Creek.

It will feature a shopping centre, state primary school, community centre and significant passive and active open space, including two football fields and 18km of walking and cycling paths.

Dennis Family Corporation chief executive officer Peter Levinge said Ashbury offered something for everyone.

“Ashbury’s proximity to the iconic Surf Coast, the Geelong CBD and the Great Ocean Road will appeal to many homeowners,” he said.

“Coupled with the open space and amenities on offer within the estate, we’re expecting an influx of people to visit our land sales office once they see construction has commenced.”

The City of Geelong is the fastestgrowing construction area within Australia, with the population expected to increase by 100,000 people over two decades.

The Ashbury land sales office is open daily from 11am-5pm at 460 Boundary Road, Armstrong Creek.

I N D U ST R Y N E W S Cloverton aims for 30,000 residents

Odds are officially against first-time buyers

A NEW mini-city for 30,000 residents is being created at Kalkallo in Melbourne’s north.

Expected to be Victoria’s largest master-planned community with up to 30,000 residents when complete, Cloverton will have eight schools, a tertiary institution, parklands and a retirement village among its 1141ha site.

About 35km north of Melbourne’s CBD, the Stockland development will be close to Donnybrook train station and the Hume Freeway.

It is expected to primarily attract first-time buyers, with investors and families upgrading to a larger home also signalling their intent to enjoy the location.

Details are available at stockland.com. au/cloverton.

IT’S official! Investors and owner-occupiers have been keeping first-home buyers out of the market since 2008.

Research compiled by Cameron Kusher for CoreLogic showed competition had increased since declines in city home values in 2008 contributed to aggressive interest rate cuts and a boost to the First Home Owner Grant.

“Since the removal of the FHOG boost and scaling back and complete removal of others, first-home buyers have continued to languish at near record-low levels,” Kusher said.

He found that if you owned a home in Melbourne worth $500,000 in December 2008, it was now worth $838,866 – despite low inflation and ever-slowing wage growth.

“While lending to owner-occupier first-home buyers has fallen, lending to investors and subsequent buyers has increased in most states, with substantial rises in NSW and Vic,” he said.

“Those that do not yet own a property will struggle to compete with investors and upgraders who have been active in the market and where significant equity has been acquired.

“The simple answer for first-home buyers, particularly in Sydney and Melbourne, is to look to buy properties outside of the city”. Whatever the outcome, we certainly don’t advocate for the return of grants for first-home buyers as they have tended to just push up the cost of housing,” Kusher said.

Aussies seventh in solar stakes AUSTRALIA has the seventh-highest number of solar PV systems installed in the world last year, which equates to one solar panel for every resident.

It was published in the Renewables Global Status Report published by REN21.

Meanwhile, Clean Energy Australia 2015 report shows that renewable energy provided 14.6 per cent of Australia’s electricity in 2015 or enough to power 6.7 million homes.

This increased despite a significant drop in hydro generation due to lower rainfall, with wind and solar generation up by more than 20 per cent.

More than 14,000 people are employed in the industry, which is still recovering from 5000 jobs that were lost (one in four) from 2011-12 to 2014-15.

$11m Craigieburn sale AN interstate investor has paid more than $11 million to secure the Aston Square Shopping Centre development site at Craigieburn last month.

The Australian Financial Review reported that developer Peet Group sold the site, which includes a 6700 square-metre shopping centre under the precinct plan.

Linear park to connect west AN abandoned sewer will be converted into a 27km linear park travelling through several suburbs, under plans before Wyndham Council.

The heritage-listed Main Outfall Sewer Pipeline, which was built in the 1890s and decommissioned 20 years ago, originally ran from the Western Treatment Plant in Werribee to the old pumping station in Spotswood (now Scienceworks).

A 3.7km section of the park will be built at Williams Landing to showcase its potential. It will include gardens, an exercise station, children’s play area and picnic tables.

Wyndham Leader reported that the Greening the Pipeline initiative was a proposal by council, State Government, Melbourne Water, City West Water and VicRoads.

