A landmark former orphanage site in Surrey Hills could be transformed into a new residential community under plans lodged by <a href="https://www.apartments.com.au/developers/antipodean-land-developments">Antipodean Land Developments</a> that would deliver 76 apartments and townhouses while restoring some of the suburb's most significant heritage buildings.

The burgeoninng Melbourne-based developer has submitted plans for the 9,158 sqm site at 1 Kent Road and 24 Durham Road, home to the former St Joseph's Home for Destitute Children, a historic institutional complex dating back to the late 19th century. The proposal seeks to adaptively reuse several heritage buildings while introducing two new four-storey residential buildings set within extensive landscaped grounds.

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> and Kerstin Thompson Architects, the project has been conceived as a contemporary residential village embedded within a restored heritage precinct. The development team describes the design approach as "The Village in the Garden," with new buildings positioned among mature landscaping by OCULUS and significant heritage structures.

<img alt="First look: Antipodean Land Developments plans heritage-led apartment community in Surrey Hills" data-entity-type="file" data-entity-uuid="44ec8c1b-c0b6-44ae-859e-5811b3e6a023" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Untitled%20design%20%281%29.png?VersionId=p.p1_KFh4iQoV4nisdnPfQBAsWNi7m79" />

The proposal would deliver 76 dwellings comprising a mix of apartments and duplex-style residences, significantly increasing housing supply on one of the largest privately held residential landholdings in Surrey Hills. The development includes 127 car spaces, 24 bicycle spaces and more than 1,000 sqm of communal amenity, with the existing chapel building earmarked for conversion into resident facilities.

According to the planning submission, the project centres on the restoration and adaptive reuse of the site's most significant heritage assets, including the original c.1889 St Joseph's building, the chapel designed by architect Augustus Andrew Fritsch, and the historic brick perimeter walls and entry gates. The proposal also incorporates the retention of other contributory buildings including the former infirmary and school building.

Tract Consultants, in the planning report accompanying the application, said the scheme had been shaped through extensive heritage analysis and design development.

"The shared vision for the Site by the project team has culminated in a scheme which successfully breathes life back into a historic site while delivering upon the objectives of Victoria's Housing Statement in a carefully curated and contextually responsive manner."

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The proposal is being assessed under Victoria's Significant Residential Development with Affordable Housing pathway. As part of the application, three per cent of the project's residential development cost would be contributed to the Social Housing Growth Fund. The development would also provide a diverse mix of one, two and three-bedroom residences targeting a broader range of buyers than typically found in Surrey Hills' detached housing market.

Sustainability initiatives include an anticipated 66 per cent BESS score, natural cross-ventilation to 80 per cent of apartments, 28 per cent deep soil landscaping and a canopy cover outcome exceeding local planning requirements. The proposal also sets aside more than 1,083 sqm for communal indoor and outdoor resident amenity spaces.

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Planning documents describe the property as one of the largest underutilised residential sites in Surrey Hills, arguing it presents a rare opportunity to introduce "missing middle" housing in an established inner-eastern suburb while preserving and revitalising a significant heritage precinct.

Antipodean Land Developments has built a reputation for design-focused residential projects across Melbourne, particularly in the medium-density sector. Previous developments include Neighbourhood in Brunswick East, delivered with Breathe Architecture, and Balfe Park Lane, designed by Kerstin Thompson Architects.

They've been very active in site acquisition as they build out their future development pipeline. They recently launched Thornubury House, 45 apartments above a mix of commercial, retail, and food and beverage tenancies, and have plans for a boutique project in Fitzroy and another <a href="https://www.apartments.com.au/news/vic/antipodean-plan-apartments-for-deepdenes-missing-middle-on-whitehorse-road">"missing middle" project</a> on Deepdene's Whitehorse Road.

Joel Robinson

First look: Antipodean Land Developments plans heritage-led apartment community in Surrey Hills

Developer <a href="https://www.apartments.com.au/developers/auyin-property-development">Auyin</a> is the latest to turn to the Victorian Government's Development Facilitation Program in an effort to secure approval for its long-planned, mixed-use project in Elsternwick.

In 2018, Auyin lodged plans with Glen Eira City Council for a 14-storey building, however Council approved a reduced eight-storey scheme. A subsequent VCAT appeal in 2019 upheld the eight-storey height limit.

The project was later amended to nine storeys, but Auyin is now seeking to revive something closer to its original vision. The developer argues that the planning context has evolved significantly over the past decade, particularly within the Elsternwick Activity Centre, where higher-density development has increasingly been encouraged along Glen Huntly Road.

