WHAT DOES THE MEDIUM DENSITY HOUSING CODE MEAN FOR RYDE & ACROSS SYDNEY SUBURBS?

OBVIOUSLY another Housing Boom for developers …

The Scomo Govt Legislation is in place to facilitate the 100% sell off overseas with the …

-FIRB Ruling and May 2017 Budget Reg for housing projects of less than 50 dwellings

-the Real Estate Gatekeepers exempted from the second tranche of the Anti-Money Laundering Rules (Legislation) in October 2018

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CAAN Photo: Townhouse development 6 – 8 dwellings where there was one home and a garden with trees; development and disruption for estim. 12 months from demolition, asbestos removal, excavation for garages, construction, conga line of trucks including numerous concrete pours, the street was dug up for new pipes, tradie trucks parking out the neighbourhood …. multiply that with even more redevelopment!

THE SCOMO GOVT AND NSW GOVT LEGISLATION TOGETHER LOCKING OUT A WHOLE COHORT OF ASPIRING AUSTRALIAN FIRST HOME BUYERS …

BOOMERS … please consider not selling! As previously indicated ‘the same players’ are moving across to building ‘the Medium Density Housing Code’ …

AND what it will mean … the bulldozing of our Communities and homes for more ugly overdevelopment and loss of trees and gardens too!

No photo description available.

COLUMN 1:

AS depicted in the first column under the current RYDE LEP of 2014 the Council’s controls in the R2 Low Density Residential Zone include:

-Multi-dwelling housing villas on lots with a minimum area of 900 sqm
.a min. frontage of 20m
-Attached Dual Occs (Duplex) on lots with a min. area of 580 sqm
.a min. frontage of 20m

To date these developments required Council assessment against Council’s Development Control Plan, which includes 2 weeks of neighbour notification and consideration of objections

COLUMN 2:

IN the second column NSW Govt changes across SYDNEY after 1 July 2019 (Ryde changes deferred until July 2020)

The following will be added to the R2 Low Density Residential Zone:

Manor Homes (2-storey flats with 3 or 4 dwellings) on min. lots 600sqm
.min. width of 15m at the building line
-attached Dual Occs on lots with min. 580sqm
.min. width 12m at the building line

IN some Local Government Areas it will be redevelopment for rows of terraces, townhomes, Manor Homes, Triplex and Duplex … and granny flats!

These developments can be approved by Private Certifiers with minimum neighbour notification
.no requirement for objections to be considered!

RELATED ARTICLE: https://caanhousinginequalitywithaussieslockedout.com/2019/07/04/the-low-rise-medium-density-housing-code/


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THE LOW RISE MEDIUM DENSITY HOUSING CODE … Who is it for?

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CAAN:

HOW confident can Sydneysiders be that ‘The Low Rise Medium Density Housing Code’ will create well designed dual occupancies, manor houses and terraces (up to two storeys) to be carried out under a fast track complying development approval?

To date the experience of many residents has been somewhat contrary to this report from the Department of Planning and Environment!

The department submits that this Code will help housing affordability yet to date duplex units have been selling above the price of established quality housing in our suburbs; they in fact are large developments. Back in the late 1990s duplex were built more in character with the local cottages having 2 or 3 bedrooms and not built forward of the setback!

It would seem that the developer lobby have been able to manipulate higher density of the low-rise medium density housing code due to rezoning which occurred years ago under local councils LEPs. Perhaps back then there was not the anticipation of rows of terraces, Manor Houses (blocks of 4 flats), triplex and duplex of the large dimensions now being constructed! With some estates having smaller lots of 500 – 600M2 one would have expected that developers would build medium density on larger lots of 700 M2 or more!

One must question how the local character of our neighbourhoods will be maintained with the two storey limit when as the photographs below show that such developments are entirely out of character and are taller than their two-storey neighbours? They are in fact oversized in many cases and out of scale of development with the established streetscapes!

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CAAN Photo: A futuristic design out of character with many Sydney suburbs. Note to the left of the photo the diminished home overshadowed and impacted by this dual occ.

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CAAN Photo: Two dual occs side by side; the second dual occ is of a similar design with huge impact; concrete build emitting Co2. Note the majority of dual occs are large with 4 bedrooms; are they catering for the overseas family Visa market? Priced until recently at $2M each in Sydney’s Middle Ring. How can such developments fall under the category of small more affordable homes?

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CAAN Photo: An example of a cottage in a Ryde LGA Estate. Quality homes like this are now being impacted by oversized dual occs losing privacy, views, and being diminished by the impact! Lots range between 500M2 and 600M2 unlike older estates of 700/800M2 lots. Residents question the suitability of the smaller lots for dual occ developments!

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CAAN Photo: oversized dual occ overshadows, and built much higher than its substantial 2-storey neighbours; very little yard remains where there was a bungalow, a garden with trees and a pool!

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CAAN Photo: A duplex that looks like a block of flats! It is set forward of its 2-storey neighbours on either side. It towers above them! At the rear the neighbour has had to plant bamboo to regain some privacy as the development is built close to the back fence!

