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EXPERT OBSERVER
The announcement by the NSW Planning Minister, Rob Stokes, that a number of Priority Precincts will go back to councils is likely to slow down planning. The most significant precinct to go back to a council is the Waterloo Estate (above and below), where the NSW Government owns the land and is responsible for the social housing tenants - yet the project has been given back to the City of Sydney council.
 The NSW Government previously developed a preferred masterplan with 6,800 dwellings, including sufficient market homes, to subsidise the affordable and social housing tenants. 
The City of Sydney Council proposed an alternative approach with only 5,300 dwellings including more affordable housing. 
Clearly there will be a big funding short fall in the council approach, so it seems very strange that the Planning Minister has supported the council scheme which could require over a billion dollars of extra funding, presumably from the NSW Government. While the NSW Government will lead planning in 12 of the 48 precincts, there will be 25 precincts where collaborative or strategic planning will be shared between councils and the state, and a further 11 where councils will take over planning. At the very least, the NSW government must set target dwelling supply numbers in the precincts where they have partially or totally handed planning back to councils. 
We have seen before the confusion when the state starts planning and then hands it back to councils at Parramatta Road where planning outcomes are still very unclear. Another example is the precincts along the Sydenham to Bankstown line, where under pressure from local councils, planning was handed back to the local bodies but to the development industry it is very unclear what the planning rules are. While the Planning Minister’s media release talked about ‘supercharging the delivery of Sydney’s priority precincts’, the Urban Taskforce believes the extent of full or partial delegation to councils is likely to slow down rather than speed up housing supply. New South Wales, and Sydney in particular, needs a real boost to its housing supply following the September 2019 low housing approval numbers announced by the Australian Bureau of Statistics. 
Dwelling approvals have dropped by 46 percent since their high point of July 2016 and now sit at 2013 levels. The CommSec State of the States report recently put NSW below Victoria and Tasmania in economic performance based significantly on falling dwelling commencements. Furthermore, the NSW Government’s own Productivity Commission stated in a recent Discussion Paper that development approvals in NSW were taking twice as long as other states in Australia. There is no doubt that housing supply needs to be supercharged in New South Wales, but having only 12 of the 48 priority precincts being state-led, with the rest partially or totally under council control, is likely to slow down rather than speed up planning. It is interesting to see that the Planning Minister does not seem to have much confidence in his Department of Planning, Industry and Environment when he states that the changes are needed because ‘of planning proposals stuck in the system’, so he proposes to empower councils to have a stronger role. The Urban Taskforce would like to understand more about how this radical shift of responsibilities between state and council planning bodies is going to work at the very time the NSW Government, through its Productivity Commission, is calling for a more productive planning system that takes half the time of the current processes. There will need to be very strict controls on councils in relation to turn around times and clear outcomes in terms of size of development set for precincts.
CHRIS JOHNSON is the CEO of Urban Taskforce
 
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Priority precincts likely to slow down as council roles increase

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EXPERT OBSERVER
The Australian Bureau of Statistics data on housing approvals for September 2019 indicates that they are lower than in June 2013.
The continuing drop in dwelling approvals in New South Wales is a big worry for the housing industry and needs to be addressed by government urgently.
The September dwelling approvals were 3,670 which is a drop of 46 percent since the high point of 6,744 approvals in July 2016. We are now at the level of approvals of June 2013 when there were 3,777 new dwelling approvals.
NSW is now below Victoria’s home approvals, which has a smaller population, yet their September home approvals were 4,247 compared to the NSW approvals of 3,670.
The major drop in housing approvals has been in apartments where only 1,617 approvals occurred in September 2019, compared to 2,490 as recently as April 2019, and 3,882 two years ago in September 2017. This represents a 58 percent drop in higher density approvals over a two-year period.
We are aware of some developers having to lay off staff due to the downturn and this will flow on to the builders and their supply chain. The NSW Government must be concerned about the impact of the housing downturn on jobs.
The good news in the ABS data indicates a big jump in non-residential building approvals in September 2019 with $1,570,637,000 value of the approvals which is the highest amount ever in New South Wales.
The continuing drop in dwelling approvals in NSW must be reversed by government policy supporting a simpler planning system. The NSW Productivity Commission recently stated that planning approvals in NSW took twice as long as in other states. Clearly the slow and complex planning system must be streamlined to help support the supply of new housing for the state’s growing population.
The Urban Taskforce urges the NSW Government to develop a more streamlined process for housing supply particularly for large projects where local infrastructure can be funded by the project.
CHRIS JOHNSON is the CEO of Urban Taskforce
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NSW housing approvals the lowest since 2013: Chris Johnson