The themed parkway will feature industrial art, education and wellbeing, and there will be gateways at Werribee and Brooklyn.

10,000 homes for south-east suburb COMMUNITY consultation has begun for a new suburb to house 28,000 residents near Cranbourne East in Melbourne’s thriving south-east.

The Metropolitan Planning Authority (MPA) said the McPherson Precinct Structure plan integrates affordable housing, large areas of open space, town centres, sports fields and schools (four primary, one secondary college).

Sitting on the edge of Melbourne’s urban growth boundary, the new suburb is expected to support 10,100 dwellings and more than 1600 local jobs.

Framed by Ballarto and McCormacks roads, Cardinia Creek, Smiths Lane and its future extension, Bells Rd, it will feature a walkable neighbourhood within a sustainable riverine environment, focusing on the natural features of Cardinia and Clyde Creeks.

“We know there is a high demand for housing in Melbourne’s outer south-east and the MPA is responding to this demand by planning for well-designed precincts that will be great places to live,” MPA chief executive Peter Seamer said.

“McPherson is just 5km from Cranbourne East, Melbourne’s fastest-growing suburb. This region will not be built out any more, now that the urban growth boundary is solidly locked down.”

For details, visit mpa.vic.gov.au

Bend to earn Green star FISHERMANS Bend will be a world leader in sustainability, with the 465ha site due to become a Green Star community.

Expected to accommodate more than 80,000 people when complete, the recast vision for the precinct specifically outlines a commitment to work with the Green Star - Communities rating tool, developed by the Green Building Council of Australia to guide the planning of sustainable communities and precincts.

“Fishermans Bend will be Australia’s largest Green Star community, and this rating will give the people of Victoria independent proof this massive investment is not only environmentally sustainable, but also liveable, resilient, prosperous and healthy,” GBCA CEO Romilly Madew said.

URBAN LIFE MAGAZINE // 49

FINANCE

Negative gearing

W

ITH a federal election having come and gone, it appears part of the battle could have been won or lost over the future of negative gearing.

So what exactly is negative gearing, why was it introduced in the first place and why is it such a political hot potato?

Well, let’s start from the beginning.

Negative gearing was introduced in the early 1980s as an incentive to encourage Australians to invest in property. The incentive lay in the benefit of offsetting the tax payable on your income by the expenses incurred from owning an investment property.

Expressed at its simplest, it’s borrowing money to make a tax loss.

The central theme of the current debate about negative gearing is housing affordability.

Labor believes that abolishing negative gearing will drive down house prices because fewer investors will compete with purchasers on auction day, therefore making the Great Australian Dream of owning your own home more attainable, and particularly for firsttime buyers.

Liberal, on the other hand, believes if you abolish the scheme it will drive up rents because there will be fewer available rental properties as investors will leave the market in favour of other investments.

There is a misperception that it is a strategy only for the wealthy. It’s utterly incorrect.

If you want to reduce your tax payable on your income and have the ability to save a deposit, service a loan and cover the gap between the cost of your asset and the income generated from the property, you can negative gear.

Like all investment decisions, it’s a personal choice dependant on one’s personal set of circumstances.

However, in all of this discussion it’s wise to remember that while the government introduced the scheme for Australian investors, the underlying purpose was to generate more income for the government.

Negative gearing has contributed billions of dollars since its introduction.

This would create a gaping hole in the government’s purse if it abolished negative gearing.

It’s interesting that the Opposition wants negative gearing cut to focus spending on health and education. I’m not sure standing at the traffic lights rattling a tin can will be quite as substantial.

So what have we learnt?

So who is right?

It seems the confusion or debate stems from the mid-1980s when our Prime Minister at the time Bob Hawke and his Labor cabinet made the decision to abolish negative gearing.

The net result was a surge in rental yields. However, upon deeper research, this was only the case in Sydney and Perth. In fact, the balance of the country’s property market remained unaffected by the change. What actually attributed to the rise was a combination of economic growth, population growth and a shortage in new housing. The scheme was reintroduced two years later.