It was finished in January 2019 following some 12 months in development. At 4 July 2019 neither unit has sold! Needless to say …!

Imagine this dual occ next to the cottage in the photo above!

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CAAN Photo: Large Dual Occ built on a corner block forward of the setback of its neighbour; robbing them of their amenity! Question the quality of this build? Looks like a hardware shop shed! Would this fall under the category of a Planning Department well-designed dual occ?

RYDE has been overdeveloped with high-rise precincts in Meadowbank, Ryde, North Ryde, Gladesville, Macquarie Park and in between! Schools, hospitals, trains and buses are all full-up. The roads are clogged including Macquarie Park which has been rezoned for residential from a business and IT Park!

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CAAN Photo: A townhouse redevelopment of 6 – 8 dwellings where there was 1 cottage and a garden with trees. Concrete construction emitting Co2; the neighbours have lost their amenity following more than 12 months of demolition, asbestos removal, excavation for garaging; construction etc!

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CAAN Photo: The neighbourhood had to endure the excavation for new pipe installation over several months where there was a footpath and a verge; the mess; tradie trucks parking out this street and the neighbouring streets for 12 months or more! What of the rights of the estate homeowners?

The Low Rise Medium Density Housing Code

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The Low Rise Medium Density Housing Code (Code) allows well designed dual occupancies, manor houses and terraces (up to two storeys) to be carried out under a fast track complying development approval. A complying development approval can be issued within 20 days if the proposal complies with all the relevant requirements in the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 (Codes SEPP).

Low rise housing helps housing affordability by providing smaller homes on smaller lots that still provide all the amenities of a single dwelling and can accommodate a wide variety of lifestyles and needs, including growing families or empty nesters

Low rise housing as complying development is only allowed in R1, R2, R3 and RU5 zones where it is already permitted under a council’s Local Environmental Plan (LEP).

A development proposal must meet all of the development standards in the Code and the Design Criteria in the supporting Low Rise Medium Density Design Guide for complying development.

After close to three years of consultation, the Code commenced on 6 July 2018 in many council areas across the State.

Read the Code

Independent review and temporary deferral

Following the release of the Code in July 2018, a temporary deferral was granted to 49 councils until 1 July 2019.

For the City of Ryde, a deferral was granted until 1 July 2020 based on advice from the Greater Sydney Commission.

The Code is already working well in 78 council areas across the State, and some councils granted a temporary deferral have used that time successfully to amend their local planning controls to prepare for the Code. A further four councils are now ready for the Code to commence on 1 July 2019.

The Minister for Planning and Public Spaces has requested an independent review to assess progress on the Code to date, identify impediments to the Code’s delivery in deferred areas, and make recommendations on the appropriate pathway forward to finalise the Code’s implementation.

Professor Roberta Ryan commenced the independent review in mid-June and is expected to provide her report by the end of July. Professor Ryan will assess published council positions on the Code and consult with peak stakeholder groups including Local Government NSW. To allow the review to take place, there will be a further extension of the deferral of the Code in 45 councils until 31 October 2019.

Pending the recommendations of the review, the deferral means that in the deferred council areas landowners will not be able to use the Code to lodge a complying development application for dual occupancies, manor houses or terraces until 1 November 2019 (or 1 July 2020 in the City of Ryde).

It also means that during the deferral period, a council’s local planning controls will continue to apply and landowners may lodge a development application for a dual occupancy or multi dwelling housing if these forms of housing are allowed under the relevant council LEP.

Councils with a temporary deferral from the Code

Benefits of the Code

The benefits of the Code include:

  • increasing the supply of housing across NSW, especially in Sydney, which will help improve housing affordability,
  • better meet the needs of our changing population by providing a broader range of housing options to suit different lifestyle needs,
  • help to maintain the local character of neighbourhoods with a two storey height limit. This will ensure the size and scale of development will fit into established streetscapes and new release areas, and
  • ensure a consistent approach to the good design of medium density housing across NSW.

Frequently Asked Questions

The Department has prepared three lists of Frequently Asked Questions (FAQs) available to view or download as PDFs:

Page last updated: 28/06/2019

PEOPLE ALSO VIEWED:

SOURCE: https://www.planning.nsw.gov.au/Policy-and-Legislation/Housing/Medium-Density-Housing/The-Low-Rise-Medium-Density-Housing-Code

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SYDNEY HOUSING SQUEEZE PROMPTS PUSH FOR MORE MEDIUM-DENSITY DEVELOPMENT

 

A man and woman sit on a rug in a living room and play with a toddler.

ABC Photo

WE were wondering how long before they renewed their push to counter any resistance to high-rise developments …

Are they using well-established agencies to produce, and amplify their message?

Are they helping themselves to every avenue to present a different picture to the reality?

DO you suppose the ‘medium-density’ is connected by virtue … that the ‘same players’ are there too?

ISN’t it time you shared these articles with your local MPs?