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EXPERT OBSERVATION
Connecting one of the missing links in Sydney’s motorway network is a step closer to delivering benefits to the residents and businesses of Sydney’s south and the Illawarra.
From tomorrow, companies vying to build the underground motorway from Arncliffe to Kogarah, now known as M6 Stage 1, can express their interest in a project expected to create 5,300 jobs throughout its life.
Premier Gladys Berejiklian said the M6 Stage 1 would make journeys easier and safer by avoiding roads such as President Avenue and The Grand Parade – and save motorists up to 15 minutes in traffic.
“Once complete, the new M6 will provide significant time travel savings for Sydney’s south and the Illawarra. More than 2,000 trucks a day will be removed from local streets and 23 sets of traffic lights bypassed,” Ms Berejiklian said.
The M6 Stage 1, previously known as the F6 Extension, includes four kilometre twin tunnels between the new M5 Motorway at Arncliffe and President Avenue at Kogarah.
Roads Minister Andrew Constance said the M6 Stage 1 would provide relief for motorists around Kogarah and Brighton-le-Sands.
“That’s why we are pleased to be moving forward with this congestion-busting infrastructure which will help get commuters home with their families sooner and spend less time stuck in traffic,” Mr Constance said.
Travel-time savings during the morning peak (when used with other motorway connections) include:
1. Kogarah to ANZAC Bridge – up to 15 mins 2. Miranda to Macquarie Park – up to 15 mins 3. Kogarah to South Sydney – up to 13 mins  4. Taren Point to Mascot – up to 12 mins  5. Kogarah to Sydney CBD – up to 8 mins
It is expected that a contract will be awarded in December 2020, construction will begin by early 2022 and open to motorists by the end of 2025.
CHRIS JOHNSON is the CEO of the Urban Taskforce
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Sydney's South on the move with the new M6: Chris Johnson

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EXPERT OBSERVATION
The announcement today by the NSW Government of the 2020 commencement of construction of the Sydney Metro West and seven proposed stations between Westmead and the CBD has the potential to unlock tens of billions of dollars in complementary housing development along the metro corridor.
The Government has described the $20 billion Sydney Metro West as a ‘once in a century infrastructure investment’ that will more than double the existing rail capacity between Greater Parramatta and the Sydney CBD, and slash travel times between Parramatta and the CBD to around 20 minutes.
There is no doubt the Sydney Metro West is a major city-shaping project that will underpin strategic areas of urban growth for decades to come. It potentially brings the concept of the 30-minute city within reach for millions more Sydney residents.
It is absolutely critical that this massive investment in transport infrastructure and capacity building is complemented by plans for appropriate development around the new railway stations, in addition to existing rail and metro stations. The development sector has been planning for this announcement and the certainty it provides could spark a generation of construction related employment.
Not only will this assist in relieving unsustainable congestion on our road networks as our population continues to grow, it will also serve to revitalise communities along the metro line by creating new opportunities for local business, retail and social hubs to flourish.
The seven proposed metro stations will be located at Westmead, Parramatta, Sydney Olympic Park, North Strathfield, Burwood North, Five Dock, and The Bays Precinct. The NSW Government also committed to fasttrack the feasibility of building a Metro station in Pyrmont, while also assessing a potential station at Rydalmere.
The Urban Taskforce supports the location of a metro station as Pyrmont as a common-sense response to serving the current and future needs of one of our most populous and vibrant inner-city suburbs and employment centres. The way we see it, it’s a no-brainer.
CHRIS JOHNSON is the CEO of Urban Taskforce
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Sydney Metro West to unlock billions of dollars in housing potential