The proposal would transform the 1,239 sqm site at <a href="https://www.apartments.com.au/new-apartments/7-12-horne-street-elsternwick-vic-3185">7-15 Horne Street</a>, opposite Elsternwick Railway Station, into a 13-storey residential and retail development designed by CBG Architects, with 40 apartments

The site currently comprises three commercial properties.

<img alt="First look: 13-storey mixed-use tower planned for Elsternwick activity centre" data-entity-type="file" data-entity-uuid="5f465dd4-509b-4082-a669-0253b313914b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/elsternwick%20podium.png?VersionId=72frWi0SmQ5AVJ3ARRhX5ILUYObhTm7x" />

The proposed apartment mix comprises 25 two-bedroom and 15 three-bedroom residences above 200 sqm of retail space at ground level. Residents would have access to a 90 sqm wellness facility, a 351 sqm communal indoor and outdoor terrace on the third level, and extensive landscaped areas throughout the development. A publicly accessible 135 sqm plaza would be created on the north-east corner of the site, providing seating, landscaping, and a new gathering space adjoining Horne Street.

The design adopts a four-storey podium that references the finer-grain character of the surrounding streetscape, with the upper tower recessed behind generous setbacks on all boundaries.

<img alt="First look: 13-storey mixed-use tower planned for Elsternwick activity centre" data-entity-type="file" data-entity-uuid="e637e763-2abc-4c34-a0aa-5c7ad36fae18" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/elsternwick%20open.png?VersionId=J1AoOpZgTyaF.KeeFSX6lMjEScX8KKRi" />

A key element of the proposal is the reconfiguration and widening of the surrounding laneways. Vehicle access would be retained from Lois Lane, with upgraded pedestrian connections linking Ross Street and Horne Street. The development would provide 58 residential car spaces, two retail car spaces, and 52 bicycle spaces across two basement levels and ground-floor facilities.

Architecturally, the building draws inspiration from the established character of Elsternwick Village. The façade combines dark charcoal brickwork, textured concrete, bronze-toned metal detailing, and extensive planting integrated into podium and tower levels. The design also incorporates a chamfered corner treatment and publicly accessible plaza intended to strengthen pedestrian activity around the station precinct.

Elsternwick's last new development completion was&nbsp;EVA Elsternwick by Pitard late last year. <a href="https://www.apartments.com.au/developers/milieu-property">Milieu</a> is working away on its nature-led neighbourhood, <a href="https://www.apartments.com.au/new-apartments/elsternwick-gardens-by-milieu-8-gordon-street-elsternwick-vic-3185">Elsternwick Gardens</a>, on Gordon Street, with its first stage expected to complete next year.

First look: Auyin seeks mixed-use apartment project in growing Elsternwick Activity Centre

<a href="https://www.apartments.com.au/new-apartments/otium-parkdale-123-125-como-parade-east-parkdale-vic-3195">Otium Parkdale</a>, the 13-residence boutique development by&nbsp;<a href="https://www.apartments.com.au/developers/huxtable-property">Huxtable Property</a>, has entered its final stages of delivery, with completion expected within the coming month and more than half of the residences sold.

The Como Parade East project is nearing the finish line at a time when opportunities to purchase new apartments in <a href="https://www.apartments.com.au/developments/parkdale-vic-3195">Parkdale</a> remain exceptionally limited. Fewer than 10 per cent of dwellings in the bayside suburb are apartments, making developments like Otium a relatively rare addition to a market traditionally dominated by detached housing.

[smartcode_project:default project_id=134974 project_image_fid=5427]

The three-level development comprises 13 residences, including ten two-bedroom apartments and three larger three-bedroom homes, all positioned above a secure basement car park.

Designed by <a href="https://www.apartments.com.au/architects/almeida-architects">Almeida Architects</a> with a strong connection to its coastal surroundings, Otium combines red brick, exposed concrete and dark metal detailing with integrated landscaping and greenery. Expansive glazing, generous balconies and terraces have been incorporated throughout the design to maximise natural light and reinforce indoor-outdoor living.

Inside, the residences feature engineered European oak flooring, natural and reconstituted stone benchtops, Bosch kitchen appliances, ducted heating and cooling, lift access and secure entry systems. The larger three-bedroom residences on the upper level have been designed with house-like proportions, while the two-bedroom apartments prioritise functionality, flexibility and low-maintenance living.

[smartcode_project:default project_id=134974 project_image_fid=5421]

The project is now in its final stages, with <a href="https://www.apartments.com.au/builders/labco">Labco</a> completing the remaining landscaping and external finishing works following the completion of the residences' interiors.

Otium's location within the heart of Parkdale continues to underpin its appeal. Residents will be just steps from local cafés, restaurants, shops and the newly elevated Parkdale Station, while the beach is less than a kilometre away.