Related Article: ‘About buck-passing on dodgy regulation’: it applies to all housing development!

https://caanhousinginequalitywithaussieslockedout.wordpress.com/2019/06/23/12399/?fbclid=IwAR1kkEuVocb3olN9C0jh5KFq42WBqNZVWPN85cLYbBPRqNEmDXBqAnY8HRQ

 

 

Sydney housing squeeze prompts push for more medium-density development

24 JUNE 2019

 

Laura and Latham Keen were faced with the same choice as many young couples in Sydney — move out or move up.

 

Key points:

  • The NSW Government is encouraging medium-density development by making it easier to subdivide blocks *
  • The Planning Minister sees more terrace-style housing as a way to address Sydney’s housing squeeze
  • Some residents oppose the move, fearing the effects of “overdevelopment”

 

CAAN:  * Is NSW Planning appealing to greed?  Cough … cough …  What is not being revealed … that the NSW Government has rezoned our suburbs for higher density of the Medium-Density Housing Code along with exempt and complying development!

The Morrison Govt policies allow developers to sell 100% of housing projects overseas (FIRB Ruling May 2017 Budget Reg; developments less than 50 dwellings). Maintaining opportunity for money laundering with the Real Estate Gatekeepers exempt from anti-money laundering rules; October 2018.

 

ABC:  They could not afford a freestanding home close to their jobs in the CBD, and did not want to live in a high-rise with their 15-month-old son.

The answer for their growing family was a three-bedroom townhouse in Lane Cove, on Sydney’s lower north shore, 12 kilometres from the CBD.

“We spent six, seven months looking and we looked at just four townhouses in that time,” Mr Keen said.

“There just wasn’t many available.

“This ticked all the boxes and we jumped on it when we found it.”

Medium-density homes like the Keens’ have been dubbed Sydney’s “missing middle” by NSW Planning Minister Rob Stokes, who believes more terrace-style housing is the solution to the city’s real estate squeeze.

While values have fallen by 14.5 per cent since their 2017 peakthe median price of a home in Australia’s biggest metropolis remains almost $900,000.

The spotlight is also on Sydney’s apartment developments after two buildings in the past seven months had to be evacuated when they began cracking.

Grey and white box-shaped terrace houses line a street.
ABC Photo:  Townhouse development in a low-rise low density cottage suburb; medium-density obviously changes the character of low-rise detached cottage suburbs
View:  For more about the process of changing detached housing suburbs to medium-density

 

“Apartment-style living is a great choice for some but it’s not necessarily for everyone,” Mr Stokes said.

“Detached homes in the ever-expanding suburbs are out of reach for many families.

“The beauty of terrace-style housing is that it’s low-rise, it’s human scale, it doesn’t overshadow everyone else.”

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CAAN Photo:  In reality Townhouse and terrace housing projects can impact the local community with demolition, asbestos removal, clearing of vegetation, construction over 12 months or more;  these dwelling have a big impact on their neighbours!  Note extensive use of concrete paving.

 

Rules relaxed to fast-track building

*Sydney’s population is expected to swell to more than 8 million over the next 40 years.

CAAN:  * The population swell is drawn from both permanent migration and temp. migration through Visa Manipulation with the lure of buying our real estate to gain Permanent Residency;  it is not about natural population growth!

 

ABC:  In a bid to begin catering for those extra residents, the Berejiklian Government last year introduced laws that make it easier to carve up existing blocks and build terraces, duplexes or manor houses.

 

CAAN:  ‘Manor Houses’ are blocks of flats of 3 or 4 units; to be built nextdoor to you?

 

The Low Rise Medium Density Housing Code means that style of dwelling can be built without lodging a development application (DA).

 

CAAN:  That is what ‘Exempt and Complying Development’ means!  Search CAAN Website to find out more.

 

ABC:  “I want us to have * a choice * and a spread of different housing,” Mr Stokes said.

“If we fail to meet the housing needs of our existing and future populations we will live in a city that is increasingly divided between the haves and the have-nots.”

 

CAAN:  It would appear the NSW Planning Law changes remove the * choice for detached housing for the incumbents and future generations of Australians in order to facilitate the migration population growth to benefit the developer lobby!

 

ABC:  The new rules mean a compliant development could be approved in about three weeks, compared to more than 70 days under a traditional DA process.

Developers would also not be required to notify neighbours.

But there is fierce opposition to the code.

 

 

CAAN:  Developments like these we would suggest explain why there is fierce opposition to the code …

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CAAN Photo:  fugly townhouse development in what was a well planned bushland estate.

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CAAN Photo:  Cannot be any fuglier; dwarfs substantial 2-storey neighbours; forward of the setback; built close to the rear fence; robbed neighbours of privacy, amenity; they had to plant bamboo.  This also discouraged buyers!

 

ABC:   About 50 councils across NSW applied for an exemption when it was first introduced, but those exemptions will be lifted on July 1.

Chris Johnson from Urban Taskforce, a not-for-profit group that represents prominent property developers and equity financiers in Australia, does not believe the code will provide enough new homes to house Sydney’s future residents.

“We need people living in more urban locations,” he said.

“Around railway stations, using public transport, walking to work, walking to shops — it’s a change of culture, a change of living.”

