The Design and Building Practitioners Bill currently before the NSW Parliament must heed the lessons of the Banking Royal Commission or the bill will fix nothing and make things worse.

Big banks. Big profits. Big profiteering. For years conservatives refused an inquiry into banks, the most profitable companies in Australia, saying it wasnt necessary as they had a tough cop on the beat (i.e. ASIC and APRA). When the inquiry finally happened, we discovered two things: there was a deep-rooted rottenness within the banks; and the cops had been utterly incapable of dealing with it.

It turns out no amount of policing was able to detect, prevent, or cure the ingrained corrupt behaviour at the very heart of the banking industry. The public expects banks to reform the way they conduct their businesses, and act in a far more ethical and moral way or be sanctioned by newly beefed up police.

The parallels with the construction industry are striking. Both are significantly large parts of Australias economy - construction is the largest single sector of employment - and both are under heavy scrutiny right now for the same reasons: a failure to meet decent standards. And just as it was with the banks, so there are refusals to have a (Royal) Commission of Inquiry into the construction industry, the conservatives saying that there are already cops on the beat (but adding that they need to be tougher).

As it was with the banks, so the construction cops (in this case certifiers, architects and engineers) will be incapable of reeling in the problems coming to light in recent apartment failures, no matter how tough they are. However, this idea of better policing is the deluded approach that the LNP has made in its Design and Building Practitioners Bill - trying to stiffen the requirements of the cops but failing to address the real problem: developer-builders are currently not held responsible for the defects they create.

The scenario is easy to understand: profits from construction are huge, particularly in apartments for sale. seven of the 20 wealthiest people in Australia made their fortunes in construction and real estate, so the sector attracts a lot of attention, and wanna-be millionaires. Large established firms are often the developers as well as builders (finance, management and construction), and are not at issue here, but a lot of the newer, smaller developers rely on builders who have a licence to build apartments, and who have competitively tendered to build at the lowest price.

The problem for these smaller developers is that their builders can have no responsibility whatsoever for the defects they create should they choose to walk away. The builder closes the nominated building company by declaring bankruptcy and takes the builders licence to a new phoenixed entity. They never look back or go back to clean up the mess they made. And the developer follows suit, folding the tent and disappearing into the night.

For these shonky builders the desire to make up for a low tender price, or to increase profits by cutting corners, is great. If the banks (them again) require pre-sales to guarantee a loan then the builder loses all incentive to build well (as discussed in here - Tone on Tuesday #2).

There are lots of ways to dumb the building down: changing the design, omitting parts, lowering standards, substituting cheaper, non-conforming materials, forcing lower prices from sub-contractors and then not paying the last instalment. Thats profiteering.

The Shergold-Weir Report was written in response to these problems, but it missed the mark as it answered the wrong questions, avoiding the issue of builders liability. The key remedy is to hold the builder directly responsible to fix any problems for a period of say six years after occupation. This requires that the building licence nominated at the time of issuing a construction certificate should not be able to walk away. Frequently the holder of the builders licence is nominated to a company, which allows the phoenixing of the company, closing one and opening another, so directors avoid liability.

The solution is easy: change the Corporations Act to make directors (and hence the builders licence they operate under) responsible for their work. However, this would require a massive change to Australian corporate law and would be totally unacceptable to the Conservatives or even the market-obsessed Labor party. So thats never going to happen. Perhaps thats why the Shergold-Weir Report was mis-directed by the government to avoid the issue of builders being held primarily accountable.

The solution is to bind the builders licence to a person, not a company, and then require that builder to pay a bond, or have insurance, or both. Quality builders, financially stable, have nothing to fear, and the risk-averse insurance industry would soon weed out the shonks. These issues were discussed here (Tone on Tuesday# 3).

This is the only way to make the authors of the defects, and the consequent misery, pay for rectification. The NSW bill, which has just been deferred for further amendments, will ultimately fail as it does not address this key issue, but rather seeks to make more onerous demands on the practitioners (building police) without offering any increased powers or compensation. Trying to force the cop on the beat to undertake more and more onerous inspections on a shonky builder who can walk away, will not stop the rank profiteering.

At the same time however, in the builders defence, we must answer why building apartments has become so fraught. The answer is twofold: extraordinary increases in complexity of design and regulation, and a consequent complexity of contractor arrangements.

Some 17 years ago, NSW introduced legislation to ensure apartment design quality, which it has done for the external appearance, but it has driven perverse and undesirable changes internally as it was based on the flawed assumption that an apartment building is a stack of houses.

Just two of the many issues are the demand for sunlight in the middle of winter which has produced thousands of apartments with huge windows facing east and west that overheat in summer, and cross ventilation that has created some of the most contorted plans imaginable to show an imaginary path for wind, the very wind that will never eventuate on the hot still nights when it is needed.

We could fill a column in AnD for a year with the stupidity of the code and its elicited responses. You could start with all those unused balconies, with glass balustrades and curtained doors behind. Costly, leaky, wasteful.