In 1960 a house cost 1.6 times the household income. In 1985 (the year negative gearing was introduced) it increased to 2.25 times the household income. But in 1999, when John Howard introduced a capital gains tax discount, it significantly increased investor activity in housing. Fast forward to 2016, and bearing in mind that most homes today are doubleincome households, a house will cost 4.3 times the household income.

So what does this mean?

Clearly the more incentives investors have, the more likely they are to sit at the table and play their hand.

Leaving the debate at the political door for a moment, let’s consider why you would negative gear in the first place - to offset tax. It can’t be more simply explained than that.

50 // URBAN LIFE MAGAZINE

Who can do it? Anyone.

Nothing really other than the government is doing what they usually do and creating hype for its agenda.

Either way, investing in property is a wise long-term strategy. As long as there’s money in it for the government, I don’t think we’ll be seeing any drastic changes to negative gearing.

Bryce Deledio General manager

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Un iQ F i na n c e Aust ra lia L evel 2, 441 St K i lda Roa d M elb our ne, V IC 3004 Ph: (03) 9644 3800 w ww. un i q fi n a n c e. co m . a u

DIRECTORY BENTLEY HOMES (Open weekdays noon-5pm, 11am-5pm weekends) Craigieburn (N) 11-13 Montreal Circuit, Highlands Estate Mernda (N) 22-26 Stradling Rise, Mernda Villages Truganina (W) 4-6 Nova Ave, Gateway Estate

BURBANK HOMES (Open seven days, 11am-5pm) Armstrong Creek (G) 11 Coastside Dr, Warralily Coast Estate Clyde North (S) 30 Flowerbloom Cres, Berwick Waters Craigieburn (N) 18 Dashing Rd, Aston Estate 3 Montreal Circuit, Highlands Estate Cranbourne East (S) 23 Bathgate Cres, Livingstone Estate Cranbourne North (S) 5 Lucinda Lane, Tulliallan Estate Cranbourne West (S) 3 Erindale St, Clarinda Park Estate Dandenong (S) 70 Cheltenham Rd, Metro Village 3175 Doreen (N) 1 Mensa Circuit, Plenty River Estate Epping North (N) 14 Corbett Ave, Aurora Estate Greenvale (N) 20 Destination Dr, Aspect Estate 46 Flourish Circuit, Greenvale Gardens Keysborough (S) 3 Olivetree Dr, Somerfield Estate Melton (W) 1 Willandra Blvd, Willandra Estate Melton South (W) 10 Ladbroke St, Atherstone Estate Mernda (N) 18 Stradling Rise, Mernda Villages Mickleham (N) 515 Mount Ridley Rd, Trillium Estate Closed Thu-Fri 48 Newmarket Pde, Merrifield Estate Norlane (G) 1a Yooringa Ave, New Norlane. Closed Thu-Fri Officer (S) 20 Hardwick Pl, Timbertop Estate Plumpton (W) 13 Rowling St, Aspire Estate. Closed Thu-Fri 52 // URBAN LIFE MAGAZINE

GREENVALE GARDENS (N) Dennis Family Homes’ Balmoral 402 has a double-storey design of grand proportions. Available in versions ranging from 37 squares to 50 squares, it has four bedrooms, all with walk-in robes, and living areas on each level.

It’s open daily from 11am to 5pm.