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The release of planning documents for the ambitious redevelopment of 24 hectares of land around Central Station is an excellent example of how cities can be shaped by transport.
Around the world major transport nodes are generating exciting urban renewal projects that lead to significant development and the announcement of plans for redevelopment around Sydney’s Central Station is a world class example.
The redevelopment of this 24-hectare site into a precinct with 25,000 jobs will turn unfriendly railway tracks into a new urban precinct.
The proposed Central Precinct will be compared to the exciting redevelopment around Kings Cross Station in London, which led to significant new urban development that included jobs, homes and community amenities. On Friday November 1st the Urban Taskforce conference ‘CITIES SHAPED BY TRANSPORT’ will highlight the best global projects that link transport and new development including the Kings Cross Project, and NSW Transport Minister, Andrew Constance, will profile New South Wales projects including the Central Precinct.
The draft Strategic Vision for the Central Precinct highlights the Western Gateway Subprecinct which is zoned for buildings up to 35 metres in height within a floor space ratio of 3 to 1. This will allow some impressive new buildings and be an important part of the renewal of the precinct.
The Urban Taskforce conference will profile exciting transport strategies that drive urban development from Singapore, Jerusalem, Melbourne, London and Dublin as well as looking at how future technologies like Uber Elevate will change movement across urban areas.
The Urban Taskforce is keen to contribute our comments to the exhibition of the plans for the Central Precinct.
CHRIS JOHNSON is the Urban Taskforce CEO 
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Central Station redvelopment shows how cities can be shaped by transport: Chris Johnson

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EXPERT OBSERVER
The appointment of Abbie Galvin as the NSW Government Architect is a positive signal about the design of the state’s urban environment.
It is a good move forward to have the first woman as NSW Government Architect in Abbie Galvin.
The role of the Government Architect has evolved over 200 years from one of designing all of the state’s public buildings to now having an overview of the whole built environment.
The Urban Taskforce has had a long relationship with the Government Architect particularly as the chair of our Development Excellence Awards jury over almost 20 years. The development industry is keen to contribute to a quality built environment and we look forward to working with Abbie Galvin in this regard.
The NSW Government has recently stressed the importance of public spaces and the quality of the public realm, which will require a balance between the role of the state government, of councils and of the private sector that developed most of the buildings in the state.
It will be important to balance the quality of buildings with affordability, particularly as NSW housing is one of the most expensive in the world. It will also be important for the Government Architect to bring a commercial understanding of building and construction when reforming or developing broader planning rules and requirements that applicants for new projects must comply with.
Already, the NSW planning system is very complex, and slow - and the pursuit of design excellence should lead to faster rather than slower approvals.
The new Government Architect should become an advocate for a more urban way of living, with greater density than the traditional suburbs and champion these more urban ways of living.
The Urban Taskforce is keen to work with Abbie Galvin in her new role as the NSW Government Architect, in shaping the future urban form of our cities.
CHRIS JOHNSON is the Urban Taskforce CEO
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NSW government architect can help shape the urban environment: Chris Johnson