With the project tracking ahead of schedule, buyers can currently secure a residence with a five per cent deposit and benefit from settlement terms of up to eight months. The advanced stage of construction also provides buyers with the opportunity to walk through the near-complete residences and experience the quality and finishes firsthand ahead of completion.

[smartcode_project_cta:default project_id=134974]

Otium Parkdale enters final month before completion as rare apartment opportunity nears sellout

A new boutique apartment development is entering the market in <a href="https://www.apartments.com.au/developments/chermside-qld-4032">Chermside</a>, with Brisbane-based developer <a href="https://www.apartments.com.au/developers/ausdev">Ausdev</a> bringing 33 residences to a well-connected pocket of Brisbane's north.

<a href="https://www.apartments.com.au/new-apartments/parkdrive-apartments-chermside-25-sammells-drive-chermside-qld-4032">Parkdrive Apartments</a>, at 25 Sammells Drive, will comprise a mix of one- and two-bedroom residences positioned within walking distance of Westfield Chermside, The Prince Charles Hospital, and Bradbury Park.

Established in 1989, Ausdev has a long-standing presence across both development and construction, with Parkdrive Apartments representing its latest residential project in Brisbane's northern suburbs.

[smartcode_project:default project_id=152125 project_image_fid=363778]

The development has been designed around open-plan living and natural light, with residences featuring stone benchtops, timber cabinetry, BOSCH appliances, and private balconies that extend the living areas outdoors.

Kitchens are positioned as the centrepiece of the homes, incorporating natural material palettes and integrated appliances, while bathrooms have been designed with a focus on functionality and understated finishes.

Residents will have access to a communal barbecue and entertaining area on Level 3, providing shared outdoor space within the development. Secure parking and lift access are also incorporated into the building.

The project will deliver a limited collection of 33 apartments, with one-bedroom residences priced from $749,000.

[smartcode_project:default project_id=152125 project_image_fid=363782]

Beyond the building itself, the location places residents within easy reach of several of Chermside's key amenities. Bradbury Park is around 350 metres away, while Westfield Chermside is approximately 1.3 kilometres from the site. The Prince Charles Hospital is located within 750 metres, and the Chermside Bus Interchange is around 1.5 kilometres away, providing connections across Brisbane.

Parkdrive Apartments adds to the growing residential pipeline in Chermside, a suburb that continues to evolve as a major retail, healthcare, and transport hub for Brisbane's north.

[smartcode_project_cta:default project_id=152125]

Ausdev introduces boutique Parkdrive Apartments to Chermside's growing centre

<a href="https://www.apartments.com.au/developers/skymark-group">Skymark</a>'s boutique Cronulla development Solis has secured a 10-year Latent Defects Insurance policy through Resilience Insurance, providing buyers of the 16-residence building on Ewos Parade with structural and waterproofing protection that extends a decade beyond the building's completion.

Currently under construction and due for completion in late 2027, <a href="https://www.apartments.com.au/new-apartments/solis-cronulla-8-ewos-parade-cronulla-nsw-2230">Solis</a> is one of a small number of new developments in the Sutherland Shire to carry Resilience LDI coverage, a distinction that carries increasing weight as buyer confidence in the off-the-plan sector continues to be shaped by how developers stand behind their product.

Latent Defects Insurance, which entered the Australian market in 2022 when Resilience Insurance was approved to offer the cover, protects buyers against major structural or waterproofing defects for ten years post-completion. Unlike traditional statutory warranties, it operates as a first-resort policy, if a covered defect arises, the insurer responds directly, without the buyer needing to pursue the builder or developer through a lengthy claims process.

Resilience Insurance CEO Corey Nugent has noted that the product addresses something fundamental to the new apartment market.

"The overarching feedback from prospective buyers in the new development space is that they want more confidence and assurances around the quality of the build," Nugent says.

"Resilience Insurance Latent Defects Insurance not only gives them complete peace of mind for 10 years, but it shows the developer they are buying from is standing by their product."

[smartcode_project:default project_id=150499 project_image_fid=370898]

For Solis, the Resilience LDI policy adds a meaningful layer of accountability to an already considered project. The development comprises nine two-bedroom and seven three-bedroom residences, including one dual-level three-bedroom apartment, across a five-storey building on Ewos Parade, positioned between Shelly Beach and South Cronulla.

Garden apartments connect directly to private landscaped courtyards, while upper-level homes capture beach views to the east from level four and above.&nbsp;

All 16 residences include at least one balcony or courtyard, and select apartments on the upper floors feature bar areas and secondary flexible living spaces.

Hiba Sander, Managing Director of Skymark, says Solis offers a rare balance, nestled between the quiet beauty of secluded beaches and the lively charm of South Cronulla's esplanade.

"It's a place to choose your pace and live gracefully, seaside'," Sander says.

