MDP -- District Plan Webform Submissions Submission Details Withhold Name
Completed Time Represented By Who Title Age Bracket First Name Last Name Email Organisation Position in organisation 03/31/2017 - 12:12 I am submitting my Mr 60-69 Gerry Beasley gerry.bea Walker Corporation Executive Planner organisation's submission sley@wal kercorp.c om.au Subscription
Address 1 Suburb Postcode State Would you like to receive emails from the Greater Sydney Commission? I am making a submission on How do you rate the plan? L21 GMT 1 Farrer Sydney 2000 NSW DRAFT SOUTH WEST DISTRICT Positive Place PLAN Please upload your files
Please enter your submission Name Filesize (KB) https://www.greater.sydney/syste 18473 m/files/webform/walker_corporati on_submission_on_draft_sw_distri ct_plan.pdf Key area of interest
Employment and smart jobs Green grid, bio diversity and open space Transport and 30 min city Healthy waterways Climate change Health and education Walking and cycling X X Housing supply and affordability Heritage Agree Statement X I agree to the above statemen t.
GPO Box 4073 Sydney NSW 2001 Australia Sheridan Dudley South West District Commissioner Level 21 Governor Macquarie Tower 1 Farrer Place Greater Sydney Commission Sydney NSW 2000 PO Box 257 Australia
Parramatta NSW 2124 Telephone: + 61 2 8273 9600 Direct Line: + 61 2 8273 9627 Facsimile: + 61 2 9252 7400 Email: [email protected]
Dear Ms Dudley
DRAFT SOUTH WEST DISTRICT PLAN – SUBMISSION BY WALKER CORPORATION PTY LTD
Please find attached a submission prepared by Walker Corporation Pty Ltd in response to the draft South West District Plan.
Walker Corporation holds large consolidated landholdings in West Appin which has been identified by the State Government and within the draft South West District Plan as being suitable for urban release after 2036, based on the level of infrastructure required to service the future population.
This submission demonstrates why timeframes, terminology and map depictions restricting the early release of West Appin should be removed from the draft South West District Plan, enabling its early development as warranted by housing demand and the ability of landowners to supply the necessary infrastructure, in keeping with the Department of Planning and Environment’s conditions for accelerated rezoning.
Walker Corporation welcomes the opportunity to work with the Greater Sydney Commission to demonstrate in more detail how the early release of West Appin for urban development can be achieved and contribute meaningfully to delivering a productive, liveable and sustainable place in the short, medium and longer-term.
Yours faithfully
Gerry Beasley Executive Planner Walker Corporation Pty Limited
Walker Corporation Pty Ltd ABN 95 001 176 263 Walker Group Constructions Pty Ltd ABN 59 097 303 716 Walker Group Constructions (QLD) Pty Ltd ABN 71 114 375 745 Walker Group Holdings Pty Ltd ABN 81 001 215 069
G:\Town Planning\Gerry\WOLLONDILLY\South Macarthur - Rezonings\3.West Appin\Authorities\Greater Sydney Commission\Walker_Corporation_Submission_on_Draft_SW_District_Plan.docx
Submission to the draft South West District Plan
March 2017
Contact: Walker Corporation Gerry Beasley Level 21 Governor Macquarie Tower Executive Planner 1 Farrer Place Sydney Walker Corporation NSW 2000 Contents
1 Executive Summary...... 1 2 Introduction...... 6 2.1 Background...... 6 3 Greater Macarthur Priority Growth Area...... 8 4 The case for West Appin...... 10 5 A coordinated planning approach for West Appin...... 12 5.1 Infrastructure requirements...... 12 5.1.1 The M9 Corridor...... 13 5.1.2 Appin Road...... 13 5.1.3 North – South Transit Way...... 15 5.1.4 Social Infrastructure...... 15 5.2 Sustainability...... 16 5.2.1 Metropolitan Rural Area...... 16 5.2.2 The Green Grid...... 17 5.3 Liveability...... 19 5.3.1 Housing supply and affordability...... 19 5.4 Productivity...... 22 5.4.1 Job creation...... 22 6 Shaping West Appin...... 25 6.1 Coordinated Governance...... 25 6.2 Establishment of a Development Alliance or Authority...... 25 6.3 Private Infrastructure Model...... 25 7 Recommendations...... 27