 

CAAN:  An obvious push to maintain the growth of high-rise residential; profit margins

Fears overdevelopment could kill character

The president of the not-for-profit residents group Save Our Suburbs, Tony Recsei, is dedicated to fighting what he describes as “forced rezoning” and “overdevelopment” in Sydney.

 

Mr Recsei fears medium-density housing will destroy character in leafy areas.

“It’s going to completely change the whole character of the suburb,” he said.

“It’s going to have detrimental effects in terms of traffic density, parking and the characteristics of the houses themselves.

“It shouldn’t be a dictatorship … the community should decide.”

While terrace housing is an iconic feature of many suburbs in Sydney’s east and inner west, many of those homes date back to the 1800s.

Laura and Latham Keen are hoping the harbour city rediscovers its love of medium-density living.

“I grew up in this area and I would like to stay in this area,” Ms Keen said of Sydney’s lower north shore.

“It’s got the schools that I know, the places I know and the people I know.

“But with the price of housing now, I can’t afford a * freestanding home.”

 

CAAN:  *As explained in numerous reports shared on CAAN the loss of housing affordability for a whole Cohort of Australians came about by changes to government policies allowing the competition for our domestic housing from foreign buyers

 

 

 

SOURCE:  https://www.abc.net.au/news/2019-06-24/sydney-housing-push-for-more-medium-density-property-development/11238970

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LANG WALKER, PROPERTY’s $4.6B MAN TIPS MASTERPLANNED COMMUNITIES AS THE NEXT BOOM

DOES Mr Walker know more than he’s letting on about Masterplanned communities with house and land packages in the under-supplied greenfield areas? 

Lang: ‘Now those old-time big blocks have been cut into three … ‘

 

… What happened in 2018 … Planning Minister Roberts introduced not only the Medium-Density Housing Code, but the GREENFIELD Housing Code with allotments as tiny as 200M2 x 6M wide and a max gross floor area 78% of the lot size! 

View Greenfield Housing Code Maps:  

https://caanhousinginequalitywithaussieslockedout.wordpress.com/2018/04/16/greenfield-housing-code-maps/

*Search CAAN Website to find out more about the Greenfield Housing Code

DOES it seem that developers are ensuring Sydney runs out of land having driven the LNP population PONZI?  

‘The end of the backyard! How a booming population is fuelling an explosion of apartment towers across Sydney – with the city expected to run out of land within a DECADE!’

https://caanhousinginequalitywithaussieslockedout.wordpress.com/2019/05/05/the-end-of-the-backyard-how-a-booming-population-is-fuelling-an-explosion-of-apartment-towers-across-sydney-with-the-city-expected-to-run-out-of-land-within-a-decade/?fbclid=IwAR2_aGiiJaHphnKs0dNISrXPptEteD7Cfrs3_Ozpv15dytw-SVMljXEsjQk

 

 

Lang Walker at his Woolloomooloo home. Photo: Louise Kennerley

 

Will Lang get a private audience?

 

 

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SOURCE:  https://www.domain.com.au/news/lang-walker-850169/?utm_campaign=strap-masthead&utm_source=smh&utm_medium=link&utm_content=pos4&ref=pos1

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NSW PLANNING MINISTER: LET’s BULLDOZE SYDNEY SUBURBS INTO HIGH-RISE 

HAVE you noticed in your local area … though it is not yet July but planning applications are already in to demolish and construct e.g. a Medium Density dual occupancy?

Sutherland, Hornsby and Ryde Councils are seeking a permanent exemption (due to overdevelopment).

Ryde made a bid for the Code to be ruled unlawful … sadly it was dismissed by the developers L & E Court

Read more:  https://caanhousinginequalitywithaussieslockedout.wordpress.com/2019/05/08/11130/

 

It is so obvious with developers having control of NSW that it is all about higher density largely for the overseas market … the Federal Laws are in place to accommodate this market … amazingly Sydney is running out of land …

‘Planning Minister Rob Stokes flags medium density housing code review’ by Prof. Ryan; it is reported the code would be in application by end 2019. That ‘certain types of med. density housing’ would be classified as ‘complying development’ …

Read more:

https://www.smh.com.au/national/nsw/planning-minister-rob-stokes-flags-medium-density-housing-code-review-20190613-p51xil.html

 

 

Apartments, townhouses and terraces will soon outnumber stand-alone homes in Sydney.

SMH Photo:  Apartments, townhouses and terraces will soon outnumber stand-alone homes in Sydney.CREDIT:PETER RAE

 

 

NSW Planning Minister: Let’s bulldoze Sydney suburbs into high-rise

 

By Leith van Onselen

 

New South Wales Planning Minister Rob Stokes says he hopes to ensure that all local councils in the state adopt the ‘missing middle’ scheme by the end of 2019.

The scheme aims to speed up approvals for higher density developments in suburban developments.

