Killara is set for one of its densest ever new development with a new project approval set to bring 55 new apartments to the affluent Upper North Shore suburb.

The development,&nbsp;at 23-25 Lorne Avenue, near Killara Golf Club,&nbsp;is being led by by BWSLD Killara Pty Ltd, an entity with ties to Bridgewell Capital, which has an association with Bridgehill Group - the developer behind a series of projects in Roseville, Castle Hill, and Kogarah.

The approved scheme will deliver a mix of one to four-bedroom configurations, with a higher proportion of two- and three-bedroom layouts. Ten of the apartments are allocated to affordable housing under the NSW Government’s Housing SEPP framework.

Located just 300 metres from Killara train station, the proposal takes advantage of new Transport Oriented Development and Infill Affordable Housing controls.

<a href="https://www.apartments.com.au/architects/bka-architecture">BKA Architecture</a>, the design lead on the project, noted that the scheme “offers an increase in high-quality housing for singles, couples and families within a green urban context, while responding to Killara’s shift toward higher-density housing."

The design achieves a minimum 7-star NatHERS rating, with photovoltaic solar panels planned to supplement energy use. More than 70 per cent of apartments achieve both solar access and cross-ventilation, limiting reliance on artificial cooling.

BKA Architecture emphasised the project’s landscape-led approach.

“The proposal has worked to retain mature existing trees, both on the subject site and neighbouring sites, while increasing the amount of native planting. The proposed development sits comfortably within a dense urban tree canopy and 3–6 metre wide deep soil zones."

Aesthetically, the building is articulated with a defined base, body and top, featuring a material palette of brick, aerated concrete, fibre cement panels, and non-combustible timber-look battens. Bronze-toned awnings and operable privacy screens provide additional detailing.

The site sits opposite the Killara Heritage Conservation Area.

The practice also acknowledged the site’s deeper cultural setting. “The site is located on the traditional country of the Dharug and Guringai peoples, who are the traditional custodians of the land. All new canopy trees proposed are native, linking the site with their natural ecology”

&nbsp;

Urban Editorial

Bridgewell secures approval for 55-apartment project in Killara

A new mixed-use development has been proposed for a prominent corner of Anzac Avenue in <a href="https://www.apartments.com.au/developments/redcliffe-qld-4020">Redcliffe</a>.

There are plans for a new seven-level building across four amalgamated lots totalling 3,423 sqm. Under the scheme, the would be 70 new apartments delivered, above street-level retail between 23-27 Anzac Avenue, opposite Bluewater Square shopping centre and a short walk to Settlement Cove Lagoon.

The proposed development sits within the Redcliffe Seaside Village Precinct of the Moreton Bay Regional Council’s Centre Zone and will be code assessable under the MBRC Planning Scheme 2016.

<img alt="25 and 27 Anzac Avenue Redcliffe" data-entity-type="file" data-entity-uuid="ced915e4-1d4a-4100-8405-a0b3ab0da6f9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Anzac%20Avenue%20Redcliffe.png?VersionId=9gUh6ca8K3PJs.1ZjJexmZt6FYfkIUq6" />

Designed to activate the street and contribute to the local urban fabric, the proposal features a mix of apartment types: 15 three-bedroom, 50 two-bedroom, and five one-bedroom units arranged across five residential levels above a podium.&nbsp;

Ground-level retail tenancies and parking will be complemented by a first-floor parking level, delivering a total of 106 on-site car spaces.

“The proposed building has been designed to activate the street frontage through a built form that provides connectivity with the footpath area at street level,” noted IB Town Planning in their documentation submitted as part of the application. They added that the design "aligns with the desired streetscape outcomes for centre areas under the MBRC Planning Scheme”.

Each floor will have 14 apartments, and all residences will feature private balconies, with areas ranging from seven sqm to over 250 sqm for the terrace-style units on the podium level. A 105 sqm communal recreation area is also proposed on the second level.

Most of the land is cleared, apart from an old office building.

Redcliffe rarely sees new development opportunities. South East Queensland developer Gardner Vaughan Group is over 60 per cent sold of the first stage of its Redcliffe Parade development, One Redcliffe.

Joel Robinson

First look: 70 apartments above retail heads for Redcliffe's Anzac Avenue

The developer behind the three-tower, $1 billion Brisbane Quarter precinct, is looking at its next mega development in the heart of the capital.