Figures
Figure 1 Summary of rationale for the early release of West Appin for urban development...... 2 Figure 2 Landownership plan...... 6 Figure 3 Greater Macarthur Priority Growth Area including West Appin...... 8 Figure 4 Identification of future urban areas in Sydney’s South West over time...... 10 Figure 5 West Appin in context...... 10 Figure 6 Corridor for Outer Sydney Orbital road and rail/M9...... 13 Figure 7 Economies of scale undertaking development across the whole corridor...... 14 Figure 8 Potential staging of development in West Appin to deliver infrastructure...... 16 Figure 9 Contributing to the regions Green Grid...... 18 Figure 10 Map of the South West District Green Grid showing the Metropolitan Rural Area...... 19 Figure 11 Ratio of Sydney and Melbourne House Prices by Region 1985-2016...... 20 Figure 12 SW Sydney vs West NW Outer Melbourne House Prices 1985-2016...... 20 Figure 13 Fragmented landholdings in the South West Growth Centre...... 21 Tables
Table 1 Summary of recommended changes to the draft South West District Plan...... 3 Table 2 Utility infrastructure requirements for West Appin...... 12 Table 3 Social Infrastructure requirements for West Appin...... 15 Table 4 Dwelling and population proposed for West Appin (Walker development)...... 22 Table 5 West Appin Local Jobs Contribution...... 24 Table 6 West Appin infrastructure costs...... 26 Table 7 Summary of responses and proposed amendments...... 27 1. Executive Summary
Walker Corporation holds large consolidated occur under the guidance of a formal landholdings in West Appin which has been development alliance or authority which identified by the State Government and will be tasked with ensuring infrastructure within the draft South West District Plan as (via a state infrastructure fund for the being suitable for urban release after 2036, whole area) is funded and integrated with based on the level of infrastructure required land use, as well as showcasing innovation to service the future population. and placemaking to support the goals of Sydney’s Western City. In keeping with the Government’s directive that new release areas are to be funded at This submission demonstrates why no additional cost to government, Walker timeframes, terminology and map and other landowners in the West Appin area depictions restricting the early release of of the Greater Macarthur Priority Growth West Appin should be removed from the Area (GMPGA), are not only able to commit draft South West District Plan, enabling its to this requirement, but can significantly early development as warranted by housing contribute to the Premier’s, Department of demand and the ability of landowners Planning and Environment and the Greater to supply the necessary infrastructure, Sydney Commission’s other priorities in keeping with the Department of on-the-ground in the short, medium and Planning and Environment’s conditions for long term. accelerated rezoning. This includes the early provision of quality Walker would welcome the opportunity to affordable housing and a diversity of work with the Greater Sydney Commission product, supporting local smart jobs growth, to demonstrate in more detail how the and the timely provision of infrastructure, early release of West Appin for urban capturing economies of scale when planned development can be achieved and in conjunction and released concurrently contribute meaningfully to delivering a with Menangle/Mount Gilead and Wilton. productive, liveable and sustainable place To ensure cohesion and coordination, we in the short, medium and longer-term. propose that the planning for West Appin
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 1 Figure 1. Summary of rationale for the early release of West Appin for urban development
West Appin Other release areas
INDICATIVEDIAGRAM LANDHOLDINGS ONE MAPLAND SW OWNERSHIP GROWTH CENTRE IN THE SW GROWTH CENTRE WESTERN SYDNEY PARKLANDS
BORAL
CITIWEST DEVELOPMENTS
GOVT.