As well as design, increased building regulations and standards, such as sprinklers, higher acoustic requirements and fire ratings have added complexity and costs. Their undoubted necessity was in part driven by changes in materials: where once double brick sufficed, the costly lack of bricklayers mean that other options have been developed and they needed to be regulated.

The demand for increased quality has also added complexity: apartments are larger, with tiles and timber floors (rather than quieter carpet) more bathrooms (with double the basins in each), air-conditioning (that needs external fans that have to be hidden), more glazing (with more curtains); the list goes on in the real estate culture wars.

On the opposite side of the same coin, builders contractual arrangements to deal with this increased complexity have become themselves more complex. Where once a contractor would have a foreman in charge for the length of a project, overseeing employees of the main firm, now we have a hired site supervisor overseeing dozens of sub-contractors with sub-sub-contractors to them and so on. The person actually doing the work may be four or five times removed from the head contractor. Its nick-named pyramid building, not for what they are building but the way it is built.

Long gone is the practice of the owner or developer having a clerk of works on site every day to check quality. A highly cost-effective solution that the government is trying to emulate by having multiple building practitioners make increased site visits, and increased reports. Some firms are finding the old clerk of works, often an experienced but semi-retired builder, is a better way forward.

And being on a building site is more dangerous than going to war, the second highest number of workplace deaths in Australia. And who polices the staggering number of possible ways a worker can be injured? Not the local council inspectors whose numbers have been drastically reduced, not the states workplace authorities who are overwhelmed by the increased activity, but by the unions.

Yes, that would be the same CFMMEU that the federal government wants to emasculate. Trying to remove one loud-mouthed obnoxious official, who has been making sites safer, could end up making every building site more dangerous.

When building gets more complex, when construction processes gets more complex, when sites get more dangerous, when the possibility for failures is exponentially increased, we need a wholistic solution, not more cops on the beat.

The sad irony in the NSW Design and Building Practitioners Bill is that, not only will it not address the key problem but it will reduce down the number of cops on the beat that it seeks to promote. Engineers, moreover architects and particularly certifiers are having their costs massively increased, insurances are rising up to 10-fold for PCAs. That will drive them out of the industry, leaving shonky builders even more scope to build badly. Lets hope the bill is stalled for good.

The views expressed are solely those of the author and are not held or endorsed by AnD.

Read this article:
Do we need to kill the NSW Design Building Practitioners Bill? - Architecture and Design

Tejbir Raparia, a Gurgaon-based businessman, was 45 years old when he bought a flat in Unitech Vista, Sector 70, Gurgaon, in 2012. Given that the project was launched in FY10 and was scheduled to be delivered by 2013, Raparia didnt mind waiting. But with the project still incomplete seven years later, Raparia, now 52, is more realistic. Instead of waiting for the builder to act, he has joined a group of buyers in the project who have decided to take matters in their own hands. We have asked all the buyers to pull out their money and asked developers to pay the deficit for the remaining construction work. We are now monitoring the construction ourselves," said Raparia. He hopes to get possession in a year from now.

Raparias is not an isolated case. Many Indian homebuyers have similar horror stories to share. Delayed possession, illegal or incomplete construction or unnecessary litigation have become more a norm than an exception. Yet for a sector that holds nearly 77% of household money, it took eight years for the Real Estate (Regulation and Development) Act (Rera), 2016, to see the light of day from the year it was proposed for the first time. If anything, this bears testimony to the fact that when it comes to real estate, developers backed by political clout still rule the roost and buyers having parked their life savings look from one authority to another for resolution.

First horror: delay in construction

Its one thing to not deliver a project on time due to unforeseen circumstances, but its quite another to make it a norm. In fact, having normalized delays, the risk really is not getting the possession at all. For instance, investors of Jaypee Infratech Ltd have been waiting for more than 10 years to get their flats while paying EMIs for properties they dont own or live in yet.

According to data compiled by ANAROCK Property Consultant Pvt. Ltd, a real estate consultancy firm, About 5.76 lakh units were launched in 2013 or before and are still to be delivered. Given that the typical time required to complete a project does not exceed five years, these units can be categorised as chronically delayed or stuck inventory." And Jaypee is not a one-off builder; the malaise spans an entire geography. In many cases, developers launched projects in phases, where the construction work in the first phase was showcased to attract buyers for consequent phases. In many cases, construction never started in the later phases.

While you suffer a delay, what do the developers do? Well many are known to use your money to fund other projects, or just simply siphon it off. Many of them are now facing insolvency proceedings, and their promoters and directors have been thrown in jail, but only after such practices became too big to ignore.

Even the Supreme Court admitted that banks and government authorities have been hand-in-glove with developers. In its order against Amrapali Group, an NCR-based real estate developer, which is accused of siphoning of funds and money laundering, which resulted in non-delivery of more than 40,000 housing units, the apex court stated that the developer is not the only culprit, and that government authorities and banks are equally responsible. It said that the Noida and Greater Noida authorities were grossly negligent in reviewing and monitoring the progress of the projects, while banks failed to ensure that the money was used for construction.