Stokes has told the Urban Development Institute of Australia NSW annual luncheon that he is very keen to cater for the ‘missing middle’, and that there needs to be a greater variety of housing provided for within the residential sector. From The AFR:

“I am very passionate about providing for the missing middle … there is a large gap between historical housing supply and what the community wants…

Mr Stokes’ vision is in line with the federal housing minister’s Michael Sukkar’s plan to work better with councils to reduce red tape and to come up with smarter density for more homes…

Let’s remember that Sydney is Australia’s immigration capital, with 77,100 net overseas migrants arriving in 2017-18 alone:

Immigration is also projected to drive all of Sydney’s 4.5 million population increase over the next half century:

Stokes’ plan for greater density is really about stuffing people into high-rise apartments, as projected by the Urban Taskforce:

Basically, Sydney is facing a dystopian future whereby only the wealthiest residents will be able to afford a detached house with a backyard, whereas the poorest residents will be forced to rent high-rise apartments.

Is this the future that we want to bestow on future generations?

Cut immigration.

unconventionaleconomist@hotmail.com 

 

 

SOURCE:  https://www.macrobusiness.com.au/2019/06/nsw-government-bulldoze-sydney-suburbs-into-high-rise/

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ROB STOKES’ SAYS PUSH FOR SYDNEY DEVELOPMENT: NO MORE NASTY SURPRISES …

 

ENOUGH IS ENOUGH!

 

 

Rob Stokes’ push for Sydney development: no more nasty surprises

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CAAN Photo:  At ‘The Ponds’ taken in July 2018 during the drought.  The ponds had actually shrivelled up! Water leak between the tiny residences under construction on 200 M2 x 6M lots.  Raises questions about the quality of the job!
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CAAN Photo:  example of a ‘fort-like’ stark development in an area of traditional style homes; out of character and over-sized. Complying development would appear to fit developers needs not that of the established community 
The element of surprise needs to be stripped from the state’s planning system, says Planning Minister Rob Stokes, to reduce community mistrust and anti-development hostility.

 

*Speaking to a room of property executives and employees on Friday, Mr Stokes put his case for overhauling the culture of development in Sydney and NSW, arguing the current system was a recipe for mediocrity.

 

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CAAN Photo:  Increased development for a 100% overseas market has robbed Sydney communities of their rights! Here a duplex development is built far forward of the setback of its neighbours; out of character; what appears to be a fast-tracked build of cheap shed-like materials!  It is oversized and towers over neighbouring cottages

 

 

*Mr Stokes is attempting to reduce reliance on so-called spot rezonings – processes used by developers or landowners to propose projects exceeding local planning rules.

Such processes have helped foster a culture of mistrust, he said.

Minister for Planning and Public Spaces, Rob Stokes.
Minister for Planning and Public Spaces, Rob Stokes.CREDIT:DOMINIC LORRIMER

 

 

*“When we are dealing with a community we need to recognise that planning is the process through which society makes decisions about its future,” Mr Stokes, who is in his second stint as planning minister, told a Property Council of Australia lunch.

 

*“The stakes are enormously high. And when we plan we make decisions that affect those around us,” he said.

“It’s no surprise that people get angry when things happen that they didn’t expect.”

 

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Photo:  Earlier development can be seen to the rear of the photo with yards, gardens and trees. Recent development of smaller lots 400M2 or less, with loss of yard, trees and shade!

 

 

No doubt mindful of his audience, however, Mr Stokes also argued strongly in favour of increased development. “The reality is growth is inevitable, change is inexorable, and development is a logical extension of both of those processes.”

Sydney’s development trajectory was reasonably modest, he said. “Put it this way, by 2056 the average population density across greater metropolitan Sydney will be around 610 people per square kilometre. To put that in context today Paris has a population density of more than 6000 per square kilometre.”

CAAN:  What the Planning Minister and the developer lobby appear to fail to recognise is that France is a country with many rivers whereas Australia is the driest continent on Earth;  with few rivers crossing this land; it cannot accommodate a larger population like France.  Desalination plants are very expensive and can only operate on the coast!

STOKES: 

“Even after sustained growth over the next three decades or so we will still be a very sparely populated city by international standards.”

But he called on industry and government to lift their ambitions. For example, industry buzzwords like liveability, sustainability or productivity communicated little about the sorts of development that people might want or be impressed by.

 

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CAAN Photo:  Again with Complying development the community have no say about what goes up nextdoor!  Place this next to, for example,  a Federation bungalow, a Colonial cottage! There are two massive oversized duplex.  Concrete seems to be the favoured material despite it emitting Co2 during construction and in its ongoing use!  Where is the beauty … only in the eye of the developer?  How likely is it that the ‘inspiration’ is shared?

 

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CAAN Photo:  Imagine an oversized duplex or row of townhouses as shown next to a neat 60s style cottage!  That is not being a “Nimby”  … it is about retaining the right of what one has paid for! That is why we had “Planning”!!! 

 

 

STOKES:

“We can do even better than liveability, he said. “We can do delight, we can do beauty, we can do inspiration.”

 

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Photo:  huge site developments underway in southwestern Sydney; cleared of all vegetation with tiny lots 200M2 x 6M ranging up to 400M2. A heat sink underway!