<a href="https://www.apartments.com.au/developers/shayher-group">Shayher Group</a> has filed plans with the Brisbane City Council for a new two-tower development at 309 North Quay, a 6,436 sqm site almost at the foot of the&nbsp;William Jolly Bridge.

Under the scheme, they would deliver two 56 and 51-level towers with over 1,100 one to four-bedroom apartments, including a mix of build-to-sell and branded short-term accomodation.

<img alt="309 North Quay" data-entity-type="file" data-entity-uuid="ed38014a-6045-4ac3-b52f-0d0147f4a94b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Shayher%20pers.png?VersionId=_suNf_vp0xH1CPpftB0m_UxEzSeBbxxN" />

The towers, designed by&nbsp;<a href="https://www.apartments.com.au/architects/blight-rayner">Blight Rayner</a> and <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>,&nbsp;will sit atop a layered podium incorporating publicly accessible retail, a cross-block pedestrian link, and an expansive plaza, with 852 basement car spaces planned across both stages.

According to the Town Planning Report prepared by Urbis, the proposal seeks to “create vibrant and permeable public spaces” and offer “functional public spaces with a richly landscaped plaza and a cross-block pedestrian link that enhances walkability across the precinct."

Design features include a “cliff garden” podium, extensive subtropical landscaping, and sculptural forms that reflect Brisbane’s subtropical identity.&nbsp;

“The development showcases high-quality subtropical architecture that aligns with Brisbane’s identity,” noted the report, adding that the towers incorporate “dynamic faceted glazing” and slender profiles that contribute positively to the city’s skyline.

<img alt="309 North Quay" data-entity-type="file" data-entity-uuid="bef7fe88-ca5e-43fb-942d-2291fe058745" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Shayher%20podium.png?VersionId=UXOe2zRQNy8CkMmQRRwyFf69iR1thjfF" />

The project is positioned adjacent to the Roma Street Priority Development Area (PDA), placing it within close proximity to the new Cross River Rail station and the upcoming Brisbane Metro hub.&nbsp;

The proposal has been framed in the context of Brisbane’s Inner City Strategy and the Roma Street Precinct Renewal Strategy, both of which identify the area as primed for high-density, transit-oriented renewal.

The site, currently vacant, formerly housed a commercial building used for office and broadcasting. Its strategic location affords direct access to major transport corridors, including Coronation Drive, the Inner City Bypass, and the William Jolly Bridge, with Roma Street Station just 150 metres away.

Shayher has several projects they are working through, the most notable the <a href="https://www.apartments.com.au/news/qld/first-look-exclusive-shayher-group-file-for-first-stage-of-bulimba-barracks">redevelopment of the Bulimba Barracks</a>. They revealed the plans for the first stage last year, for a 6,382 sqm parcel of the 20.73-hectare block.

Having demolished the majority of the buildings that were part of the barracks from World War II to the 1980s, they will work with the fabrication workshop which was a barge building shop in the war, which will form one of three buildings in the stage. Two will be residential, with just under 70 apartments planned.

Shayher Group plots 1,100 apartments in two new Brisbane CBD towers

A bold new infill development has been proposed for a key stretch of Pacific Highway in North Sydney, with <a href="https://www.apartments.com.au/developers/legacy-property">Legacy Property</a> lodging plans for a mixed-use project that would integrate affordable housing and retain a locally listed heritage building.

The proposal, prepared in collaboration with architects <a href="https://www.apartments.com.au/architects/nettletontribe">Nettletontribe</a>, seeks to transform a strategic site near the Victoria Cross Metro Station with a part 10, part 13-level building.&nbsp;

A two-level commercial podium will activate the Pacific Highway frontage, while four basement levels will accommodate car parking and servicing.

The residential tower includes a mix of market and affordable apartments, with the latter fulfilling the requirements of the Housing SEPP’s infill affordable housing provisions.&nbsp;These units are to be delivered in collaboration with Cubic Real Estate, a registered community housing provider.

The site includes a locally listed heritage building at 265 Pacific Highway, which will be retained and adaptively reused. The design seeks to respect the heritage significance of the item while integrating it into the broader scheme.&nbsp;

The podium reflects the scale of the adjacent heritage building (The Cloisters Antique Store) and allows for “restoration and meaningful re-purposing” of the structure,&nbsp;Nettletontribe noted in its Design Report.