[smartcode_project:default project_id=150499 project_image_fid=370900]

The architecture, designed by <a href="https://www.apartments.com.au/architects/ida-design-group">IDA Design Group</a>'s Michael Trinh, draws from the natural erosion patterns of <a href="https://www.apartments.com.au/developments/cronulla-nsw-2230">Cronulla</a>'s sandstone headlands, translating the organic forms of the coastline into soft curves, pavilion-style massing, and a material palette chosen for longevity in a salt-tinged environment.&nbsp;

Textured natural stone, soft renders, and timber-look battens reference the tones of the surrounding cliffs, while the building has been oriented to maximise natural light and passive ventilation, with primary living spaces facing north and east to capture morning sun and sea breezes.

"At Solis, our aim was to create architecture that feels quietly confident, grounded in natural materials like stone and timber, and elevated by light and landscape," Trinh says.&nbsp;

"The buildings are designed to sit gently within their coastal surrounds, with expansive glazing and abundant greenery creating a seamless dialogue between inside and out."

[smartcode_project:default project_id=150499 project_image_fid=370897]

Interiors by <a href="https://www.apartments.com.au/architects/hot-black">Hot Black</a> carry the same material language through to every room. Kitchens feature integrated Gaggenau appliances, sculpted stone benchtops, and Lo &amp; Co joinery, while bathrooms feature natural stone, timber, and brushed metal finishes.&nbsp;

Hot Black Founder and Design Director Sophie Safrin describes the intent as one of considered restraint: "At Solis, every detail has been thoughtfully considered to create a timeless coastal retreat, calm, refined, and effortlessly liveable. From natural finishes to seamless indoor-outdoor flow, Solis offers a quiet elegance that's deeply connected to its surroundings.

The landscape, designed by Julian Brady of <a href="https://www.apartments.com.au/landscape-architect/sitedesignstudios">Site Design Studios</a>, treats green space as an integral part of the resident experience rather than an afterthought.&nbsp;

"Gentle curves and layered native plantings mirror the ebb and flow of the ocean," Julian Brady says, "creating a serene connection between architecture and place."&nbsp;

Coco Republic has provided bespoke furniture packages tailored to the project's coastal palette.

[smartcode_project:default project_id=150499 project_image_fid=370899]

Skymark has an established track record in the Sutherland Shire, with a portfolio spanning Cronulla, Woolooware and Burraneer that includes Isla, Sylva, Bask, Shells, Sula and Mist. Securing LDI on Solis reflects a broader shift in how the developer is positioning its buildings to buyers, at a time when Resilience Insurance expects the policy to become mandatory in New South Wales by 2028.

Sales at Solis are launching soon through Ray White Projects, with an official event scheduled for 11 June. Enquire for more information.

[smartcode_project_cta:default project_id=150499]

Skymark takes out 10-year Resilience Insurance LDI at Solis Cronulla

Urban Taskforce

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The recent interest in Brutalist buildings by the City of Sydney Council and the National Trust has become a new way to stop new housing projects.
The supporters of Brutalist buildings have moved on from their failure to get the Sirius Building listed to another Brutalist building sitting amongst the Victorian streetscapes of Glebe.
The Glebe building is the Bidura Metropolitan Remand Centre (BMRC) that was built in the 1980s to house children going through the Children’s Court system.”
“The recent Central Sydney Planning Committee meeting supported a council proposal to have the Bidura complex becoming a heritage item even though the City Council’s own Local Environmental Plan allows an 8 story apartment building on the site and no heritage controls have existed on the Remand Centre before.
The brutalist BMRC building (above) presents tall blank concrete walls to the street that have very little of the active uses the council normally requires. Proponents of the heritage listing amazingly compared it with the sandstone Queen Victoria Building on George Street in the city with its extensive display windows and many entrances.
But more importantly the moves to keep the building would stop a state government asset sale objective of providing new housing on a site close to a village centre and public transport. It will be almost impossible to find compatible uses for the concrete monolith unless they relate to prison like uses that want to exist in a concrete fortress.
At the time of the sale of the site by the NSW Government to the private sector there was no heritage controls on the site apart from the 1860 original Bidura House and the City of Sydney’s planning rules allowed an eight storey apartment building, similar to neighbouring sites, to be constructed. Now that the site has been sold to the private sector the Sydney City Council wants to change all the rules. The state government must ensure that there are consistent rules when their sites are sold or the private sector will not have confidence in the sale process.
The extensive support documents to the councils proposed heritage listing lauded British Brutalist buildings including the Barbican Centre in London as good examples of Brutalism. The Barbican Centre takes up a full city block but the street edge on all four sides is either a blank concrete wall, a concrete car park or on one side service entries off a covered road that looks like a tunnel. Brutalism seemed to be very unfriendly when it presented to the public realm of the street as demonstrated by London’s Barbican Centre and Glebe’s Bidura Children’s Court and Metropolitan Remand Centre.
The Urban Taskforce is concerned about the sovereign risk that the change of planning rules creates after government disposes of an asset. We are also concerned about the growing trend to try and list as heritage items Brutalist buildings that have poor relationships to the street and are seen by many people as being ugly.
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CHRIS JOHNSON is chief executive officer of property development industry group Urban Taskforce and can be <a href="https://www.urbantaskforce.com.au/?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">contacted here. </a>
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Protection of Brutalist Buildings being used to stop new development