 

 

But he argued that the culture of development in Sydney needed to change.

“The culture of development that has grown up in this city has pitted in many ways supposedly avaricious developers against supposedly blinkered communities with a hapless Department of Planning doing its best to try and mediate the culture of conflict,” he said.

This approach, he said, was a “recipe for mediocrity” in which “the very best outcome” was that all parties were a bit unhappy.

 

 

Image may contain: tree, plant, sky and outdoor

CAAN Photo:  Where there was one cottage now 6 townhouses; all trees and garden removed replaced with concrete dwellings and paving. Demolition, excavation, rebuild took more than 12 months;  streets parked out with tradie trucks, concrete pours, noise and air pollution. There is nothing in OVERDEVELOPMENT of benefit to the established community!

 

 

As an alternative to spot rezonings, Mr Stokes is pushing for councils to more often remake their Local Environment Plans (LEPs) – laws that govern the shape of development in a particular area.

Spot rezonings or planning proposals are used when proponents push for a development outside the limits of an LEP.

Limiting their use, he said, would help remove surprise from planning.

 

 

Jacob Saulwick

Jacob Saulwick is City Editor at The Sydney Morning Herald.

 

 

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Photo:  SYDNEY’s HIGH-RISE TOWERS RISK MAKING US SICK: ARCHITECTS

WITH Sydney having been SHANGHAI’D some of Sydney’s leading urban designers have called for a rethink on high-rise residential developments … they are damaging people’s health and wellbeing.

Read more: https://caanhousinginequalitywithaussieslockedout.wordpress.com/2018/09/30/2306/

Also recall the photo of ‘the Semi’ cut in two by a residential apartment development.  Good planning?

 

 

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CAAN Photo:  How can the neighbouring community ever get over ‘the surprise’? With a duplex the size of a block of flats, built forward of the setback, rendering a huge impact much taller and larger than its substantial 2-storey neighbours.  Surfaces largely concreted sitting and emitting Co2

 

 

 

 

 

 

ROUSE HILL … GREENFIELD HOUSING CODE DEVELOPMENT BOOMTOWN!

 

 

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CAAN Photo:  Rouse Hill 26 May 2019

 

ROUSE HILL … HOUSING DEVELOPMENT BOOMTOWN!

 

TO get a grasp of the sheer size of the sea of ‘Greenfield Housing Code’ development in Rouse Hill it is best viewed from the Metro either approaching or leaving the station!

The new GREENFIELD HOUSING CODE across Greater Sydney and beyond … yet another bonus it would seem for developers.  This Code commenced only as recently as 6 July 2018 …

With allotments as tiny as 200M2 x 6M wide and with a maximum gross floor area 78% of the lot size …

 

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CAAN Photo:  Rouse Hill 26 May 2019

 

View:  Greenfields Housing Code:

https://www.planning.nsw.gov.au/Policy-and-Legislation/Housing/Greenfield-Housing-Code

Fortunately … so far … for Rouse Hill these large estates of the Greenfields Housing Code are surrounded by woodland, but apart from street trees there is insufficient land to plant a tree on any lot!  If a tree were to be planted the plumbing would soon suffer!  A shrub will have to suffice. 

No doubt this code has sped up delivery of new homes having only been introduced in July 2018, is this too … to meet the foreign buyer demand?

The Foreign Investment Review Board ruling remains in place allowing developers to market overseas 100% of their housing projects of less than 50 dwellings (May 2017 Budget Reg)

The Morrison Government … somewhat suspiciously has failed to introduce Anti-Money Laundering Rules for the Real Estate Gatekeepers to address an underlying weakness in the structure of the Australian Economy … having exempted this sector as recently as October 2018! (the Second Tranche of the AML Legislation)

For a like property prices seem to range from $750,000 upwards …  better value than a very compact 2-bed apartment with a tiny second bedroom and/or study which is like a hole in a wall!

EXTRACT:

“The new Greenfield Housing Code will come into effect from 6 July 2018 to provide sufficient time to help the community and stakeholders to understand the new Code.

This means, for an applicant wanting to undertake complying development in a Greenfield Housing Code Area can use the Greenfield Housing Code from 6 July 2018.

Alternatively, they can use the Housing Code up to 6 July 2021, or the Transitional Housing Code (formerly the General Housing Code) up to 13 July 2019.

This provides choice and flexibility for new home owners and industry.”

 

RELATED ARTICLE: ‘More About the Planning Ministerial Corporation’

https://caanhousinginequalitywithaussieslockedout.wordpress.com/2018/05/07/more-about-the-planning-ministerial-corporation/

 

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CAAN Photo:  26 May 2019; a sea of homes

 

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CAAN Photo:  26 May 2019;  row after row of housing

 

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CAAN Photo:  After viewing the display cottage with its lovely layout by the Interior Designer look around  … has the dwelling been fast-tracked? … Is it well built?  Any cracking?  Signs of water leaks?

 

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CAAN Photo:  26 May 2019 note the bottom row of brickwork and cracking?  Or is it a damp course?