A defining element of the proposal is the stepped massing from north to south, responding to the site’s topography and the lower-scale residential character of Church Lane. Setbacks increase above the podium to reduce visual bulk and improve privacy and solar access to surrounding properties. Communal open spaces are provided at ground level and the rooftop, supporting amenity for future residents.

Architecturally, the design adopts principles of the NSW Better Placed policy, incorporating sustainable features such as full electrification, EV charging provision, and deep soil landscaping.&nbsp;

Nettletontribe’s report also details the landscape strategy, which incorporates native and culturally significant plants, with a focus on edible bush foods in recognition of the site’s location on Gamaraigal Country.

The proposal builds on an approved plan from 2023 that uplifted controls on height and FSR for the site, reflecting its proximity to major transport infrastructure and alignment with North Sydney’s strategic housing targets.

The new application has been submitted as a State Significant Development Application (SSDA) through the NSW Government.

First look: Legacy Property proposes shop-top housing for key North Sydney site

The Minns Labor Government and the Inner West Council will partner on rezoning along the Parramatta Road corridor that could deliver around 8,000 new homes close to the CBD.

The proposed rezoning would cover the section of Parramatta Road within the Inner West Local Government Area, complementing work already underway with Inner West Council, Burwood and Canada Bay Council.

This transport corridor which is serviced by a significant number of bus, light rail and train routes is close to the Sydney CBD with direct access to major hospitals including Royal Prince Alfred Hospital, a number of local public schools with existing capacity and green space.

Throughout the rezoning process affordable housing, active transport connections, new open space, retail and commercial opportunities, as well as improvements to the public domain will all be examined.

Sydney is the second least affordable city in the world, with house prices having significantly outstripped wage growth over the last two decades and a NSW Productivity Commission report warning that Sydney is at risk of becoming a city without grandchildren as NSW is losing twice as many young people as it gains each year.

Premier of New South Wales Chris Minns says&nbsp;Parramatta Road has been talked about for decades with little result.

"It’s time to stop talking and start building. &nbsp;What will transform this major corridor is more homes for people to revitalise this area. That’s what’s needed to deliver more vibrancy to one of our city’s most important corridors.

“We know Sydney is facing a housing crisis. That’s why my Government is working with councils like the Inner West to get homes built faster, and in places with existing services and infrastructure.

“We’re not just planning for more homes, we’re planning for better communities, with more affordable housing, better streetscapes and public spaces, and access to jobs and transport.”

Minister for Planning and Public Spaces Paul Scully says&nbsp;Parramatta Road needs more homes and jobs in vibrant communities.

"It’s a major transport corridor that connects so many communities to the city but it can be so much than a tired thoroughfare. By working closely with Inner West Council, we’ll make sure planning reflects the needs of local communities while providing the new homes Sydney so desperately needs.”

The Department of Planning, Housing and Infrastructure will work with council and the relevant State government agencies to progress the rezoning. There are no compulsory acquisitions proposed as part of this plan.

The Minns Labor Government has been leading the way with bold plans to deliver more housing for young people and families who have been locked out of desperately needed new homes

This builds on previous work from the Minns Government to increase homes along the Parramatta Road transport corridor including:

<ul>
	<li>8 projects along Parramatta Road that have been declared State Significant through the Housing Delivery Authority and the Infill Affordable Housing Bonus which could deliver 3,968 homes, including affordable housing.</li>
	<li>Three sites from the government land audit, which will deliver around 800 homes, including social and key worker housing.</li>
	<li>A Transport Oriented Development Accelerated Precinct and state-led rezoning at Homebush and North Burwood which combined will deliver up to 33,000 homes.</li>
	<li>And 11 Low and Mid-Rise sites along the length of the corridor.</li>
</ul>

This has been further supported by once in a generation reforms introduced by the Minns Labor Government to build more well-located homes for young people and families including the largest rezoning in NSW history and delivering the largest investment in social and affordable housing in the state’s history at $6.6 billion.