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Guest observer
The release of the draft precinct plan for the new community of Wilton North will provide a diverse range of homes and assist housing affordability in Sydney.
The announcement by the Minister for Planning and Housing, Anthony Roberts, of the plans for the new community which will provide 5,600 new homes is fantastic news and will assist in alleviating Sydney’s ongoing housing affordability crisis. 
The plans include a mix of housing types – detached, semi-detached, terraces, townhouses and medium density - so older people, families with children, singles and couples can access housing suitable for their needs.
Provision of infrastructure to this new community is absolutely critical in ensuring Wilton north is an amenable and accessible area
New housing supply is absolutely critical to bringing down home prices and getting families and first home buyers into the property market. 
The NSW Government has recently removed the cap on local infrastructure contributions – an upfront payment which is added onto the cost of a new home. Councils have already indicated that they are looking to increase these contributions to up to $80,000 per dwelling – an astronomical increase which could put homes out of reach of first home buyers and others struggling to enter the property market. 
State and local governments have been keen to take advantage of the property boom by putting extra costs and taxes on property development. This only has the negative effect of ‘killing the goose that laid the golden egg’.
Planning for this new suburb must be streamlined and efficient. Often the planning process can lag for years before there are homes on the ground. Families need homes now and the less red tape and bureaucracy in the planning process, the faster we will see more dwellings put out to the market.
The Urban Taskforce is keen to be involved in discussions with the NSW Government to ensure that planning for this new area takes place in a timely manner and with appropriate densities to accommodate Sydney’s growing population. 
Chris Johnson is the Urban Taskforce CEO.
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jrobinson-rf4aSBido9

New plan for Wilton North is great news for housing affordability but should not come with more taxes on homes

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Land release in South West Sydney is great news for housing affordability but government must now focus on creating jobs in Western Sydney.
The release of the of land for 30,000 new homes in Sydney’s south west is great news but the NSW Government must now put their attention on getting jobs in Western Sydney City.
The announcement by Minister Roberts of the release of 1,500 hectares for a new community, South Creek West in the south west area of Sydney is fantastic news and will help address Sydney’s ongoing housing affordability crisis. 
Provision of timely infrastructure is also critical to ensure that South Creek West community is amenable and accessible. The South West Rail Link should be extended to service this area and will allow future residents to access jobs and services.
Research shows that 500,000 residents travel from the west to the east of the city every day for work, which takes a huge toll on the transport network, the environment and has social consequences for families and workers. The next step for Government is to deliver the Greater Sydney’s Commission vision of a ‘30 minute City’ by providing jobs which can be accessed easily by those living in these new release areas.
The future Western Sydney Airport provides immense opportunities for employment in this area. The State Government must expedite land release for job creating industries and look at how to use surrounding employment lands in a flexible manner to encourage more jobs are created faster.
New housing supply is absolutely critical to bringing down home prices and getting families and first home buyers into the property market. However, the State Government has recently removed the cap on local infrastructure contributions, an upfront payment which is added onto the cost of a home. Councils have already indicated they are looking to increase these contributions by up to $80,000 per dwelling.
This area is well located and has fantastic potential for growth and development however it is critical that excessive taxes and levies which deter development and drive up housing costs are minimised.
The Department of Planning &amp; Environment has found that 725,000 new dwellings are required in Sydney by 2056. New release areas such as South Creek West are critical to ensure a steady supply of new housing is provided for Sydney’s growing population, including freestanding homes and apartments and townhouses.
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Planning for this new suburb must be streamlined and efficient. Often the planning process can lag for years before there are homes on the ground. Families need homes now and the less red tape and bureaucracy in the planning process, the faster we will see more dwellings put out to the market.
The Urban Taskforce is keen to be involved in discussions with the NSW Government to ensure that planning for this new area takes place in a timely manner and with appropriate densities to accommodate Sydney’s growing population and creating more Western Sydney jobs faster.
CHRIS JOHNSON is CEO of Urban Taskforce.
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Government must focus on creating jobs for Western Sydney

