07 December 2015
The plans announced by the NSW Minister for Planning for development around North West rail stations should overrule the draft plans proposed by the Hills Shire Council in September, says the Urban Taskforce.
“Local communities must be very confused by the release of two different plans for development around the future railway stations at Kellyville, Bella Vista and Showground, only a few months apart,” says Urban Taskforce CEO, Chris Johnson. “In September the Hills Shire Council issued plans for proposed development around the stations and now a few months later the NSW Government has issued its own version, and put these on public exhibition.”
“Clearly the State Government’s plans must be the plan that the community relies upon as it is the State Government who have invested billions of dollars into the new railway. The Hills Shire Council should now put their plans on hold until the state finishes their exhibition process.”
“The latest state plans seem to have adopted appropriate planning principles, with taller development up to 20 stories closest to the rail stations then mid-level development of 6 to 8 stories around this. However, the next layer that is proposed is for 2 storey townhouses as a step down to existing low rise detached houses.”
“The Urban Taskforce is concerned that the economic feasibility of replacing 2 storey detached houses with 2 storey town houses may not support a renewal of these areas. Some years ago Sutherland Shire Council developed a similar plan to replace 2 storey houses with 2 storey town houses but the economics were not favourable for change and very few town houses were built. Under the current property market, the cost of purchasing existing homes is enormous, so redevelopment of homes into townhouse-style dwellings is simply not an economically viable option and does not provide an adequate return on risk. It is highly unlikely that there will be much take up.
“While we can understand that town houses are a useful part of housing diversity we believe more work is needed to test where this building type will be economically viable as a replacement for existing detached houses. This is a task the Greater Sydney Commission should undertake with specific input from the Economic Commissioner.”
“The Urban Taskforce has been liaising with concerned members and a number of community groups who have expressed concern about Councils plans conflicting with State Government plans and we will continue to do what we can to help the community understand the various planning options that have been proposed.”