LEPPINGTON TOWN CENTRE BORAL
MACARTHUR DEVT VITTOCCO CAMERON BRAE GOVERNMENT OTHERS
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PISCIVNERI PERICH CAMERON BRAE South West Growth JENNINGS MACINTOSH Centre boundary TRIBECCA HOMES 250 small lots to be amalgamated to create
SEKASUI the Leppington Town Centre 4,204 owners of small lots must be PERICH VITTOCCO co-ordinated to allow OTHERS development of the Growth Centre Only a few large holdings are included in the Growth Centre Town Centre should be located on large government land holding
Consolidated landholdings Fragmented landholdings Infrastructure provision at no additional cost High price expectations of existing to government landowners mean developers cannot bring housing product to the market at suitable Contribution of up to 18,000 dwellings (half price point from Walker’s landholdings) to Sydney’s housing supply including affordable This presents a significant barrier to housing house and land product at the $500,000 supply in dwelling production on the fringe price point Uncertain timeframes for delivery of market Provision of innovative smart jobs test cases ready lots including automated vehicles and a clean business park with 15,000 jobs anticipated, 9,200 from Walker’s development Coordinated governance through a development alliance guiding a comprehensive masterplan for the entire priority growth area capturing economies of scale and integrated placemaking Assist in ensuring that Campbelltown has sufficient critical mass in terms of its catchment of people, workers and household expenditure, to become a self supporting Regional City Developers with a proven track record of quality outcomes
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 2 Table 1. Summary of recommended changes to the draft South West District Plan
IM1: Align land use planning Walker supports the preparation of an Annual Infrastructure Priority List being formulated and infrastructure planning with Infrastructure NSW to provide clarity around timeframes and funding, and anticipate this will be publically available. We request that the private sector be involved in discussions and analysis around regulation and market interventions for value sharing mechanisms. The draft District Plan should be amended to include an action to further develop and inform the funding model for the GMPGA.
Section 3 A Productive City The draft Plan states that the GMPGA will focus on the Campbelltown-Macarthur p38 Greater Macarthur strategic centre (p38). It continues that the GMPGA includes new land release areas Priority Growth Area of Menangle Park, Mount Gilead and a new town at Wilton. We would like West Appin to be included in this paragraph to make it clear it is also part of the growth area to be redeveloped.
Section 3.3 p47 Integrated Include West Appin as being suitable for urban development with the timing based on land use and transport infrastructure provision, rather than referring to it as an urban investigation area identified planning to drive as having urban development potential for the long term when needed. economic activity
P2: Develop and implement The economic development strategy should look at how the broad economic benefits an economic development of the Western Sydney Airport can flow to the wider Western City area including the strategy for the Western City GMPGA and how innovative employment sectors can establish at West Appin to support the broader Western City.
P14: Support the development This section notes that Campbelltown-Macarthur has the potential to be a strategic and delivery for the centre, if supported by the early provision of housing in the GMPGA. The vision for the Campbelltown-Macarthur future of seven railway precincts are included in section 3.5.2, and it is proposed that strategic centre of a CBD West Appin be specifically mentioned as an area for consideration for early release to help transformation plan support this action.
Section 3.5.2 p59
Add a new Action New large master planned release areas with consolidated land holdings such as West Appin have the capacity to provide test cases for innovative smart jobs attractors such as Plan for and facilitate the the autonomous vehicle industry and clean business parks. It is recommended that the attraction of new smart jobs draft District Plan be amended to include this focus to align with the City Deal and ensure in West Appin opportunities are pursued, similar to Action P18 for Wilton New Town.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 3 Add a new Action The NSW Government has identified opportunities for new jobs, homes and services in the south-west subregion with immediate opportunities for up to 35,000 homes Action PX: Coordinate land in Menangle Park and Mount Gilead and in a new town at Wilton. To ensure additional use and infrastructure housing, smart jobs and infrastructure can also be delivered through development at planning for the Greater West Appin in the same timeframe to maximise opportunities and minimise retrofitting, Macarthur Priority Growth an Alliance of landowners, Federal and State Government departments and agencies, new land release areas of local councils and businesses will be formed to collaborate on: Menangle Park, Mount Gilead and West Appin. • creating opportunities and supporting innovation for solutions to the key challenges of growth including partnership arrangements;
• an integrated land use and transport vision;
• a prioritised infrastructure plan;
• affordable housing outcomes;
• facilitating new jobs;
• high quality urban design principles;
• ecologically sustainable development (ESD) outcomes; and encouraging new investment.
Section 4.3.2 Understanding The draft Plan states that providing supply in one market demand area in Greater Sydney the Greater Sydney housing may not satisfy demand in another and that understanding need and capacity by market and demand p95 individual housing markets will better provide for peoples preferred housing choices. In the South West District one of the identified markets is the proposed GMPGA. Walker has commissioned research by MacroPlanDimasi to investigate supply and housing affordability in Southwest Sydney. This investigation concludes that increasing supply will have a significant impact on affordability.