Flourish Circuit, Greenvale Melway Ref: 178, J4

Point Cook (W) 64 Boardwalk Blvd, Boardwalk Boulevard Estate 12 Gramercy Blvd, The Address Estate Rockbank (W) 5 Rush St, Woodlea Estate Sunbury (N) 10 Rosenthal Blvd, Rosenthal Estate Tarneit (W) 56 Heartlands Blvd, Heartlands Estate Taylors Hill (W) 25 Peppermint Grove, Taylors Hill Estate Truganina (W) 18 Everholme Dr, Allura Estate Wantirna South (S) 2B Appledale Way, Harcrest Estate Werribee (W) 3 Charter Rd, Riverwalk Estate 5 Billeroy Way, Harpley Estate Williams Landing (W) 7 Harvey St, Williams Landing Estate Wollert (N) 24 Bloom Cres. Lyndarum Estate Land Estates Bayview (G) Centennial Blvd, Curlewis. bvbellarine. com.au Eliston (S) Discovery Centre: 20 Pattersons Rd, Clyde. eliston.com.au. Open 11am-5pm, seven days Hartleigh (S) 100 Pattersons Rd, Clyde. hartleighclyde. com.au Park Central (S) Rix Rd, Officer. parkcentralestate. com.au

Reflections (W) Cnr Sayers Rd & Derrimut Rd, Tarneit. reflectionsestate.com.au Wellington Rise (N) Blackwattle Court, Mernda. wellingtonrise.com.au

CARLISLE HOMES (Mon-Fri, noon-5pm, Sat-Sun 11am-5pm) Armstrong Creek (G) 3-7 Decourcy Way, Warralily Coast Estate Craigieburn (N) 26-30 Valiant Cres, Aston Estate Clyde North (S) 19-25 Flowerbloom Cres, Berwick Waters Estate 22-26 Waler Cct, Selandra Rise Estate 9-15 Newbridge Blvd, Highgrove Estate Cranbourne North (S) 9-11 Stoneleigh Rd, The Avenue Estate.

Open Thu-Fri by appointment only 4-6 Lucinda Lane, Tulliallan Estate Greenvale (N) 2-4 Petal Close, Greenvale Gardens Estate Keysborough (S) 2-8 Olivetree Gr, Somerfield Estate Mernda (N) 15-17 Stradling Rise, Mernda Villages Mickleham (N) 52-54 Newmarket Pde, Merrifield Estate.

Open Thu-Fri by appointment only Officer (S) 1-3 Marwood Way, Timbertop Estate Point Cook (W)

345-351 Point Cook Rd, The Address Estate 267-273 Sneydes Rd, Featherbrook Estate Rockbank (W) 6-12 Woodlea Blvd, Woodlea Estate Sunbury (N) 2-4 Rosenthal Blvd, Rosenthal Estate Truganina (W) 234 a&b Sayers Rd, Gateway Estate.

Open Thu-Fri by appointment only Werribee (W) 11-13 Billeroy Way, Harpley Estate Williams Landing (W) 10-16 Opsum Way, Williams Landing Estate Wollert (N) 28-30 Timble Court, Eucalypt Estate

DENNIS FAMILY HOMES (Open 11am-5pm daily. Ph: 1800 336 647) Armstrong Creek (G) Coastside Drive, Warralily Coast Estate.

Native Ave, Armstrong Estate Burnside (W) Lexington Dr, Modeina Estate. Open Thu & Fri only Clyde North (S) Flowerbloom Cres, Berwick Waters Estate Craigieburn (N) Dashing Rd, Aston Estate Cranbourne East (S) Bathgate Cres, Livingston Estate Cranbourne West (S) Red Maple Dr, Casiana Grove Estate Diggers Rest (N) Sully Court, Bloomdale Estate

Greenvale (N) Flourish Circuit, Greenvale Gardens Estate Mernda (N) Stradling Rise, Mernda Villages Estate Mickleham (N) Newmarket Pde, Merrifield Estate Mount Duneed (G) Native Ave, Armstrong Estate Ocean Grove (G) Sacramento St, Oakdene Estate Officer (S) Penshurst Cres, Timbertop Estate Rockbank (W) Panning Circuit, Woodlea Estate Williams Landing (W) Harvey St, Williams Landing Estate Wollert (N) Timble Cl, Eucalypt Estate Wyndham Vale (W) Dalrymple Blvd, Manor Lakes Estate Land Estates (Open seven days) Manor Lakes (W) Sales Office: 2 Eppalock Dr, Manor Lakes. manorlakes.com.au. Open 10am-5pm Ashbury (G) Sales office: 460 Boundary Rd, Armstrong Creek. ashburyestate.com. au. Open 11am-5pm Westbrook (W) Sales Office: Leakes Rd (near cnr Morris Rd), Truganina. westbrookestate.com.au Open 10am-5pm Modeina Sales Office: 6 Lexington Drive, Burnside www.modeina.com.au Open 10am-5pm, Sat-Wed

