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Density programs
Major programs from the NSW Dept of Planning, Housing and Infrastructure (DPHI) with changes to planning rules currently include:
- The Transit Oriented Development Program (TOD), including
- The Homebush Precinct TOD, and
- The North Strathfield Precinct TOD.
- The Low and mid-rise housing (LMR) program
- In-fill affordable housing bonus – the government’s 20% to 30% bonus height and floor space ratio offered for 10% to 15% of affordable housing provided for the first 15 years of the building.
- State Significant Development and Housing Delivery Authority
- Rhodes has now been rezoned by the NSW Government, with an expected population growth in the next ten years of some 65%, heightened by the In-fill affordable housing bonus.
- “Burwood North” Precinct
- The NSW Government’s Parramatta Road Corridor Urban Transformation Strategy (PRCUTS, issued in 2016) created plans to enormously increase housing density along Parramatta Road from Parramatta to Annandale. Most of the policy changes under this initiative are now complete, and the main area with changes incomplete – Homebush and North Strathfield – has seen those policy changes substantially overtaken by the government’s 2023/2024 programs. However, new approvals and construction in these areas is only just beginning. PRCUTS originally started with three precincts in Canada Bay LGA: “Kings Bay” in Five Dock, Concord Burwood – which has now become the separate “Burwood North” Precinct and Homebush, which has now become a major part of the Homebush Precinct TOD.
Community impacts from these programs
These programs bring huge and destructive changes to existing planning rules. The major problems include:
- Undermining local government’s role in land use planning undertaken in consultation with the local community, by centralising former council powers into the NSW government.
- A substantial reduction in the extent of genuine new affordable housing in Canada Bay.
- Greater loss of trees, making it impossible to meet the council’s tree canopy target of 25% by 2040.
- Degrading the quality of new housing developments by removing rules for good development.
- While the government is spending time micro-managing zoning across NSW, they are ignoring their key role of providing essential state infrastructure like schools, hospitals and transport upgrades. It is important that land is set aside early for important new infrastructure – there is no place available in Canada Bay for future schools, medical services or aged care facilities.
For a more detailed explanation of the problems of these changes see Government over-reach on housing – let council do it properly (about Canada Bay Council’s motion on this), Canada Bay Council’s description of the changes or (more broadly) a quick guide from Greens NSW.
Feedback from across NSW on government programs
Other councils
- Northern Beaches Council: Radical state planning changes to create medium and higher density housing …”Proposed amendments to State Environmental Planning Policy (Housing) 2021 would override all NSW councils’ planning controls and restrict a local council’s capacity to refuse inappropriate development. The implications of the proposed policy are alarming for the Northern Beaches, our community and the environment.”
- Ku-ring-gai Council …”There will be impacts on heritage, trees, biodiversity, traffic and stormwater. Significant tree loss across Ku-ring-gai. No consideration currently given to the necessary infrastructure to support density such as schools, transport and community facilities.”
Local Government NSW
Key concerns surround Government’s housing supply changes “… the process disregards the carefully considered strategic planning work undertaken by councils in consultation with their communities and the Department to deliver agreed housing targets tailored to the characteristics and capacity of different places.“
Better Planning Network
“… extensive damage to the environment, loss of heritage, and overload infrastructure and local services.” See more…
The Greens position – we support good development
The Canada Bay Greens support additional well-planned medium density housing in Sydney, where it can integrate into the existing location, infrastructure, architecture and heritage of the local area. We support “building up, not out” – because the alternative is cutting down forests including koala habitat on the outskirts of Sydney and converting farmland into urban sprawl. In principle, locations around stations and other areas are places where additional housing makes sense. We oppose more high-rise in suburban areas due to its capital and maintenance expense, its traffic impacts and other issues. See more…