Second horror: illegal construction

The risk in real estate does not end with getting possession of your home and living in it, as the residents of Campa Cola Society in Mumbais Worli discovered in 2005. The Supreme Court later found the residential cluster to be illegal and ordered that it be razed down. Residents who had been living in the society for about 25 years lost their homes overnight. It was revealed that the developer had permission to construct only a few floors, but it violated the approvals to build additional floors and units. No authority stopped the illegal construction or occupancy of the apartments. While some homebuyers were aware of the irregularities, their fears were assuaged by the developer that things will fall into place, but they didnt.

Similarly, the Supreme Court recently directed authorities to demolish a residential building consisting of several flats in Kochi, as it was built on the coastal zone, violating various norms. In this case too, the authorities failed to restrict the progress of construction and occupancy of the apartment at the right time.

Rera still has a long road to cover

Real estate investment in India is fraught with risk and poor liquidity that the asset provides only adds to the problems.

Even Rera has not been able to be of much help as its a state subject and many states are still to implement it fully. Since Rera came into existence, things are gradually coming into place. However, the Act is still at a nascent stage and needs to cover a long distance. Except two to three states like Maharashtra, Uttar Pradesh and Haryana, other states are still to implement it in its entirety," said Samantak Das, chief economist and head of research, JLL India, a real estate consultancy firm.

Even in the states where Rera is functional, many of its orders are still to be executed. Getting the orders executed seems to be another battle homebuyers are facing as authorities (the district magistrate in most cases) who need to execute the orders do not come under the ambit of Rera. These are clear cases of negligence and ignorance by authorities, but the ultimate sufferers are homebuyers.

Continued here:
Rera lacks teeth to set things in order - Livemint

With the rising cost of land and construction, and the need to build more densely in order to make building a multifamily community profitable, outdoor spaces become all the more important.

We talked to six veteran landscape architects about how to incorporate gardens and quiet spaces into multifamily communities.

Dont think of landscaping as something you can value engineer to make up for mistakes at the end of the project, said Craig Karn, ASLA, ULI, NAHB, LEED AP, Founder/Principal, Consilium Design, Denver. If youre going to do great, finished outdoor spaces, they need to be central to the design, not leftover space next to the Dumpsters.

Have your end game in mind at the beginning of the process, he advised: Your residents want high-quality outdoor spaces, not just sticking a bench along a fence.

Maintenance staffs have a long list of jobs to do every day, and they are not always plant experts. With any type of fussy landscaping, you have to step up maintenance of the spaces, said Terry Smith, Associate/Director of Land Planning, BSB Design. It takes a lot of work to keep them looking good. It might be cool to have the residents involved in the gardens, but management really has to take the lead and be responsible for maintaining it or it becomes an eyesore.

Regan Pence, PLA, Landscape Architecture Practice Lead, Lamp Rynearson and Associates, Omaha, Neb., advised leaning toward a limited and more formal plant palette. We try to define the space and make it look architectural and intentional, he said. If you leave things as they are, people perceive it as unkempt. To create a sense of design intent Pences firm often adds trellises, walkways, and planters, which are fairly easy for the maintenance staff to take care of.

Even in the midst of busy public areas, landscape designers can carve out small spaces where residents can be on their own. BSBs Smith compares the experience to hanging out at a coffee shop. You hear the activity around you, and you can engage if you want to, but you dont have to. Youre in a quiet space within a noisy environment.

Creating smaller spaces where your residents can be on their own is where the creative aspect comes into play, Smith said. His firm uses plant materials, fencing, landscape walls, and assorted hardscape materials to mold and shape these quiet spots.

He said a dog park is an example of a highly active space that could have a contemplative garden space off to the side to serve as a quiet spacepossibly with a hammock or two for added relaxation.

Encountering a small seating area after a sudden change in direction can be a delightfully unexpected experience for your residents. People love finding these little out of the way spaces, said Karn. They become their favorite places to hang out.

Fireplaces can be used to create multiple intimate seating areas. Karn recommends putting the fireplace in the middle of the space and grouping seating on the various faces.

Fire pits are really big, said BSB Designs Smith. They can be used at night and over an extended period of the year. They are such a nice gathering area, and they dont take up much space, he said.

Fire pits come in all kinds of configurations, he noted. Theyre gas-powered, so theyre acceptable to most fire departments. Theyre small, manageable elements where people get a lot of good use out of them.

Outdoor kitchens are also in demand as social gathering places connected to landscape features. See Grilled to order: The art of outdoor kitchens, BDCnetwork.com/OutdoorKitchens2019.

Even within large open lawns, intimate spaces can be carved out through what Julie Brinkerhoff-Jacobs, President of Lifescapes International, Newport Beach, Calif., calls implied walls.

Shrubbery can frame an open or covered seating area, whether planted at ground level, in raised beds, or in pots that complement the design aesthetic. Or put vines on a fence.

Create destinations within destinations, places that are verdant and intimate, said Brinkerhoff-Jacobs. Its a great way to direct traffic and guide people along a path. She likes doing a living, breathing wall or fence, but warned that they can be expensive unless you have plant material that is very fast-growing.

