User:Mingst0nn/sandbox

History
The Opal Tower (Sydney), located in Sydney Olympic Park, was completed in early 2018. The high-rise residential tower was built by Icon Cove, developed by Ecove and designed by Bates Smart Architects. The building has 392 apartments, with 34 above ground levels and three levels underground. On December 24th 2018, residents had reported loud banging noises, exposed panelling and cracks which mainly effected levels four and 10. All residents were evacuated from the building and relocated to Airbnb and hotel accomodation over the Christmas and New Year holiday period.

Causes
Minister for Planning and Housing, Hon. Anthony Roberts, requested an investigation into the structural, design and material deficiencies. This was published by Unisearch and data was formalised by through the collaboration of academics from the University of New South Wales. Results showed four key areas of weakness.

Firstly, the under-design of the hob beams (a structural element which redistributes weight and creates stability ) and panel assembly allowed for pressure to build, triggering the subsequent cracking and bursting. Secondly, partial grouting of hob beam joints reduced resilience to movement and pressure. Thirdly, the original construction and repairs to concrete panels as well as the choice of lower strength concrete for the hob beams results in the design inconsistencies and structural weakness. . Finally, concrete panel damage on level 10 was the result of the poor structural quality of the hub beams, not direct issues with the the panelling. Concluding the building design was not structurally strong enough to hold its weight.

Political
New South Wales has experienced high levels of residential development since 2013 to keep up with our increasing permanent and temporary population size. The Australian Bureau of Statistics recorded an 18% increase in apartment approvals in the greater Sydney region, leading to the development of 78 000 apartments between 2012 and 2015. In 2016, former Liberal Party Planning Minister Robert Stokes, announced 184 000 further apartments between 2016 and 2021. This rapid spike in residential development has created community concern about the integrity and quality of large scale construction projects.

High levels of publicity around the Opal Tower and the recent surge in inner-city residential development has placed pressure of government institutions to improve the development approval process. Increased foreign investment and involvement - outsourcing of jobs and use of cheaper international materials - in Australia's development boom have heightened consumer concerns around the structural integrity of new, mass produced residential buildings. A lack of independent bodies and over sight into the development process - design, construction and material acquisition - of recent developments has provided an opportunity for cost cutting measures which reduce overall quality.

Social
An increase in Sydney's population, caused by higher wages, smaller family sizes, career based migration and an appealing buyers market, had led to rising demand for housing around Sydney's CBD. The unprecedented amount of construction, for both residential properties and social infrastructure, created an opportunity for building industry players to exploit advantages of a expansion focused city. The social impacts are felt by wider society as the original purchasing value of these apartments did not represent assumed quality standards. This leaves Sydney's housing market with sizeable amounts of new properties which are over priced, without the security of knowing structural integrity and security are assured. This is why it is essential for independent authoritative bodies and procedures to be put in place.

If a state does not have a clear set of enforced standards and procedures around approval, design and construction practices, the overall calibre of housing is lower. This has an impact of the standard of living and as a result the liveability of Sydney on the global stage.

Economic
Economic costs primarily hit the individuals who own apartments within the high-rise tower. The Opal Tower's structural deficiencies have seen a loss of trust in the Opal Tower and have helped form greater context to Australia's inattentive construction industry. A combination of city-wide high property prices and weak approval process for buildings constructed between 2012 and 2018 has a large impact on the return investment. The Australian Financial Review released data stating that 85% of new apartment owners in Sydney have structural problems in newly built apartment buildings. Consumer perception is significant in achieving a healthy resale value and longevity of the property. Property owners as a result can struggle to find renters and will suffer a loss of investment because of structural issues as the building does not hold consumer confidence.

The economic impacts go beyond individual wealth. Sydney's property market could see the devaluing of Sydney properties, constructed during times of questionable approval processes, or a massive requirement of new properties to be checked and updated to reflect the new standards of adapted development.

Future Implications
The Opal Tower is currently approved for habitation. The building will need further rectification to reflect the safety and building standards in NSW, once new authoritative bodies are operational.

The Opal Tower provided an example for the recent concerns around residential development in inner city New South Wales. The Interim Report, published January 2019, written by UNSW research team concluded with the structural deficiencies. A final report was published in early 2019, by Unisearch, listing material and structural design choices for the hub beams as the cause of damage.

In February 2019, the Special Broadcasting Service (SBS) published an article discussing the incoming changes the high-rise laws, as a direct result of the Opal Tower debacle. A new high-rise 'watchdog' will be introduced, with a new registration scheme for engineers and builders, in an attempt to appease significant concerns around NSW construction industry This will ensure that any company, contractor or individual involved in the design, construction and acquisition of materials is qualified to NSW standards.