&nbsp;

Up to 8,000 new homes planned for Parramatta Road corridor

Property Density

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This week I had the opportunity to run the numbers on an eleven unit development project. 
Normally, Property Bloom clients ask us to source lower density developments such as dual occupancies or three to four unit developments.  Whilst crunching the numbers on this big boy, I started to wonder how many smaller projects we'd need to complete to achieve a similar financial outcome. The answer surprised me. 
What do you need to consider when looking at a medium density development project?  
By the way, density is a measurement used to work out how many dwelling can be built within a particular zoning. In NSW, a medium density zone is defined as 20-40 dwellings per hectare.
1. Finance. Investors can be afraid of jumping from a residential loan to a commercial/development funding and believe that banks will generally lend on three-four unit projects under residential lending. There are a few myths around this. If you have a good relationship manager at your bank, your finances are in good order and you present a larger project to them in a professional way, they will consider it. Also, people assume the commercial funding is going to be more expensive and it can be, but there are lenders out there with very competitive rates. It's imperative to use an experience commercial financier when seeking these loans.  
2. Risk. Generally larger development projects are assumed to carry more risk. Assessment of risk is different for everyone but it really comes down to the bottom line. How much profit is there in the project and is it sufficient to take on the risk? How accurate is the research and cost estimates being used?  What are the current market conditions and are they likely to change anytime soon? This will determine exactly how risky it may be or may not be. 
3. People. A good team is imperative. Because if you don't have a trusted team, you'll be testing the experience and efficiency of these people on a larger scale. If they let you down, you will feel it!  Having a proven track record with your team, particularly your builder when embarking on a large scale development, is critical. 
So just how did we find this development site? One of our clever project managers has a great skill. She communicates extremely well and is a very nice person. She was chatting to one of the property owners in this street and ended up negotiating with this man and his neighbour who both owned large lots in this suburb of Newcastle. It wasn't long before she'd secured their adjoining properties under an Option Agreement.  
One of the main benefits of this agreement is that  there are no holding costs until we are ready to build next year. During this period we manage the design and planning process of the project, so construction can commence upon settlement of the land.
The site is located six minutes drive from the main hospital, twenty minutes from the CBD and ten minutes from the university. There are local shops with a nice cafe, three schools in walking distance, an aquatic centre, gym and a number of parks and sporting fields, making it a very popular with the locals.
Our research tells us that there is strong rental and resale demand. 
I thought I'd share with you the numbers on this medium density, eleven unit project as they are looking quite good: 
Land cost:  $1,040,000 
Stamp Duty and acquisition costs: $45,000
Estimated consultant and council fees and charges:  $86,000
Estimated build costs including contingency: $2,640,000
Option fee:  $120,000
Miscellaneous/other costs:  $30,000
Estimated total costs:  $3,961,000
Estimated end values 11 x 3 bedroom townhouses:  $4,840,000
Estimated weekly rental per townhouse $450 per week
Looking at the numbers, there is opportunity to create equity of $879,000. This is before we apply a project management fee which we will discuss with the purchaser. So the developer's margin at this stage is 22%. The purchaser also needs to include holding costs during the six month construction period. There is scope to increase the equity with playing with the design and looking at other configurations such as including a four bedroom home. We've purposely kept our estimated end value conservative. 
In comparison, a typical dual occupancy project will create around $130,000 in equity at a total cost of $740,000. That's a 17.6% margin. That's not too bad and many of our clients come back to do another one. But you'd need to complete about seven dual occs to achieve a similar equity position as the eleven unit project.
It's interesting to compare the numbers and whilst a larger development is not for everyone, we are excited to be able to offer something different. So, if you are ready to sink your teeth into a large project and have sought professional financial advice, then we've done a lot of the hard work for you. 
Jo Chivers is Chief Executive Officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Medium density development numbers add up: Jo Chivers