The best landscape designs shouldnt go dark when the sun goes down. These spaces should have life beyond dusk, said Scott Baker, PLA, ASLA, President, RELM, Los Angeles.

People are entertaining in the evening, said Baker. These are spaces you come home to at night, grab a bottle of wine, take it downstairs, and hang out with friends.

Baker said his philosophy is that lights should not be seen; their effect should be perceived. We work very closely with lighting designers to get a mood and environment, he said.

You can create the desired effect by underlighting benches and seating and uplighting trees. It doesnt have to be big poles with lights that light up an area like a prison yard, said Baker. It can be done in a much more subtle way. More successful spaces do everything with a little more intrigue.

Raised planter beds and stone pavers form the landscaping vocabulary of the 20,000-sf roof garden designed by RELM for STOA, a 224-unit rental high-rise in downtown Los Angeles. The dome of the Cathedral of St. Vibiana (1876), which was damaged in the 1994 Northridge earthquake and later deconsecrated (its now an events venue), is at right. Holland Partners was the developer. Togawa Smith Martin was the architect. Photo: Manolo Langis

Ziv Lavi, Founder/Managing Partner of Turf Landscape Design, in New York City, remembers when multifamily developers didnt think much at all about the rooftop spaces on their buildings. Today, its understood the roof will be activated, said Lavi, a former urban designer at the New York City Department of City Planning. Its what people expect when they come to rent or buy in a building.

Project teams need to think about how the rooftop can become an amenity, not just a holding space for the mechanical systems. Theres an opportunity to move those mechanical areas around and craft in cozy, intimate spaces, he said.

Lavi said roof spaces should embrace a citys energy, not mask it. Using sound barriers to ward off city noise sends a message that city noise is bad and nature noise is better, said Lavi. You dont want to do that. You want to be able to feel youre within the huge metropolitan area. Youre elevated above it in a nature-like area that filters and incorporates the city into your experience.

One caution: If you have to have mature trees on a roof deck, you better plan for it, because plant materials are heavy, warned Lifescapes Internationals Brinkerhoff-Jacobs. The roof is one area where early involvement in the design process is essential.

Does your multifamily community really need a huge pool? According to Consilium Designs Craig Karn, todays apartment and condo residents go to the pool primarily to meet people, not to swim. Make the pool small and the deck big, he said. People-watching is a big deal. But people want to be the watcher, not the watched.

One way to make that happen is by placing several smaller seating areas around the lawn or deck where residents can sit with a few friends. It creates intimacy where they feel comfortable, Karn said.

Lifescapes Internationals Julie Brinkerhoff-Jacobs recommends adding nearby water features, such as fountains or water walls, to make a small pool area feel larger. She also suggests installing cabanas to make it possible for residents to define their own more private space within the larger, more public pool area.

Human beings enjoy being in gardens, said Brinkerhoff-Jacobs. Life is hectic. When you have places of repose where you can recharge your batteries and reconnect with a small group of friends, thats important. If you live in an area with dense population and have a place to have alone time, that will be a very rewarding experience.

Excerpt from:
9 tips on creating places of respite and reflection - Building Design + Construction

Ready to let it go and book a vacation?

With the box office success of Frozen 2 inspiring some Disney wanderlust, we scouted out some of the best vacation rentals that are fit for a queen specifically Elsa! Not only are these vacation homes close by the Disney parks in both California and Florida, but they are also elaborately decorated to mimic the frosty wonderland shown in Frozen. Many of them have several rooms, so, to make the nightly rate more affordable, gather up friends and family. Then, pack your bags for the ultimate Disney trip.

Here, find six Frozen fantasylands that you can rent in real life on Vrbo.

This sprawling, 4,000-square-foot villa is like a private resort. Some of the star amenities include a Frozen-inspired movie theater with seating for 10 and a pool, hot tub, and themed splash pad where Olaf is keeping cool. One of the seven bedrooms is immaculately designed to look like an icy blue castle and another has sleigh beds and a scenic winter landscape painted on the walls.

Rates average $386 a night. Book the house here.

Vrbo

Grown-ups will love the California-cool aesthetic of this vacation home with wood floors and breezy blues throughout. The kids are in for a fun surprise, too. A superhero-themed room with built-in bunk beds has a ball pit in it. The Frozen-inspired room is fantastic, too, with sleigh beds, a trading post hideout, and translucent beads dripping from the ceiling that look like icicles. Up to 26 people can stay here at once.

Rates average $1,138 a night. Book the house here.

Vrbo

Just 6 miles away from Disney, this 9-bedroom villa will wow both Frozen and Harry Potter fans with its themed bedrooms. Canopy beds, a chandelier, and Olaf pillows add magical touches to the Frozen-inspired bedroom. After a long day at Disney, enjoy the rentals private pool, which has a waterfall and grotto.

Rates average $956 a night. Book the house here.

Vrbo

A giant Frozen mural lends a castle vibe to one of the bedrooms in this 5-bedroom home. Ruffled turquoise bedding, a chandelier and tufted headboards round out the royal look. Another room with bunk beds channels a galaxy far, far away. The rental also features an impressive game room with a pool table and foosball table. Guests have access to the communitys clubhouse, waterpark, movie theater, golf course and more.