We recommend amending the Plan to include: Investigate a new affordable housing model for the Greater Macarthur Priority Growth Area in conjunction with the West Appin Development Alliance.
L2 Identify the opportunities The draft Plan states that there is a need to accelerate housing supply across Greater to create the capacity to Sydney to accommodate new housing growth while also responding to housing deliver 20 year strategic affordability, and that land release areas offer significant medium and long-term capacity housing supply targets in Greater Sydney’s north west and south west (p99). The early release of West Appin will significantly contribute the strategic supply targets and can self-fund the necessary infrastructure requirements to ensure a well-designed liveable outcome is achieved. We have consolidated land holdings with the ability to provide significant housing supply over a relatively short period, unlike other areas of highly fragmented land. The removal of any impediments to early release of West Appin should therefore be removed from the Plan.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 4 4.4.3 The Affordable Housing Walker is a strong advocate for affordable housing and is committed to providing a quality Challenge housing product at a ~$500,000 purchase price in its West Appin development. We will offer a range of dwelling typologies and are open to showcasing innovative affordable Liveability Priority 3: housing and product diversity solutions as a pilot for other release areas. Implement the Affordable Rental Housing Target Walker supports DP&E and the GSC in promoting and facilitating affordable housing, but notes that this will not help minimise the cost of land/housing in the market which Action L7: Provide guidance would help ease pressure on affordable housing contributing to the achievement of on Affordable Rental Housing that objective. Targets We recommend that the draft Plan also include an Action to work with all levels of Liveability Priority 4: Increase government and private industry with the objective of promoting diversity of lot sizes and social housing provision reviewing fees and charges in the Sydney Metropolitan area.
4.7 Foster cohesive The planning and release of land in the GMPGA in a coordinated manner with the planning communities in the South and development of West Appin occurring in conjunction with other areas is promoted West District as a way to ensure cohesive communities are fostered in the region. For this reason we recommend the timeframe for the development of West Appin be removed wherever mentioned in the draft Plan.
Mapping & 5.7 Managing the Clarify West Appin as future urban land, not Metropolitan Rural Land on mapping on Page Metropolitan Rural Area 2 of the draft Plan and subsequent text and mapping. This will ensure that Sustainability Priorities 6, 7 & 8 do not apply. The suitability of the land for urban development has been SP 6: Discourage urban determined and it should be identified as a development precinct in line with other land development in the within the GMPGA. Metropolitan Rural Area
SP 7: Consider environmental, social and economic values when planning for the Metropolitan Rural Area
SP 8: Provide for rural residential development while protecting the values of the Metropolitan Rural Area
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 5 2. Introduction
2.1. Background Figure 2. Landownership plan This submission has been prepared by the Walker Corporation Pty Ltd (Walker) focussing on the South West Draft District Plan (the draft Plan) encompassing the local government areas of Camden, Campbelltown, Fairfield, Liverpool and Wollondilly. Walker strongly supports district planning as a vehicle to maximise opportunities that require a coordinated cross LGA approach to land use planning and infrastructure delivery and commends their role in providing a link between A Plan for Growing Sydney and council’s local environmental plans. We agree with the draft Plan’s vision that the South West District ‘will be a great place to live with a wide variety of housing choices that are located close to jobs and which accommodate the needs of a growing and diverse population’, taking advantage of ‘its connections to the Southern Highlands, the Illawarra, Canberra, major ports and freight facilities’ (2016:p1). The South West draft District Plan is of particular interest to Walker Corporation given our ownership of 1,200 ha of land at West Appin (see Figure 2). We form part of the West Appin Landowners Group that in 2015, at the request of state government, undertook a high level assessment to inform a strategic infrastructure strategy for the future development of identified land at West Appin. Through extensive investigations and studies we determined that we will be able to deliver around 9,000 dwellings and 9,200 local jobs on our landholdings, with the area in its entirety able to provide up to 18,000 new dwellings and 15,000 jobs with supporting services and facilities. This level of growth will contribute significantly to the vision for the South West and the Premier’s priority of boosting housing supply with a focus on affordability.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 6 The Department of Planning and This submission aims to demonstrate Environment (DP&E) proposal to identify the rationale for further inclusion of the the Greater Macarthur Priority Growth early release of West Appin, and request Area in the Growth Centres SEPP, to include amendments to the draft South West Menangle Park, Mount Gilead, Appin, West District Plan that align with the Premier’s Appin, and the Glenfield to Macarthur urban housing priority. renewal corridor is a prime example of the intent to plan holistically across council boundaries to the benefit of the broader region (see Figure 2).