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The academic report by researchers from the Australian National University (ANU) that outlines the potential over supply of housing in Sydney misunderstands the strong swing to inner city urban living, says the Urban Taskforce. 
The academic report by Australian National University researchers Cukko Joseph and Ben Phillips seems to be based on search algorithms rather than the reality of the market place.
The researchers utilise the search algorithm Newton-Raphsin in the Gregwt SAS Code in their 22 page report to conclude that there is a major oversupply of new homes in Australian cities but NSW government data indicates an undersupply.
The ANU report focusses on a supposed over supply of 5,900 new homes in Inner Sydney but rents are still high in this region indicating an undersupply. The NSW Government predictions are that 40,000 new homes are required each year for Metropolitan Sydney for 20 years yet we are currently only at 35,000 new homes a year.
The Sydney inner city housing market is being driven by a swing to urban living where young couples and older downsizers are looking for a cosmopolitan urban lifestyle that is close to amenities and public transport. Predictions on housing demand must understand this change in living preferences that is quite different to a few decades ago.
The study does acknowledge that its methodology does not account for real demand for new housing. A ‘real demand’ analysis would incorporate consumer preferences and other economic drivers, such as interest rates or employment’. The study also admits there are limitations in its analysis – in terms of its conceptual basis and the data it relies upon. It also states that the study ‘does not conclude that people’s housing needs are being met’.
While all research reports are useful, inputs into the current discussion on housing supply and demand must be balanced with the extensive demographic research undertaken by government agencies.
Our concern with the ANU statements is that they could encourage governments at state and local level to put a brake on housing supply by adding further levies and by slowing down planning approvals. The end product would be to dramatically reduce supply and so drive up the price of housing creating affordability problems.
The Urban Taskforce urges governments at all levels to reduce levies on new housing and to simplify the planning system so that affordable housing can be delivered for those keen to own their own home as well as for those that prefer to rent.
CHRIS JOHNSON is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
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ANU predictions of housing over supply in Sydney misunderstanding the swing to urban living

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Guest Observer
The recent release by the Greater Sydney Commission of its Draft Greater Sydney Region Plan included policies on affordable housing but these have been misinterpreted by media and by local councils.
Media reports on the Greater Sydney Commission’s (GSC) approach to affordable housing have taken the simplistic statement that ‘targets generally in the range of 5-10 per cent of new residential floor space are viable’ without reading the detailed parameters that the GSC included. 
Many councils have also assumed that around 5-10 per cent of residential floor space being provided free of charge to local councils as affordable housing is supported by the GSC.
The GSC’s Draft Greater Sydney Region Plan makes it very clear on pages 57, 58 and 59 that the affordable housing target of 5-10 percent would only be applied in defined future precincts, only be applied to increased residential floor space following rezoning, would be tested for financial viability and would take into account other development charges. 
The policy then goes on to stress that the viability test would be undertaken ‘In order not to hinder the supply outcomes being sought’ (p57) which means that any affordable housing levy should not be so high that it made new housing projects unviable and therefore led to less new homes being built.
The Urban Taskforce is keen to support approaches for the provision of affordable housing where there is an incentive to do this through uplift in density and at levels that do not diminish economic viability of projects.
Our concern however is that a number of councils across Metropolitan Sydney simply want to take 10 percent or more of apartments as free of charge from the developer without any compensation. The result of this approach will be to increase the purchase price of the remaining 90 per cent of new homes or to make the project unviable such that it will not proceed.
With councils and media only taking headline figures from the Draft Greater Sydney Region Plan there is an important leadership role for the GSC to ensure a viable long term strategy is implemented.
This leadership needs to include the much touted ‘collaboration’ role with Sydney councils so that they take on board the GSC’s approach to housing affordability that is viable and based only on floor space uplift.”
The Urban Taskforce, however, is concerned that the City of Parramatta Council has recently released a draft affordable housing policy that introduces excessive inclusionary zoning targets that do not reflect the approach taken by the GSC.
This seems very strange as the GSC is located in Parramatta and it is clearly championing the River City as Sydney’s second CBD and a major centre.
It will be interesting to see if the GSC makes a submission on the Parramatta Council approach.
We have gone into the details of the economic advice that Parramatta has used to justify viability of their approach and we believe there are many errors that would in fact make projects unviable.
A year ago the Urban Taskforce proposed to the NSW Government an approach that modified the state’s own Affordable Rental Housing State Environmental Planning Policy 2009 (ARHSEPP) such that all projects could get a 20 percent floor space uplift with this being used for affordable rental homes for a 10 year period.
We estimated that 40,000 new affordable homes could be delivered over 10 years. If Sydney wants significant numbers of new affordable homes to be delivered then local and state government will need to work with the developers who supply our housing stock rather than adding another tax and hope it will have no impact on overall supply.
The hot Sydney housing market is beginning to cool, housing approvals are dropping and care needs to be taken with regulatory levers to not drive viability down leading to lower housing production.
The Greater Sydney Commission needs to lead the policy approach rather than delegating this to the many councils across Sydney each wanting to outdo their neighbouring council by having the highest affordable housing levy.
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CHRIS JOHNSON is chief executive officer of property development industry group Urban Taskforce and can be <a href="https://www.urbantaskforce.com.au/?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">contacted here</a>.
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Leadership needed from Greater Sydney Commission on affordable housing: Chris Johnson