Rates average $212 a night. Book the house here.

Vrbo

The paint job in the Frozen-themed room is impressive. Olaf and Sven are represented on the blue walls, along with snowflakes and gusts of wind. The happily ever after-themed 5-bedroom home also has a backyard pool and hot tub and is in a gated resort neighborhood where guests will have access to amenities like a water park, golf courses, restaurants and putting green.

Rates average $300 a night. Book the house here.

Vrbo

Not only does this home have a Frozen room, but the room also comes with 15 princess dresses for the ultimate dress-up party. The whole 7-bedroom home is worth exploring, with a 50s-style Mickey and Minnie diner, an Avengers-themed room, and a Seven Dwarfs-themed playhouse cottage. Other themed bedrooms include an Aladdin master suite and a Harry Potter room.

Rates average $389 a night. Book the house here.

Vrbo

Whos ready for a Frozen-themed getaway?

Continue reading here:
These 6 Frozen-inspired Vacation Rentals Are Perfect For Trips With Kids - Simplemost

A pair of private villas on a lush new Moroccan polo resort will go to auction this week.

The two new properties are among 85 Ritz-Carlton-branded residences currently under construction as part of an upcoming 124-acre resort, located about 20 minutes from Marrakeshthe fourth-largest city in Morocco and an economic hub that connects North Africa with Europe and the Middle East.

Villa Amira and Villa Zena, previously listed for 2.7 million (US$2.99 million) and 2.1 million, respectively, will head to auction with no reserve price; bidding opens digitally on Feb. 26, and ends live in Dubai on Feb. 28. Concierge Auctions is managing the sales, and the Moroccan properties will be part of their larger Dubai sale.

We partnered with the developer, as he wanted to capture a global audience that is not only interested in the amenities and luxury of the Ritz-Carlton brand, but also the culture, history, and landscape of Marrakesh, said Caitlin Keys, the Europe, Middle East and Africa managing director for Concierge Auctions.

The residences combine traditional Berber design inspiration with contemporary features, such as soundproofing and full thermal insulation. Both provide views of the polo fields and the Atlas Mountains.

More:Hedge Fund Billionaire Buys Priciest House in Palm Beach History for $111 Million

Villa Amira has five bedrooms and five bathrooms, while Villa Zena has four bedrooms and five-and-a-half bathrooms. Both feature premium kitchens, marble flooring across 80% of indoor space, and surround-sound systems. Outside, each villa has a private heated swimming pool, terraces, and gardens, according to the auction house listing.

The development is centered around the Jnan Amar Polo Fields. In addition to the residences, which are expected to be completed in 2021, the resort will include an 80-room Ritz-Carlton hotel due to open in 2020. Villa owners will enjoy access to Ritz-Carlton amenities, including concierge service, in-residence dining, a spa, landscaped gardens, restaurants, and the Jnan Amar Polo Club with two polo fields.

From PentaExperts Say Proposed 100% Retaliatory Tariffs on French Goods Will be Devastating

Correction: Bidding for the properties will open on Feb. 26, and close on Feb. 28. This story has been updated to reflect a recent date change made by Concierge Auctions

Originally posted here:
Pair of Moroccan Resort Villas Head to Auction - Mansion Global

Los Angeles | $4.785 MillionA 1936 cottage with three bedrooms and three bathrooms, on a 0.4-acre lot

Thomas Callaway, an interior designer, acquired this stucco house with a shingled roof about 20 years ago and altered it to look like an English cottage in the Cotswolds. He added beams and half-timbering inside and covered the whole structure in solid stone. The house is on Mandeville Canyon Road in the Brentwood neighborhood, about four miles southwest of the Getty Center. Downtown Los Angeles is about 18 miles east.

Size: 2,660 square feet

Price per square foot: $1,799

Indoors: Mr. Callaway kept the homes original footprint, but not much else. The living room was replastered and half-timbered. (The walls have wide bead-board paneling, and the ceiling between the rafters is tongue and groove.)

The dining room was created by enclosing an outdoor patio (along with its fireplace), and has a Dutch door opening to the grounds. In the library, an eight-foot ceiling was raised through the attic to create a vaulted space. Between the beams is a distressed stenciled design based on a William Morris pattern, and the walls are paneled in English oak. Built-in bookcases surround a leaded-glass bay window.

The kitchen, which was not extensively made over, has blue-and-white tile accents, a breakfast area and a Dutch door.

For the walls of the vaulted master bedroom, Mr. Callaway applied a stenciled thistle pattern that he developed for a client. The guest bedroom has a William Morris paper.

Outdoor space: The hilly grounds were leveled, and the backyard landscaping was designed around an old oak tree. Stone walls and patios were added, along with a stone dovecote. (It was never used to house birds, just stuff.) The gardens bloom with wisteria and other ornamentals. Parking is in an attached two-car garage.

