Q. Why is Council preparing a Housing Strategy?
Council has to plan for more housing because the population of Sydney is expected to grow by 1.1 million people between 2004 and 2031, and the State Government requires that all councils accommodate a share of the future housing needs.
Q. What does the Strategy say?
The Housing Strategy identifies opportunities to ensure an additional 2,600 dwellings will be provided over the next 10 years. The housing has been identified in 25 planned precincts, close to commercial centres and transport nodes, from Berowra in the north to Carlingford in the south. The housing form consists predominantly of 5 storey apartment buildings, along with a mix of townhouses, 3 storey walk-up flats, and 8-10 storey apartments. Residential land identified in the Strategy would need to be rezoned to allow the proposed form of housing.
Q. What happens after the exhibition?
Once the precincts are finalised and the Housing Strategy (with any required amendments) is adopted by Council, statutory and policy controls are required to be prepared in accordance with the State Government’s recent planning reforms. The rezonings are required to be incorporated into Council’s Comprehensive Local Environmental Plan (LEP), and will come into force upon gazettal of the Comprehensive LEP, due to be completed by 2011.
Q. Where is the Strategy up to?
The Strategy is on exhibition until 1 June 2009. The Strategy may be amended, depending on community input. Following the exhibition, submissions will be considered and reported to Council, detailing any recommended changes to the Strategy. Council will then make a decision on whether to proceed with the different aspects of the Housing Strategy.
Q. If I own land in one of the proposed precincts, do I have to develop?
The timing of any development of land is up to the owner. Development cannot proceed until the land is rezoned. Council is not seeking to buy land or force residents out of their homes. Some people may wish to develop or sell their property in the short term, others in the long term. The property owner makes that decision.
Q. If I own land in one of the proposed precincts, will this affect my valuation and rates?
If the rezoning proceeds, the property will be able to be developed for more housing and will have a higher land value and consequently a higher rate value. Accordingly, rates of rezoned lands will increase. A ratepayer may make a written application to Council for a postponement of rates, if they cannot afford the increase. Council can determine to postpone the payment of the increase in rates attributable to the rezoning. Should the property be sold in the future, the value of the postponed rates would be transferred to Council as part of the property transaction.
Q. How will development be guided?
Council has prepared draft key principles diagrams for each precinct to identify major opportunities and constraints. If the draft principles are agreed to, the diagrams can be developed into precinct masterplans. The benefit of a masterplan is that property owners and surrounding residents will know what may occur in the future. The principles of the masterplan will guide future development, although variations and amendments may be suggested. The relevant development controls should also be consulted for guidelines on building design. Draft controls for precincts to be rezoned for 5 storey development have been prepared as part of the Housing Strategy. The draft 5 storey controls can be found in the Appendix to Volume 2 of the Housing Strategy. Council’s current planning controls facilitate the development of precincts to be rezoned for townhouses, 3 storey units and 8-10 storey apartments. These controls can be found on Council’s website www.hornsby.nsw.gov.au. The relevant controls are:
> For Townhouses requiring Medium Density Multi-Unit Housing Development Control Plans refer to www.hornsby.nsw.gov.au under Planning Controls/Studies – Development Control Plans;
> For 3 storey units requiring Medium/High Density Multi-Unit Housing Development Control Plans refer to www.hornsby.nsw.gov.au under Planning Controls/Studies – Development Control Plans;
> For 5 storey units requiring Draft 5 storey planning controls refer to www.hornsby.nsw.gov.au/housing under the Appendix of Housing Strategy Volume 2; and
> For 8-10 storey units requiring High Density Multi-Unit Housing Development Control Plans refer to www.hornsby.nsw.gov.au under the Planning Controls/Studies – Development Control Plans.
Q. What if I want my land rezoned for housing, but it has not been identified in the Housing Strategy?
Council has an obligation to plan for an additional 11,000 dwellings by 2031. It is estimated that an additional 4,500 dwellings will be constructed based on current zonings and subdivision potential across the Shire. The Housing Strategy identifies rezonings to ensure an additional 2,600 dwellings over the next 10 years. This leaves a balance of 3,900 dwellings, which will need to be identified in a future strategy. The precincts identified in the Housing Strategy have been selected on the basis of proximity to commercial centres and transport nodes, and the absence of constraints. However, Council has had to ensure that a sufficient number of centres and/or space within centres remain for a future strategy. The future strategy will focus on centres and areas that have not been addressed in the current strategy, and the further intensification of existing centres. Should you feel that your land or a particular area should be evaluated for rezoning, you may wish to make a submission during the exhibition period. Any submissions received nominating a particular area for rezoning will be considered for inclusion in this strategy. Should the area not be included, the submission will be kept on file for consideration as part of the future strategy.
Q. Why does the Strategy identify a dwelling yield of 3,126 dwellings when the target is 2,600?
The State Government monitors dwelling numbers annually to ensure councils meet their obligations for future housing. In the past, the Department of Planning has required that Council rezone land to provide opportunities for additional housing. However, in the progression of this Housing Strategy, it is necessary to ensure that the additional 2,600 dwellings will actually be built over the target period. Not every property which is rezoned will be developed within the 10 year period. To account for this, it is necessary to rezone land with opportunities in excess of the 2,600 dwellings. Assuming that only 80% of properties will be developed within the target period, the estimated dwelling yield is 3,126 new dwellings, 20% more than the target.
Q. How do I provide my comments?
Submissions on the Strategy can be submitted via a variety of means and are welcome. Closing date for submissions will be 1 June 2009. Please note that details of submissions are public documents and will NOT remain confidential.
Submission methods:
Online - www.bangthetable.com/hornsbyhousing;
Email - Email submissions to housing@hornsby.nsw.gov.au; and
Post - Post your submissions to The General Manager, Hornsby Shire Council, PO Box 37, HORNSBY NSW 1630.