HAMES SHARLEY, A LEADING INTERNATIONAL DESIGN PRACTICE, RECENTLY SURVEYED DEVELOPERS IN NSW ABOUT WHAT THEY WANT FROM AN APPROVALS SYSTEM. NOT SURPRISINGLY THEIR COMMENTS RESONATED WITH THE EXPERIENCE IN WESTERN AUSTRALIA.
The seven priorities are:
1. More community involvement in broad planning policy, and less ability to object to projects, provided they comply with the agreed-to codes.
2. Governments to take the lead in engaging the community in planning issues such as density, housing affordability, public transport, traffic and environmental sustainability.
3. A more “joined-up” planning process in which Local, State and Commonwealth planning policy is aligned, along with the concerns of environmental and infrastructure departments.
4. Less political intervention in planning policy and fewer ‘kneejerk’ planning decisions, even if they are in favour of developers.
5. More communication and transparency from local councils about the potential issues developers might face and a focus on solutions.
6. Thought given to solving the problems involved in the proposed planning law changes.
7. Governments to establish and stick to long-term planning frameworks.
One of the interesting things that underpinned the responses was the perception of developers as “winners” with the counterbalance that others must be losers. Yes, a viable developer will make money from a project, that is how they stay in business. But if government agencies have made the strategic decision about where to house our growing population, including where density should go as part of a plan for the area, surely it is the future community that are the real winners.
By the end of 2014 detailed draft subregional structure plans will be released by the Government and it is essential that broad, inclusive community participation in that strategic decision making process is undertaken. Individual projects compliant with the agreed planning framework should then be able to proceed.
This approach significantly reduces project risk and reduces the level of reward (profit) that is required to attract investors. It would also streamline the approvals process, shortening project timeframes and reducing holding costs.
The challenge is, of course, the theory of what something could look like in the future seldom motivates people to participate in the discussion but when the sign goes up on the vacant land on the corner it becomes very real.
The enemy of housing affordability is project unpredictability so achieving priorities 1, 2 and 7 listed above would be a giant step forward in delivering a community where everybody has an opportunity to access affordable housing.