Taxes: $59,813 (estimated)

Contact: Mary Beth Woods, Coldwell Banker, 310-463-1599; marybethwoods.com

This house is in the Marina district. According to a JCP-LGS hazard disclosure report, it is on a non-liquefaction lot that offers more stability in an earthquake than other zones in this seismically vulnerable neighborhood. It is within walking distance of a variety of restaurants, shops and entertainment sites, including those arrayed along nearby Chestnut and Union Streets. The 13-acre Fort Mason park with its arts and cultural center is a half-block north, and the Moscone Softball Fields are a block west. The nearest Safeway supermarket and Muni rail station are two blocks away.

Size: 3,985 square feet

Price per square foot: $1,192

Indoors: The front door opens on the main level to a wide foyer that turns left into a dining room with textured wall covering and a silver ceiling. Here and throughout the home are spacious proportions, inlaid hardwood floors and elegant moldings.

The dining room connects through an archway to a living room with a bow-fronted window facing the street and a wood-burning fireplace flanked by bookshelves.

Straight down the entrance hallway is a white marble kitchen with industrial lighting and high-end appliances; it flows into a family room with two walls of built-ins (including a wine refrigerator), followed by a sunroom with three walls of windows. A powder room with a marble sink is also on this floor.

Front and back staircases ascend to the upper level, more than half of which is taken up by the master suite. The master bedroom sits above the living room and also has a bow-fronted window and a fireplace. Two walk-in closets with built-ins extend over the entire 24-foot width of the floor, and the larger closet connects to a skylighted master bathroom with marble finishes, a soaking tub and a walk-in glass shower. Next to it is a laundry room with two sets of washers and dryers.

Two additional bedrooms share a hallway bathroom with double sinks and a combined tub and shower. Each of the rooms has direct access to a rear sunroom.

The lower level includes a three-car garage in front; in the back are 725 square feet of finished space, including a rec room or fourth bedroom with a wet bar, an attached sitting room and a full bathroom. There is also a wine cellar.

Outdoor space: A spiral staircase descends from the main level to the large paved rear patio. It is surrounded by a garden border and a wood fence.

Taxes: $59,375 (estimated)

Contact: Ruth Krishnan, Compass, 415-735-5867; compass.com

Jorge Engel, an architect based in San Diego, designed this home with monumental gestures, expensive woods and nine varieties of granite. It is across from a golf course in a gated community of 35 properties, about 24 miles north of San Diego and four miles from Pacific Coast beaches.

Size: 8,817 square feet

Price per square foot: $539

Indoors: The house is entered by a bridge supported by stone pillars. The main level has a living room with a tray ceiling, a wet bar and a wood-burning slate fireplace, as well as a game room and four bedrooms with en suite bathrooms and enormous closets. The master suite contains a fireplace and a private balcony. Two of the guest rooms have sleeping lofts reached by ladder.

The lower level is where youll find the kitchen and attached family room, a dining room, a second living room, an additional guest suite and a laundry room. There is also a bathroom and changing room convenient to the pool.

The kitchen has zebrawood cabinets with granite countertops and a stainless steel hood that rises and runs like a ribbon across the ceiling.

The dining room has a geometric, multi-armed chandelier with conical frosted-glass shades and built-in stone-topped credenzas. It opens to an outdoor patio.

Outdoor space: The covered outdoor granite kitchen is big, but it is dwarfed by the 75-foot-long saltwater pool with an even longer monumental structure that frames the landscape.

Taxes: $59,367 (estimated)

Contact: Jason Barry, Barry Estates, 858-756-4024; jasonbarryteam.com

For weekly email updates on residential real estate news, sign up here. Follow us on Twitter: @nytrealestate.

The rest is here:
$4.75 Million Homes in California - The New York Times

The rainbow reefs of Palawan, thesnow-white beaches of Boracay, the surfing mecca of Siargao the waters of thePhilippines are precious places, harboring some of the worlds richest marinebiodiversity, drawing visitors from around the world and supporting a topfishing economy.

Yet, the Philippines is among the three biggest plastic polluting countries and is the most dangerous for environmental defenders, putting the health of its coastal ecosystems under ecological threat.

Alongside the growing global youth movement acting to fight climate change, young Filipinos and ocean-sport athletes in particular are making their waters the focus of their careers and lives, to clean them up and keep them intact for the future. In this two-part series, meet four.

Read part one of the series here.

Marine Conservation Philippines is a non-profit working to protect fragile marine habitats and the livelihoods of marginalized coastal communities in the central Philippines. Connect on Instagram: @camzzrivera

Bais is located in the Taon StraitProtected Seascape (TSPS) which is the largest seascape in the Philippines. Ithas the ideal ecosystem of mangroves, seagrass and coral reefs.

But in Bais, out of an estimated 600hectares of fishponds, there are approximately 95 hectares of abandoned andunderutilized fishponds and 35 hectares of undocumented fishponds, which are neitherproducing food for the community nor fulfilling government-mandated coastalmanagement goals. This has also destroyed the mangrove ecosystem. So we createdthis project to revert Baiss mangrove ecosystems back to how they were yearsago.