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EXPERT OBSERVATION
Australia is moving through the peak of an unprecedented boom in apartment construction.
Over the twelve months ending March 2018 there were almost 97,000 medium to high density dwellings that completed construction across Australia; a year earlier there were 105,300 projects that finished construction (84% higher than the decade average).
As at March of this year there were still 155,275 medium to high density projects still under construction.
The majority of this construction work has been centered around the inner city areas of our largest capital cities, so it shouldn’t come as a surprise that population densities have surged higher across many inner city areas of our largest cities.
Based on an analysis of population data at the SA2 level (an SA2 region is a standard geographical classification roughly the size of a suburb in the cities or a town in regional areas), the highest density area in Australia is now Melbourne.
45,231 people reside within the 2.4 square kilometre area, equating to a population density of just over 19,100 people per square kilometre.
The population of the area has increased from 7,644 in 2001 – an increase of almost 500% over 16 years.
Apartment values in the area are relatively low with a median of $444,000, providing a relatively low cost entry point to a housing market located right in the middle of one of Australia’s largest working populations.
Back in 2001, the Melbourne SA2 region ranked 114th in the country with a population of only 3,229 and a population density of 7,644 persons per square kilometre.
Potts Point – Woolloomooloo showed the highest population density, followed by Surry Hills.
In fact, back in 2001, the top 12 areas of highest population density were all located in Sydney, with St Kilda East recording the highest population density outside of Sydney (6,259 people per square kilometre).
The 20 most densely populated areas of Australia are all confined to Sydney and Melbourne. Fifteen of the top 20 areas are in Sydney and five are in Melbourne.
While high density living may not be everyone’s cup of tea, it makes sense for many, especially for students and young professionals who work and play in and around the city centre.
Focusing on the Melbourne SA2 area again, two thirds of the resident population are aged between 20 and 34, with the most significant age group being 20-24 year olds (31% of the population).
High density living generally involves less time commuting, lower housing prices and plenty of choice for amenities.
Of course there are going to some downsides to high density living, like the potential for noise pollution, tight living spaces, elevator congestion at peak times, overcrowded or poorly maintained communal areas and limited access to green space.
The latest small area population numbers from the ABS are already a year old, and, considering the record number of apartments under construction across Australia, our inner city areas are going to increase in density further from here.
Densification makes sense from a town planning perspective – it reduces urban sprawl and the necessity to continually invest in transport infrastructure linking the outer fringes of the cities.
From a livability perspective, some people will thrive in a high density environment, while others will crave the peace and quiet of the burbs. Lucky Australia has such as broad range of housing options.
<a href="https://www.propertyobserver.com.au/images/2018/10/4/density%201.jpg" target="_blank">Click to open in new window</a> 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/10/4/density%201.jpg" alt="">
<a href="https://www.propertyobserver.com.au/images/2018/10/4/density%202.jpg" target="_blank">Click to open in new window</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/10/4/density%202.jpg" alt="">
TIM LAWLESS heads up the CoreLogic RP Data research and analytics team and can be contacted<a href="https://blog.corelogic.com.au/author/timlawless/" target="_blank"> here.</a>
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tlawless-5VLUrbAk9s

The highest density living options in Australia: Tim Lawless

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EXPERT OBSERVER
With new forecasts of record population growth across Australia’s major capital cities over the next few decades and affordability remaining a challenge, is it time to reconsider the core principles and policies that guide the management of this growth?
The accepted wisdom that we should be simply directing development and people towards higher density living in our major cities, especially Melbourne and Sydney, is increasingly being challenged by many buyers and households who continue to vote with their feet and move to more affordable locations, including greenfield suburbs, peri-urban locations and regional centres.
Two recent reports have highlighted current and emerging trends about how our cities might evolve in the future and what the opportunities and challenges might be.
<a href="https://www.planning.vic.gov.au/land-use-and-population-research/victoria-in-future">Recent population projections by the Victorian Government</a> suggest Greater Melbourne could have a population of nine million by 2056 with a full state population of 11.2 million, up from 6.5 million in 2018. Greater Melbourne is expected to grow by 1.6% every year while the rest of Victoria could grow by 1.0% every year.
How do we deal with this growth? 
The CSIRO’s latest<a href="https://www.csiro.au/en/Showcase/ANO"> Australian National Outlook 2019 (ANO)</a> suggests the country could face a ’Slow Decline’ if we do not take action on our most significant economic, social and environmental challenges.
The report highlights several key shifts that are required to meet these challenges and maintain our high standard of living, including a focus on greater densification of our cities.
“An urban shift will enable well-connected, affordable cities that offer more equal access to quality jobs, lifestyle amenities, education and other services,” the report said.
The report notes that the ‘shift’ could potentially be achieved by planning for higher-density, multi-centre and well-connected capital cities to reduce urban sprawl and congestion, creating mixed land use zones with diverse high-quality housing options and investing in innovative transportation infrastructure.
However, policies that direct most people into higher density housing options in our major cities do not always reflect the needs or aspirations of buyers and households.
Affordability constraints and the fact that many households, especially young and established families, prefer a detached house should be carefully considered when advocating for increased density as a ‘one size fits all’ policy.
While increased densities in our major cities are one way of coping with rapid (and often unexpected) population growth, it is worthwhile considering what buyers, families and households want and what the alternatives might be.
Young people are increasingly abandoning expensive coastal cities (where apartments are the main housing option for new property market entrants) in favour of more affordable locations where they can purchase single-family homes.
The reason is simple. Although many younger people who want to live and work in wealthy coastal capital cities, they often have little choice but to become permanent renters, usually in smaller apartments. They are keenly aware that home ownership is critical to long-term financial security and family formation.
In response, four-fifths of home buyers under 35 in America choose to purchase single-family detached houses in the suburbs. Since 2010, around 1.8 million Americans have moved away from the urban core of major metropolitan areas. They have opted, instead, to move to lower-density areas where single-family houses are the norm.
Some commentators have argued that the push for densification of our cities is not the result of market conditions but the concerted efforts by some who want to fundamentally alter the way cities are built. 
Arguably, responding to actual market needs and addressing key issues like affordability and declining home ownership figure less prominently.
While not often highlighted, we see a similar phenomenon in Australia where our greenfield and other outer suburbs and peri-urban areas are popular with many buyers and households. However, in these markets, supply falls short of demand.
We are also seeing many regional centres across the country experience rapid population growth.
While increasing density across our urban areas represents one important tool for accommodating a burgeoning population, it cannot be the only strategy when we are dealing with a complex range of issues especially those that relate to how and where people want to live and raise a family.
Rather than looking to simply transform Australian cities and urban areas into densely populated metropolises, we should be more nuanced about how we will build the cities of the future with individual and family choice and market aspirations taking a key role in our thinking.
George Bougias is the national head of research at Oliver Hume.
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jrobinson-rf4aSBido9