EIGHT HOMES (Open Mon-Wed noon-5pm, Sat-Sun 11am-5pm)

Armstrong Creek (G) 103-104 Lampard St, Warralily Coast Estate Craigieburn (N) 7-9 Montreal Circuit, Highlands Estate Cranbourne East (S) 13 Bathgate Cres, Livingston Estate Cranbourne North (S) 268 Alisma Blvd, Tulliallan Estate Cranbourne West (S) 14-16 Erindale St, Clarinda Park Estate Melton South (W) Ladbroke St, Atherstone Estate Mernda (N) 23 Stradling Rise, Mernda Villages Rockbank (W) 14 Panning Circuit, Woodlea Estate Williams Landing (W) 61-63 Sayers Rd, Williams Landing Estate

JG KING (Open Mon-Wed noon-5pm, Sat-Sun 11am-5pm) Clyde North (S) 40 Flowerbloom Cres, Berwick Waters Craigieburn (N) 6-8 Star Way, Aston Estate Cranbourne (S) 39-41 Bathgate Cres,Livingston Estate Melton South (W) Cnr Bridge Rd & Astley Dr, Atherstone Estate Mernda (N) Stradling Rise (off Galloway Dr), Mernda Village Mornington (S) 207 Main St. Open Mon-Fri noon-5pm

Point Cook (W) 58 Citybay Dr, Saltwater Coast Estate Romsey (N) Greenfields Blvd, Lomandra Estate Werribee (W) Billeroy Way, Harpley Estate

PORTER DAVIS (Open daily 11am-5pm) Armstrong Creek (G) Armstrong Blvd, Armstrong Estate Ballarat (Regional) Eleanor Drive, Lucas Estate Bendigo (Regional) Swanson Blvd (off Strathfieldsaye Rd), Imagine Estate Brighton East (S) 333 South Rd Clyde North (S) Flowerbloom Cres, Berwick Waters Estate Callow Ave, Highgrove Estate Craigieburn (N) Valiant Cres, Aston Estate Cranbourne East (S) Lineham Dr (off South Gippsland Hwy), Mayfield Estate Cranbourne West (S) Red Maple Dr, Casiana Grove Estate.

Open Sat-Thu 11am-5pm Greenvale (N) Destination Drive (off Amira Blvd), Aspect Estate Keysborough (S) Westwood Blvd, Somerfield Estate Melton South (W) Ladbroke St (off Atherstone Blvd), Atherstone Estate Mernda (N) Stradling Rise, Mernda Villages Officer (S) Grandvue Blvd, Grandvue Estate.

Open Sat-Thu 11am-5pm Point Cook (W) Gramercy Blvd, The Address Estate Rockbank (W) Woodlea Blvd, Woodlea Estate Romsey (N) Melbourne-Lancefield Rd, Lomandra Estate Sunbury (N) Rosenthal Blvd, Rosenthal Estate Traralgon (Regional) Cross’s Road, Stockdale Fields Estate. Open Sat-Thu 11am-5pm Wantirna South (S) Appledale Way, Harcrest Estate Werribee (W) Charter Rd, Riverwalk Estate Williams Landing (W) Cnr Palmers Rd & Opsum Way, Williams Landing Estate Wollert (N) Bloom Cres, Lyndarum Estate