I think that the environment is not a priority in thiscountry but basic necessities such as food and shelter are. Communities onlyconsider if there is food today or tomorrow, and that is why fishponds are ashort-term value. Some do not realize the long-term value of mangroves generatingmore fisheries in the future. That is why in order for us to docommunity-based mangrove conservation, we need to involve the community in arole where they can generate income with it in a very short time.

Its funny how I came into the marinescience field. I just chose the most random course in university, a course noone goes to. I didnt even know how to swim! It just started as a calling, andthe moment I went into the ocean, I almost drowned, but I was still able toappreciate everything about it.

I focus on mangroves because I think were all blindedby the conservation of coral and seagrass. But mangroves are the primary shieldsfrom the rivers, so they get all the sediments from the agriculture. Coral cantsurvive the nutrients from mangroves. They also give shoreline protection,provide homes for fish and are carbon sinks. Mangroves are a balance betweenthe river, the land and the sea. Also, I like those ecosystems that nobody elselikes to look at.

Understanding the social network has played a big part in environmental impact, and that is missing in most natural sciences. Communities need moral support and motivation, and thats where we come in with happy faces. Ive seen how theyve changed their trust and relationship toward me. Their voices arent often heard, so they really like that were hearing them.

Rosales is the founder of Blue Kiteboarding, a sustainable kite-sports consultancy and school, and a local travel agency. She was the 2015 winner of the KTA Asian and ICTSI Philippine Freestyle kiteboarding championships. Connect on Instagram: @Paularosales

Ive always been a water baby. Ive been acompetitor swimmer since sixth grade. From the pool I transferred to the ocean.Ive always found a special connection with the water. Humans are mainlycomposed of water, so I always felt I wanted to be near it.

The adrenaline I get from kiteboarding is something Ive never experienced in any other sport. And it uses free energy. As we go into the future, we have to use more renewable energy, which can start as leisure. Instead of using a jet ski or motorized sport, use something more friendly to the environment.

The Philippines is composed of over 7,000islands, and its surprising that a lot of us dont know how to swim. I waslucky to learn. In the rural parts of the country, the ocean is scary to Filipinos.

When surfing became popular 15 years ago,this was a new avenue for the Filipinos to enjoy the ocean. There was noparticular special relationship with it before that, but I think this was agood way to start. When someone begins surfing, it triggers something becauseit gives them joy. Thats why I think playing in the ocean plays a positiverole in encouraging ocean protection.

When I moved here to Boracay, I was very happy, living on white beach, teaching kiteboarding, living this perfect life. But a few years ago, I started getting sick from the water. We found out from a scientist that tested the water that the coliform (bacteria) was very high. So as an athlete and a person who thinks the ocean is my home, I felt the need to protect it.

I do this through events and communicationsand spreading the word about the different issues to keep our home livable. WhenI got sick, I started doing beach cleanups and educated my staff about theimportance of keeping the ocean clean and of conservation. For health reasonsfirst of all I couldnt go in the water when it was filthy.

If you love where you live, you have to doeverything you can to protect it.The reason why I fell in love withBoracay was because of the beauty of the place, the nature, the white-sandbeach, the ocean. I think we all came here because of that. But due tooverdevelopment, the forests and ocean are suffering. I believe that itseveryone responsibility the businesses, the residents, the tourists to takecare of the ocean, to keep it clean and keep it safe.

A lot of surfers and kiteboarders are aware of the importance of ocean conservation, and this is a good platform. Its a cool way to learn to love the ocean. We should utilize the water sport community to drive change in this particular sector however we can.

Read more:
Blue belles: The freediver and the kiteboarder - Landscape News

'House In The Landscape' is a seamless integration of nature into earthly residential architecture.

Built byNiko Architecture in Moscow, Russia and inspired by Frank Lloyd Wright's organic architecture philosophy (the merging of buildings with their natural surroundings so they look like one), this impressive home has been integrated into lush surroundings to create a welcoming, flowing abode.

Constructed from reinforced concrete, the home looks like it's emerging from the ground, sunken under large grass areas and surrounding flora. The interior features a variety of artworks, sculptures, and hidden Japanese influences that blend with the organic atmosphere created within the property.

The home features curved walls and ceilings throughout the interior that mimick the rolling environment outside. The spaces are large and free-flowing, while the floor-to-ceiling windows offer sparkling views to encourage a connection with the natural world outside. The windows also open to a secluded terrace area that borders an infinity pool designed to resemble a natural pond.

The layout of the property contains three bedrooms, a living area, dining area, relaxation room, and an office located on the second floor. A small balcony overlooks the infinity pool and offers a different view of the entire property.

If you think this home is incredibly well designed, be sure to check out Mexico's concrete beachfront 'Gemela House' and Australia's minimalist dream retreat the 'Elemental House.'