 

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MINTO RESIDENTS WANT ‘OVERDEVELOPMENT’ HALTED IN SLEEPY SUBURB

MINTO 56 Km from Sydney CBD and it’s too far from the train station … who’da thought?

 

 

Minto residents and Macquarie Fields Labor MP Anoulack Chanthivong are concerned by ‘overdevelopment’ creeping into quiet neighbourhood streets.
Minto residents and Macquarie Fields Labor MP Anoulack Chanthivong are concerned by ‘overdevelopment’ creeping into quiet neighbourhood streets.

Residents want ‘overdevelopment’ halted in sleepy suburb

Residents of a sleepy Minto street have declared they “don’t want” the creep of overdevelopment infringing on their homes.

 

People living on Francis St and other nearby streets are concerned a proposal to construct 23 townhouses on the street will lead to a nightmare traffic scenario and the death of quiet suburban living in the area.

The proposal at 12 Francis St would see four existing buildings demolished and replaced by the 23 townhouses.

Residents met with Mr Chanthivong to discuss their concerns last week.

 

At a meeting with Macquarie Fields state Labor MP Anoulack Chanthivong residents from Francis St and surrounding homes expressed their frustrations that the proposed development would create traffic gridlock in the suburb and ruin the suburban feel of the neighbourhood.

Long-time resident Michael Delmage said he was worried that if the development went ahead it would create havoc for residents leaving for work.

 

 

“There is only one road for us in and out onto Minto Rd and it’s already a nightmare in the mornings,” he said.

 

“This is just irresponsible, everyone here bought here because it is a quiet suburb. We’re worried that if this goes ahead it will set a precedent.”

Mr Chanthivong said the high density development was too far from the train station to be justified.

A development application for the proposal is currently being reviewed by Campbelltown Council staff.

ALMOST 200,000 NEW HOMES IN SYDNEY BY 2023 … BUT NOT EVENLY SPREAD

THIS short comment … we believes sums it up well!

‘Australia is surprisingly similar to the SAHARA … similar size, similar latitude, and with a bit of a green tinge around parts of the edge.  Population of the Sahara region of Africa?  A. Approx. 3.5 Million.

What the hell are we DOING here?’

Why is NSW Inc persisting with overdevelopment when it is lagging behind with infrastructure? Esp. Desalination Plants which cannot work beyond the coastline.

IS NSW Inc fulfilling its obligations to the Developer Lobby, but also appealing to the avarice of the ‘family developer’ ?

 

 

Almost 200,000 new homes in Sydney by 2023 – but not evenly spread

 

Forecasting shows about 192,000 homes are expected to be built over the next five years. That figure is an increase from a record 185,000 five-year housing forecast made three years ago – a rate of change that helped trigger concerns about the scale and quality of development across many Sydney suburbs.

Parramatta will be the fastest-growing council area, with 22,100 dwellings built by 2023. The second fastest will be Blacktown, with 18,300 dwellings, followed by the City of Sydney (14,850), Liverpool (11,950) and the Hills (11,700).

 

 VIEW THE SOURCE LINK BELOW FOR THE COMPLETE CHART!

Top ten areas planned for new Sydney housing

Chart

Source: NSW Department of Planning

 

But the figures, released this week by the Department of Planning, Industry and Environment, also show the changing pace of growth in different parts of Sydney.

Compared to forecasts of three years ago, the latest five-year forecasts show a large increase in the number of dwellings predicted in Blacktown, Liverpool, the Hills, Cumberland and Ryde.

 

The Planning and Public Spaces Minister, Rob Stokes, said the government was building infrastructure and amenity to complement the new dwellings.

“Housing supply and affordability is a national challenge and this forecast shows Sydney is doing its bit,” Mr Stokes said. “For the first time, we are effectively delivering housing alongside the important infrastructure that local communities need – the new schools, hospitals, transport and quality open spaces – in areas of strategic growth.”

Minister for Planning and Public Spaces, Rob Stokes.
Minister for Planning and Public Spaces, Rob Stokes.CREDIT:DOMINIC LORRIMER

 

The forecasts are prepared by the Department of Planning, Industry and Environment on the basis of development already being built, development approved, and land rezoned for residential uses.

Mr Stokes used an interview with the Herald this week to signal that he wanted to “change the culture” of development in Sydney. He is pushing to eliminate the use of so-called spot rezonings, or planning proposals used by developers and other proponents to gain approval for new housing developments outside existing planning controls.

*In Mr Stokes’ vision, councils would instead more often update those controls.

Government projections state that another 725,000 homes need to be built in Sydney over the next 20 years – or about 36,000 a year.

A record 42,500 homes were completed in the last financial year. And the average number of homes forecast to be built over the next five years is 38,000.

Minister Stokes is also keen to revive construction of so-called missing medium-density housing across Sydney’s suburbs. A planning code designed to make it easier for homeowners and small developers to build medium-density housing has been suspended across most councils until July; Mr Stokes has not said if he would continue the suspension.

 

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CAAN Photo: Duplex with minimal ground area for garden.