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EXPERT OBSERVER
The long delayed plans for a 55 storey hotel in Bligh Street have now progressed to State Significant Development stage. 
It is amazing that the Minister for Planning, Rob Stokes, in announcing that the Bligh Street project can now be submitted as a State Significant Development, said it had been in "planning purgatory for too long".
It is good news that the project is now more connected to the planning system and hopefully will get planning approval before too long.
The design of the building looks impressive and the sleek 55 storey tower will be a good addition to the Sydney skyline.
On the same day that the Bligh Street hotel moves forward, the plans for the proposed Ritz Carlton Hotel in Pyrmont were being discussed at a public meeting held by the Independent Planning Commission (IPC), where the NSW Department of Planning, Industry and Environment argued against the 62 storey hotel project proceeding because it was different to the existing character of Pyrmont.
The Urban Taskforce is concerned that since the publication of the Local Character and Place Guideline in February 2019 the Department of Planning seem to be preferring the preservation of existing local character over bold new visions for the future.
Pyrmont needs to be "taken to the next level" as the Premier, Gladys Berejiklian has recently stated.
The Urban Taskforce presented at the meeting and proposed that the Ritz Carlton Hotel and its associated functions were an ideal project to be the catalyst for a renewal of development in Pyrmont.
With the proposed new fish markets opening up the redevelopment options for the old site will come higher rise development on the peninsula. The Urban Taskforce presentation to the IPC an optimistic future for Pyrmont with significant new development.
Sydney needs more quality hotels and the small planning step forward for the proposed hotel at Bligh Street is good news. This needs to be supported by the IPC approving the Ritz Carlton Hotel in Pyrmont.
CHRIS JOHNSON is the Urban Taskforce CEO.
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Delayed Bligh Street, Sydney hotel plans moving forward: Chris Johnson

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EXPERT OBSERVATION
The latest figures on Australia’s economic growth are the slowest since the GFC and the slump in housing approvals is driving this.
Australia’s low economic growth of 0.5% in the last quarter of the 2019 financial year leaves an annual rate of 1.4%, which is the slowest since 2009 following the Global Financial Crisis. 
A number of commentators have linked the slow growth to the big slump in home approvals across Australia but particularly in New South Wales.
The slowdown in the Australian economy has been influenced by a number of external global issues, but the supply of new homes across the country is clearly a local issue that the Australian Government and State and Territory Governments should be taking action to reverse.
In New South Wales, and particularly in Sydney, an anti-development sentiment has led to a big slow-down in housing approvals from councils and the NSW Government.
The most recent Australian Bureau of Statistics data for housing approvals shows a drop of 39% over the last two years in New South Wales.
The drop in housing approvals has been 20% over the last five months with confidence in the housing development industry dropping.
Some of the messaging from the NSW Government on key projects like the St Leonards South project and the Pyrmont Star hotel and apartment tower has been particularly negative with government bodies preferring the protection of the existing neighbourhood character rather than supporting new development.
There seems to be a cultural problem in Sydney where approval bodies, whether they be government, councils or planning panels, are preferring to reject projects for new housing rather than approve them.
Strong leadership is needed from the NSW Government to drive new housing approvals and therefore boost the economic growth of the state and of Australia.
The Urban Taskforce is keen to work with the NSW Government to help lift housing approvals particularly in areas where the market is looking for new homes.
CHRIS JOHNSON is the Urban Taskforce CEO.
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Home approval slump is driving the slowest economic growth since GFC: Chris Johnson 