RELATED: Inside the Penthouse apartment of this San Francisco clocktower

Go here to read the rest:
'House In The Landscape' By Niko Architecture - Boss Hunting

NewsEnvironmentElm trees once dominated Britain's countryside, but were almost wiped out by Dutch elm disease half a century ago

Wednesday, 4th December 2019, 11:45 am

The species, which once dominated rural landscapes and has been present in the UK since the Bronze Age, was almost totally destroyed by Dutch elm disease, a fungal pathogen which killed 20 million trees in the UK. Some 90 per cent of elms were removed as a result of the disease and the tree has been largely forgotten as a feature of the countryside.

"Elite" elms

Research by a number of private individuals and organisations who have refused to abandon the elm now suggests that it could return, thanks in part of the discovery of elite elms that remain in the countryside and appear to be able to resist or avoid the disease.

A report by the Future Trees Trust, a charity, said the mature specimens are hundreds of years old and efforts are being made to analyse these individual elms to produce seedlings which reproduce this apparent resistance.

The charity said that with appropriate further research and funding it is now possible to envisage the re-establishment of the elm at a time when other species such as the oak are under assault from pests and diseases.

Karen Russell, the author of the report, said: The current state is that we know a lot about where the mature trees are and we know more than ever about the opportunities in terms of research. With the right people in the right place and the funding we can put elm back in the landscape.

Dutch elm disease, which arrived in Britain in two waves, remains active and continues to spread north - it has yet to reach some parts of Scotland. Immature trees sprouted from diseased parents are capable of growing for a number of years but then themselves succumb to the disease.

The researchers want to build on work in a number of European countries where the elite trees have been crossed with native elms.

More work needed

The Future Trees Trust report suggests that seedlings need to be produced in greater numbers of study their progress and use techniques such as genome sequencing to try to identify the particular genetic traits that contribute to Dutch elm disease (DED) resistance.

The report states: Since the 1990s, it has been apparent that isolated, small populations and individual trees have survived and may be avoiding, tolerant or resistant to DED. With other native species such as ash and oak under increasing pest and disease pressures, there is currently much interest in re-considering elm with an objective of conserving, improving and ultimately restoring elm back in to the landscape at a meaningful level.

The report that such much information remains scattered among individuals and organisations but there is willingness among experts to pool these resources to further research.

Max Coleman, author of book on the elm, said: Elms have demonstrated a tenacious ability to survive; it is about time we gave them a helping hand.

Link:
Elm trees could return to woodlands across the UK, new report suggests - inews

Everything about this bungalow spells luxury

A birds-eye-view of the hillside and an uber luxurious abode replete with a garden, swimming pool and gaming roomthis home certainly checks all boxes for the perfect weekend getaway. The two story structure spread across 8000-square-feet, (over 6 acres) is enveloped by lush greenery. The interiors are purposefully minimal, so that the focus remains on the pice de rsistancethe undulating hillside views. The home overlooks the tranquil Kalote lake and has a 360 degree view of the surrounding hills, making it a blissful getaway from a bustling city like Mumbai. The basic idea was to focus on the scenic views from every room. Every space has furniture, lights and accessories strategically placed to frame the stunning sights, says Amritha Karnakar, principal architect, AKAD (Amritha Karnakar Architectural Design).

The ground floor features the living room, dining room, bar, kitchen and three bedrooms, while the first floor houses three bedrooms, the gaming room along with two viewing decks. The staff quarters, gym, spa, steam room and kids play area are located in the basement.

A home of this scale required a fitting entrancethat was fulfilled by an imposing 12 foot-high solid wooden door. The challenge was to understand the scale of the structure and space. It was important to not let the grandeur overpower the main focusthe view, explains Karnakar. The entrance leads into the living area which opens onto the large deck with an infinity pool.

In keeping with the minimalistic aesthetic, the living room features a seating area, showcasing the beautiful natural landscape. Artfully peppered with carefully selected artefacts, it also features two lounge chairs with footrests at the bottom of the spiral staircase. The hanging lights in the double height room add another element of visual interest. The neutral shades of beige and grey are balanced by the pops of green added via the large potted plants. The room leads into the dining area that features a fourteen seater marble-top dining table.

The ground floor deck accessed from the living room features the infinity pool along with sun beds to soak in the green vistas. The first floor has two decks on either side. One corner of the larger deck is dedicated to the outdoor dining areathe ideal spot to enjoy your meals against the picture perfect backdrop.

While the home has six bedrooms, its the master bedroom on the first floor that perhaps offers the best, panoramic views courtesy the large glass windows on three sides of the room. The bright orange sofa in one corner of the room adds an interesting contrast to the large swathes of green outside.

A grungy English bar was the inspiration while designing the bar. The pipes fitted on one wall lend the room a stylish industrial-chic vibe. Pops of colour were brought in via the blue chevron-patterned tiles and red leather sofa. A barrel placed in the seating area adds another whimsical element to the dcor.

A wooden staircase leads up to the game room that has a pool table, foosball table and a carom board. The white and yellow tiles lend the room a bright, cheery look.

Spacious, green and eco-friendly, these 4 Surat bungalows are a sight to behold

View original post here:
Kalote, Maharashtra: We bet you havent seen a more lavish, expansive and close-to-nature holiday home than this - Architectural Digest India