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GUEST OBSERVER
The announcement by the NSW Government of a new integrated design policy must balance well-meaning aspirations towards high quality with the impact on affordability.
The NSW Government’s ‘Better Placed - Integrated design policy’ is an important commitment to making sure clever thinking is involved in how the built environment is designed and steered by government at state and local levels.
As a general policy these aspirations are important but in the hands of tick the box council planners the creativity of quality architects could be overly regulated.
The development industry is keen to produce buildings of design quality but we believe this should involve a variety of approaches to design that reflect the diversity of the NSW community.
The state's design policy and its implementation process must ensure that it does not become focused on a narrow style guide but encourages a variety of design approaches.
Affordability must be a key consideration in a design process but the final Better Placed document has removed the 'cost effective' component that was included in the draft version under principle six.
Good design must focus on cost effectiveness particularly at a time when Sydney's housing is unaffordable for many younger people.
The Better Placed policy stresses the importance of Design Review Panels particularly for apartment projects but this needs to be balanced with the government's recent announcement about mandatory Independent Hearing and Assessment Panels (IHAPs) for all projects between $5 million and $30 million in value. It may be better to ensure that the IHAPs have design skills involved rather than have two panels assessing each project.
The Urban Taskforce is concerned that the NSW Government will be producing ‘detailed design guides, manuals and case studies’ by the end of 2018 which are likely to add further detailed planning assessment criteria that the development industry and its architect consultants will need to comply with.
We all want to produce quality projects that fit the economic parameters that ensure consumers can access new housing and work places but New South Wales needs to get the balance right between quality and affordability.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI">here</a>.
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State design policy must balance quality with affordability: Chris Johnson

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GUEST OBSERVER
The Federal Government has achieved a good balance between encouraging more housing supply as well as policies that make housing more affordable.
Federal Treasurer, Scott Morrison, has carefully balanced the need to boost housing supply with policy levers that make housing more affordable in this year’s budget.
To unlock housing supply the budget allocates $1 billion for critical infrastructure along with $70 billion for transport infrastructure while working with the states to reform planning systems to speed up development.
To encourage more affordable housing the budget has lifted the Capital Gains tax discount to 60 percent where private investment is made in affordable housing.
This will be a real incentive for the development industry to invest in this area particularly if the bond aggregator through the National Housing Finance and Investment Corporation is available to the private sector.
The proposal to have Managed Investment Trusts to develop affordable housing to hold for rent for more than ten years is another positive move.
The proposal to encourage older people to downsize from large houses through allowing up to $300,000 from the sale of a house to be invested in a superannuation fund is a good way to facilitate this process.
By not overacting in the areas of negative gearing and the potential to reduce capital gains tax reductions on property, the Government has clearly understood the sensitivities in the role of investors in maintaining a viable rental housing market.
To pull policy levers in an aggressive manor could lead to a devaluation in the main asset that many families rely on in their own home.
The establishment of the Western Sydney Airport Corporation with funding of $5.3 billion to drive this important game changer project for Sydney is important in maintaining the momentum for this giant project.
The allocation of $1.7 billion through the Asset Recycling Fund to the Sydney Metro project will help progress this important infrastructure that will underpin where new urban development can be located in metropolitan Sydney.”
We are impressed with the careful balance the federal budget has achieved between stimulating much needed housing supply while developing policies that help with housing affordability.
As indicated in the budget papers the state governments will now need to reform their planning systems to ensure more homes are built more quickly for Australian families.
The Federal Government in working with the states on planning reform must question why New South Wales standards for apartments are so much higher than those in other states.
The well-meaning but expensive standards in the NSW Apartment Design Guide are adding around $100,000 to the cost of an average apartment above that of other states.
The Urban Taskforce is keen to work with the federal and state governments to achieve reforms to planning systems that can speed up development.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI">here</a>.
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2017 Budget a good balance for housing supply and affordability: Chris Johnson