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EXPERT OBSERVATION
The long delayed plans for a 55 storey hotel in Bligh Street have now progressed to State Significant Development stage. 
It is amazing that the Minister for Planning, Rob Stokes, in announcing that the Bligh Street project can now be submitted as a State Significant Development, said it had been in ‘planning purgatory' for too long.
It is good news that the project is now more connected to the planning system and hopefully will get planning approval before too long.
The design of the building looks impressive and the sleek 55 storey tower will be a good addition to the Sydney skyline.
On the same day that the Bligh Street hotel moves forward, the plans for the proposed Ritz Carlton Hotel in Pyrmont were being discussed at a public meeting held by the Independent Planning Commission (IPC), where the NSW Department of Planning, Industry and Environment argued against the 62 storey hotel project proceeding because it was different to the existing character of Pyrmont.
The Urban Taskforce is concerned that since the publication of the ‘Local Character and Place Guideline’ in February 2019 the Department of Planning seem to be preferring the preservation of existing local character over bold new visions for the future.
Pyrmont needs to be ‘taken to the next level’ as the Premier, Gladys Berejiklian has recently stated.
The Urban Taskforce presented at the meeting and proposed that the Ritz Carlton Hotel and its associated functions were an ideal project to be the catalyst for a renewal of development in Pyrmont.
With the proposed new fish markets opening up the redevelopment options for the old site will come higher rise development on the peninsula. The Urban Taskforce presentation to the IPC an optimistic future for Pyrmont with significant new development.
Sydney needs more quality hotels and the small planning step forward for the proposed hotel at Bligh Street is good news. This needs to be supported by the IPC approving the Ritz Carlton Hotel in Pyrmont.
Chris Johnson is the CEO of The Urban Taskforce.
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Progress on Bligh Street Hotel is good news: Chris Johnson 

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EXPERT OBSERVATION
A growing number of proposed new housing projects across Sydney are running into go-slow planning approaches from councils and state government.
Over recent weeks we have seen a number of worthwhile housing projects across metropolitan Sydney held up or cancelled.
The biggest project to be in danger of collapsing is the St Leonards South site for 2,400 new apartments as proposed by Lane Cove Council. The NSW Government’s Independent Planning Commission (IPC) has written a report to the Planning Minister, Rob Stokes, that effectively stops the project on spurious grounds.
After 5 years of community involvement, approvals by Lane Cove Council and the state government through the Gateway approach the IPC report says there is not enough open space yet the proposed 3,800 square metre park is above the NSW government’s Open Space for Recreation Guide minimum size for a local park of 3,000 square metres. The IPC report seems very biased in its criticism of council’s plan.
At Hornsby, last week, the RSL withdrew plans for a project which included 110 apartments, 237 unit retirement home and a 108 room hotel, citing frustrations with the planning system.
In Double Bay the recent closure of the iconic Cosmopolitan Cafe hit the news with concerns that up to 400 new apartments were caught up in the planning system leaving the much needed critical mass of people desperately needed to make the retail viable in the village centre. It seems that the local council is going slow on processing the plans for a number of worthwhile projects.
Across the harbour at Chatswood a major mixed-use project with 130 apartments providing 1,664 new jobs has been battling the planning system for 5 years with a confusing and inconsistent set of messages from Willoughby Council.
At Macquarie Park a major developer looks like cancelling a 1,000 apartment project that would have contributed $150 million back to council in contributions to spend on local community facilities. After 5 years of on off decision making with Ryde Council and the state government the developers have got nowhere.
These projects are typical of dozens that members of the Urban Taskforce are battling to get through the Sydney planning system. 
The general impression from these developers is that the planning system is getting worse in NSW and that the culture of planners in state government and councils is to be more concerned about maintaining local character than supporting new projects that could boost the economy.
Another example is the recent report from the NSW Department of Planning, Industry and Environment that recommended against the Ritz Carlton hotel tower in Pyrmont partly on the basis that it did not fit into the existing local character.
The result of these projects not getting approvals or being caught up in a planning limbo land is that housing approvals are dropping fast. In the City of Sydney Council housing approvals are down by 59 percent over the last 2 years and at Ryde Council approvals are down by 74 percent over the last 3 years.
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The culture of planning in New South Wales comes from the top through the ‘Premiers Priorities’ for the planning portfolio. 
In the last term of government the Premier required the delivery of 61,000 housing completions a year with 90 percent of housing approvals determined within 90 days. But in her new term as Premier the priorities about housing supply have been replaced with the need to increase Green Public Spaces by 10 ercent and to increase the tree canopy across Greater Sydney.
The focus has clearly moved away from having an efficient planning system towards green landscape agendas.
CHRIS JOHNSON is the Urban Taskforce CEO
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Chris Johnson

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