NSW Government defers new Housing Code
The NSW Government has written to the City of Ryde confirming it will defer the implementation of the new medium density housing code until 1 July 2019, or until such time as Council has undertaken the development of a new Local Housing Strategy and Local Environment Plan (LEP).
The NSW Government has already targeted the City of Ryde for thousands of dwellings above and beyond Council’s controls in recent years. They are now trying to increase this even further, and this time, the increases will have sweeping impacts across our local neighbourhoods.
What was the NSW Government doing?
The NSW Government had enabled the approval of medium density housing by Private Certifiers. Private Certifiers would have been able to approve “manor homes” (2 storey residential flat buildings comprising 34 dwellings), duplexes and multi-dwelling housing such as terraces and villas. Private Certifiers just had 20 days to determine applications and there were no requirement for neighbour objections to be considered or addressed.
In particular, the addition of manor homes to the types of development permissible in our Low Density zones would have meant lots of 600 square meters or more and with capacity of a 15m frontage be available for two storey flat buildings of 3-4 dwellings.
Our estimates show that over 10,000 lots in the City of Ryde would be available for development into two storey flat buildings under the NSW Government’s changes. This could have resulted in an additional 60,000 residents in our Low Density neighbourhoods.
What did this mean for you?
Currently, Council’s controls in the R2 Low Density Residential zone include:
- Multi-dwelling housing villas – on lots with a minimum area of 900 sqm and with a minimum frontage of 20 m.
- Attached dual occupancies - on lots with a minimum area of 580 sqm and with a minimum frontage of 20 m.
These developments require Council assessment against Council’s Development Control Plan, which includes 2 weeks of neighbour notification and consideration of objections.
Under the NSW Government’s changes the following would have been added to the R2 Low Density Residential zone:
- Manor Homes (2 storey flat buildings of 3-4 dwellings) – on lots with a minimum area of 600sqm and with a minimum width of 15m at the building line.
- Attached dual occupancies - on lots with a minimum area of 580sqm and with a minimum width of 12m at the building line.
These developments could have been approved by Private Certifiers. Minimal neighbour notification would have been required with no requirement for objections to be considered. Developments must have satisfied the standards defined in the NSW Government’s Policy (known as the “Codes SEPP”) and the criteria specified in the associated Design Guide.
Currently in Example Street and the properties around our house there would be:
15 lots of single dwellings
x 2.61 people per dwelling*
= 39.15 people (approximately) living in Example Street
Currently in Example Street and the properties around our house there could be:
3 lots of single dwellings
x 2.61 people per dwelling*
= 7.38 people in single dwellings
12 lots available for blocks of flats (Manor Houses)
x 4 units per block of flats
x 2.61 people per unit*
= 125.28 people living in your street
Total people (approximately) living in Example Street: = 132.66