URBANEDGE (Open Mon-Wed noon-5pm, Sat-Sun 11am-5pm) Armstrong Creek (G) 9-11 Decourcy Way, Warralily Estate Cranbourne North (S) 264 Alisma Blvd, Tulliallan Estate Greenvale (N) 21-23 Destination Dr, Aspect Greenvale Estate Keysborough (S) 5 Olivetree Blvd, Somerfield Estate Williams Landing (W) 65-69 Sayers Rd, Williams Landing Estate. Open seven days

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D I S P L AY CENTRES

NORTH WEST REGION DISPLAY CENTRES

7

SOUTH EAST REGION DISPLAY CENTRES

ATHERSTONE ESTATE Ladbroke Street (off Atherstone Boulevard), Melton South T 03 8407 4990 | OPEN 7 Days 11am–5pm

HARCREST ESTATE Appledale Way, Wantirna South T 03 8820 3100 | OPEN 7 Days 11am–5pm

ROSENTHAL ESTATE Rosenthal Boulevard, Sunbury T 03 8747 1604 | OPEN 7 Days 11am–5pm

SOMERFIELD ESTATE Westwood Boulevard, Keysborough T 03 9701 8965 | OPEN 7 Days 11am–5pm MAYFIELD ESTATE Lineham Drive (off South Gippsland Highway), Cranbourne East T 03 5915 9126 | OPEN 7 Days 11am–5pm

WEST REGION DISPLAY CENTRES

NORTH REGION DISPLAY CENTRES LOMANDRA ESTATE Melbourne-Lancefield Road, Romsey T 0408 231 492 | OPEN 7 Days 11am–5pm

ARMSTRONG ESTATE Armstrong Boulevard, Mt Duneed T 03 5242 5212 | OPEN 7 Days 11am–5pm

8

RIVERWALK ESTATE Charter Road, Werribee T 03 5250 5442 | OPEN 7 Days 11am–5pm

9

THE ADDRESS ESTATE Gramercy Boulevard, Point Cook T 03 8750 3096 | OPEN 7 Days 11am–5pm

10

ASPECT ESTATE Destination Drive, Greenvale T 03 9999 2160 | OPEN 7 Days 11am–5pm

4

WILLIAMS LANDING ESTATE Cnr Palmers Road & Opsum Way, Williams Landing T 03 8751 2115 | OPEN 7 Days 11am–5pm

11

LYNDARUM ESTATE Bloom Crescent, Wollert T 03 9408 1048 | OPEN 7 Days 11am–5pm

5

WOODLEA ESTATE Woodlea Boulevard, Rockbank T 03 8750 2924 | OPEN 7 Days 11am–5pm

12

MERNDA VILLAGES ESTATE Stradling Rise, Mernda T 03 8750 4208 | OPEN 7 Days 11am–5pm

2

ASTON ESTATE Valiant Crescent, Craigieburn T 03 5250 6326 | OPEN 7 Days 11am–5pm

BERWICK WATERS ESTATE Flowerbloom Crescent, Clyde North T 03 5915 9107 | OPEN 7 Days 11am–5pm HIGHGROVE ESTATE Callow Avenue, Clyde North T 03 5915 9111 | OPEN 7 Days 11am–5pm GRANDVUE ESTATE Grandvue Boulevard, Officer T 03 5919 6105 | OPEN: Sat–Thurs 11am–5pm BRIGHTON EAST 333 South Road, Brighton East T 03 6268 0326 | OPEN 7 Days 11am–5pm

REGIONAL DISPLAY CENTRES IMAGINE ESTATE Swanson Boulevard (off Strathfieldsaye Road), Strathfieldsaye, Bendigo T 0457 606 613 | OPEN 7 Days 11am–5pm LUCAS ESTATE Eleanor Drive, Lucas, Ballarat T 0408 920 851 or 0417 375 255 OPEN 7 Days 11am–5pm STOCKDALE FIELDS ESTATE Cross’s Road, Traralgon T 03 8786 9786 | OPEN: Sat–Thurs 11am–5pm

1800 PORTER (767 837) PORTERDAVIS.COM.AU

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