 

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CAAN Photo: Typical duplex development across Ryde LGA

The housing forecasts also demonstrate the markedly uneven spread of development across the city. There will continue to be negligible housing built in a number of council areas, including Mosman (150 dwellings in five years), Hunters Hill (150), Woollahra (350), the Blue Mountains (350), and Hawkesbury (550).

 

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CAAN Photo:  Chinese Real Estate Based Greenland Lachlan’s Line, Macquarie Park, Ryde LGA

 

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CAAN Photo:  Chinese developer JQZ Prime, Waterloo Road, Macquarie Park; promoted as a Precinct within itself!

 

The increased housing forecast in Ryde is likely to be controversial with the local MP, Victor Dominello. There is expected to be 10,000 dwellings built in Ryde within five years, an increase from the forecast of 7550 three years ago. Mr Dominello campaigned heavily against development levels ahead of the March election.

‘THE CULTURE NEEDS TO CHANGE’: STOKES TARGETS HIGH-RISE DEVELOPMENT 

 

IS ‘Spot Rezoning’ what replaced the Hazzard Planning Law Reforms of 2012 and 2013 that were rejected in the Upper House?

BECAUSE regardless developers surged ahead with massive Precincts and higher density across Sydney …

HAS Minister Stokes gone quiet on Medium-Density terraces et al because there is an election this Saturday?

 

Minister for Planning and Public Spaces Rob Stokes.

 

 

 

‘The culture needs to change’: Stokes targets high-rise development

 

*But Mr Stokes has denied the need to pursue those changes through a reform of the state’s planning laws, saying the NSW planning system has “stood the test of time” and could be improved without a legislative overhaul.

Minister for Planning and Public Spaces Rob Stokes.
Minister for Planning and Public Spaces Rob Stokes.CREDIT:WOLTER PEETERS

 

*Outlining the approach he will take after returning to the planning portfolio from two years in education, Mr Stokes also indicated he was open to reviewing the boundaries of so-called planned precincts of intensive development, would push for more medium density housing through Sydney, and could review the thresholds at which the state government takes development approval away from councils.

Changes already passed through Parliament require councils to update their planning laws, known as local environment plans (LEPs), every five years. The controversial practice of “spot rezoning” occurs when developers, landowners or other parties apply to rezone an area through individual applications that would significantly breach the local LEP.

 

Much of the high-rise development that has occurred across Sydney in recent years – for example, all development in central Parramatta – has occurred through spot rezoning applications, known as planning proposals.

 

“The culture needs to change,” said Mr Stokes, whose job title has been expanded to include “public spaces.”

“My ambition, and it is a way off, but my ambition is a future where spot rezoning doesn’t have a role.”

But he denied the need for significant legislative changes to put that into effect. Rather, the change could occur if councils more regularly updated their LEPs.

“To get there we need to make sure that planning is something that continues with the community … all the time,” Minister Stokes said.

“In some areas, you will review the plan and say nothing much has changed here, we can leave it the same. But you review it.”

During the state election, the Opposition said it would ban developers taking rezoning applications or planning proposals to the state government if those proposals were rejected by councils.

Labor’s plan was slammed by the government and developer groups. But Mr Stokes said, in effect, that he could consider the same policy.

“Certainly the gateway could be closed,” he said of the so-called gateway system, under which the state government reviews local planning proposals.

 

*In relation to planned precincts, which have been controversial in communities such as St Leonards and around Macquarie Park and Ryde in Sydney’s north-west, Mr Stokes said it made sense to have development concentrated near transport infrastructure, but that he wanted to collaborate with councils.

*”I’m not wedded to the ideology that we need these precincts. If there are other ways to deliver it, I’m happy to look at it,” he said.

“The criticism has, for example, been raised about the borders … for example, it’s a defined area, what happens on the other side of the road. These are the sorts of things I’m happy to look at with councils.”

*In relation to the medium density housing code, a policy to make it easier for people to build terraces and similar types of housing on existing blocks, Mr Stokes would not say whether he would move to put it into effect when a one year freeze on the policy expires in two months.

But he reiterated he was keen to see different types of housing. “What we need is housing stock to reflect what we actually want.”

And he said he was open to looking at the thresholds at which large projects were classified as “state significant” infrastructure, meaning they would be approved by the state government, rather than councils or council panels.

“There are things that are clearly state significant. There are things that the public would expect that are of such significance to the state that the minister would have a role,” he said.

But he added: “If there are reasonable reasons to look at changing thresholds, thresholds can always be changed.”

The state government attempted wholesale planning law reform in 2012 and 2013 under former minister Brad Hazzard, which was rejected in the Upper House. 

Mr Stokes indicated the government would not pursue a similar scale of legislative change, though he also said he saw the coming term as an opportunity to pursue significant reform.

Jacob Saulwick is City Editor at The Sydney Morning Herald.

Megan Gorrey is the Urban Affairs reporter at the Sydney Morning Herald.

 

 

SOURCE:  https://www.smh.com.au/national/nsw/the-culture-needs-to-change-stokes-targets-high-rise-development-20190511-p51mel.html

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