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The Urban Taskforce suggest that the latest proposals by the Labor Party on housing affordability are likely to create problems for recent home owners and for renters.
Urban Task Force CEO Chris Johnson says that despite trying to help with housing affordability, the end result of Labor's proposals could reduce supply which will drive rents and home prices upwards.
“By restricting self-managed superannuation funds investment into new housing and increasing foreign investor fees the result will be to lessen the supply of new homes,” Chris said.
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“It seems the intent of the packages is to reduce the value of existing housing which for those people who bought in recent years could mean that their mortgage is excessive relative to the value of the home.” 
“The vacancy tax will be very difficult to implement as many people travel for long periods particularly after retirement or have a holiday house. The extent of the empty home syndrome has been blown out of proportion to reality.” 
“The proposals relative to the National Affordable Housing Agreement and the National Housing Supply Council may be useful proposals for a national focus on this area.” 
“The Urban Taskforce is concerned that popularist moves that appear to help those wanting to get into the housing market may result in reducing the supply of new housing significantly with the result that house prices escalate further. 
Great care must be taken in the levers that are pulled in the name of housing affordability to ensure that the major investment most families make in owning a house doesn’t become destabilised.” 
It was announced that under the new Labor tax system, vacancy tax will become nationwide.
The tax was recently imposed by the Victorian government to curb investors buying properties and leaving them vacant.
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Labor housing plan could create problems for renters and recent home owners: Urban Taskforce

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GUEST OBSERVER
The Development Assessment Best Practice Guide issued by NSW Planning Minister, Anthony Roberts, is a positive move to speed up housing approvals but it should also apply to government agencies.
The government’s guide to improve development assessment in NSW Councils says all the right things about speeding up the process.
Words like ‘faster, streamlined and fast tracked’ are used throughout the document and this indicates a genuine move to improve performance.
The adoption of a ‘Fast Track Application’ in the ‘Practice Guide’ for certain projects is a positive approach.
The NSW planning system is generally seen as one of the most complex and slow in Australia and if we want to boost housing supply then this must be streamlined.
The NSW Premier’s target of 90 percent of housing approvals to be determined within 40 days is not the best measure of performance as the other 10 per cent could be the large multi-unit housing projects that include around half the homes.
The measure should really be 90% of dwellings should be determined within 90 days. It is these large housing projects that are the slowest in the approval process.
While the new guide is likely to improve assessment in councils, the Urban Taskforce is concerned that larger projects are often referred to government agencies like Roads and Maritime Services and this often delays the assessment process.
The Queensland Government has established the State Assessment and Referral Agency (SARA) as a one stop shop to efficiently process government agency referrals.
The Urban Taskforce believes there are many requirements for development applications that are excessive and that the number of specialist reports now required is adding to costs and creating delays.
We are keen to sit down with the NSW Government to input our approach to streamlining the process.
The current guide has only come from discussion with councils and not with applicants.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au" target="_blank">here</a>.
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Faster planning approval guide for NSW councils is positive: Chris Johnson

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GUEST OBSERVER
The data analysis on Sydney council housing targets produced by the Greens spokesperson for Urban Growth and Renewal, Jamie Parker, confuses locations where people want to live with ‘overdevelopment’.
The Greens data demonstrates that Sydneysiders prefer to live in amenable areas close to jobs and public transport, and have interpreted this preference to be a symptom of ‘overdevelopment’.
Having people live in accessible areas close to public transport in order to use the train or bus to travel to work delivers positive environmental outcomes by minimising car travel.
It seems strange that the Greens are against this.
Would they rather minimise development around these transport nodes and have more cars on the roads contributing to congestion and air pollution?
The Greens research indicates that the councils which are generally low density, mainly made up of free-standing homes were underperforming in relation to housing targets set by the State Government, while suburbs which encourage apartment buildings are over performing.
The councils that are below targets are Penrith with a deficit of 8,267 dwellings, Campbelltown with a deficit of 17,005 and Camden with a shortfall of 776 while those that are above target are Parramatta with an additional 8,490 dwellings, Botany with 5,141 and Ryde with 3,861.
The clear consumer preference is for apartments in accessible locations close to jobs and public transport over free-standing homes out on the fringes.
Recent data from Domain indicated that the median price for a Sydney house was $1,123,991 while the median price for an apartment was $711,256.
Clearly many home hunters are trading off household size (apartment rather than a house) for location (closer to jobs and amenities).
The Greens statement that councils exceeding their targets are only due to ‘the demands of the developers’ is simply shooting the messenger.
Developers are only responding to the market and consumer preferences on where people want to live. Clearly there can be many benefits associated with new development.
These include additional development contributions that fund libraries, community halls, parks and improvements to the public domain.
The Greens need to understand that as Sydney grows, our population increases and that a more urban environment is inevitable.
If they were forward thinking, they would be advocating for a sustainable, higher-density urban form for Sydney – not just objecting to all development.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI">here</a>.
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