Is it time to rethink density? George Bougias

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EXPERT OBSERVER
The recent announcement by the Minister for Planning to defer the introduction of the medium density (complying development) code in some councils is negatively impacting the wrong families or target market.
The government should not link community pushback and pressure  for high rise apartment growth - with the growing need for more modest medium density housing – especially terraces and dual occupancies.
There is justified concern across Sydney that local living conditions and growth/enhancements in social facilities have not improved at the same pace as recent growth and intensification of housing. This is not ‘nimbyism’. It is a response to the difficulties faced by governments to raise and spend sufficient infrastructure dollars in the right place at the right time – in the face of rapid growth. 
The Greater Sydney Commission is right to highlight those areas (eg Ryde and Canterbury-Bankstown) where the mismatch between recent growth and amenity is great. There are opportunities for State and Local Government to improve infrastructure investment and build capacity, divert growth - or just pause to catch up. But, the approaches taken must be evidence-based and strategic – and not be seen as a reaction to key electorates. 
The planning framework needs to offer a predictable basis for investment in the types of housing we need – in ways that reflect the communities’ values and needs for a place.
Sydney has sound regional plan and district plans that set out the challenge to accommodate another 740,000 dwellings by 2036. They cannot all be apartments  in inner city areas or homes on the edge of Sydney. Our population is getting older, more people are choosing to live in smaller housing, while many households are also looking for well-designed and more affordable accommodation closer to jobs and centres. 
Offering greater choice for medium density housing in Sydney’s ‘missing middle’ is vital for a fair and socially sustainable city.
A planning system that only offers a complying development pathway for single detached houses is not balanced. PIA has supported having the same incentive for a diversity of medium density housing types including terraces, dual occupancies and even ‘manor homes’ if well-designed and in the right setting.
Local Housing Strategies offer a way of checking that Council zoning approaches and contributions plans respond to the diverse housing needs and characteristics of the community – including amenity and infrastructure provision. These strategies could provide solid evidence for any deferral of major planning proposals at the ‘gateway’ stage. 
Local Housing Strategies can also help councils to get a handle on how a model code for medium density housing will take effect in their area. Depending on whether a council permits multi-unit or medium density development in low density residential zones is significant. If a council already has specific floor space ratios and setbacks then the outcomes of the code on housing supply would potentially be much lower.
PIA acknowledges that infrastructure delivery at a local scale has often not kept pace with apartment growth. A solution is to focus on funding infrastructure and strengthening amenity alongside acceptable rates and patterns of growth. 
Ad hoc deferral of new policy supporting medium density housing is not necessarily going to assist many communities across the state who wish to stay in their local suburb and age in place.
Jenny Rudolph is the PIA NSW President
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