About Walker Corporation
Walker Corporation is Australia’s largest private, diversified development company with over 50 years’ experience delivering over 1000 projects that span the length and width of Australia, and internationally: in America, Canada, Fiji and Malaysia. We are one of the few developers with expertise across all areas of the property spectrum, from residential through to master planned communities, retail, commercial, industrial and resort living. What is most important to us is that they serve their respective communities well, incorporating leading edge engineering, technology and ecologically sustainable development practises. Our proven track record is evident in our completed projects and extensive pipeline of future projects, of which there are many. We live for the challenge of transforming places and our commitment to West Appin is no exception.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 7 3. Greater Macarthur Priority Growth Area
Walker and the West Appin Landowners importance of the GMPGA but consider Group advocated for the inclusion of West the identification of West Appin being Appin within the boundaries of the Greater released for urban development after 2036 Macarthur Priority Growth Area (GMPGA – to be a missed opportunity to capitalise see Figure 3), and believe this outcome will on coordinated planning outcomes greatly benefit the region as a whole. We and the early delivery of housing, jobs are pleased the draft Plan recognises the and infrastructure.
Figure 3. Greater Macarthur Priority Growth Area including West Appin
Attachment 1 – Proposed boundary of the Greater Macarthur Priority Growth Area
State Environmental Planning Policy (Sydney Region Growth Centres) Amendment (Greater Macarthur) 2016 4
Source: NSW Department of Planning and Environment website, 2017
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 8 The Department of Planning and The Walker component of West Appin Environment states that the post 2036 (and wider landholdings) has the ability timeframe for the release of West Appin for to be brought forward at no additional urban development is because the costs cost to Government, creating a residential of infrastructure to service growth would community over a 30-40 year period in be extremely high and the level of required parallel with employment land delivery and investment is not considered to be cost- local neighbourhood centres including effective. The DP&E further indicate that a new Town Centre. Walker’s historic potential strategic opportunities, beyond and continued collaboration with other 2036, will depend on the location and timing landowners ensures a sustainable approach of delivery of the Outer Sydney Orbital and with the provision of infrastructure expansion of the freight rail network through underpinned by the following principles: the Maldon-Dombarton Rail Line. • Consolidated landholdings; We understand an integral part of • Coordinated delivery; planning for future growth is to look at the infrastructure and services required to meet • Efficient roll out of infrastructure for the needs of local communities and that no Government; land will be rezoned in the Priority Growth • Equal opportunity for market entry; Area until satisfactory arrangements for the appropriate supporting infrastructure are • Best use of pre-existing and committed in place. For new release areas the NSW investment in infrastructure; Government has stated that necessary • Matching housing provision with job infrastructure will need to be funded creation; by developers at “no additional cost to Government”. • Realistic lot and dwelling production; • Complements existing development; • Aligns with Government Strategy; • Direct nexus approach; and • Focused funding.
As a result, Walker Corporation strongly urges the Greater Sydney Commission to amend the draft District Plan to provide further detailed actions for the Greater Macarthur Priority Growth Area, and include West Appin for urban release concurrent with Menangle/Mount Gilead and Wilton, under the guidance of a governing body (Alliance) made up of landowners, the Commonwealth, relevant State government agencies and local Councils.
This approach will enable all release areas Walker would welcome the opportunity to to be jointly coordinated creating an work with the Greater Sydney Commission integrated and connected urban expansion to demonstrate in more detail how the corridor, increasing opportunities for finding early release of West Appin for urban solutions to the key challenges of growth – development can be achieved and early provision of transport infrastructure contribute meaningfully to delivering a (road and rail corridors), new water and productive, liveable and sustainable place sewer services, creating jobs, education, in the short, medium and longer-term. retail, health and recreational facilities, and addressing declining affordability.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 9 Figure 5.1
4. The case for West Appin
A Plan for Growing Sydney indicates that Sydney will made up almost a quarter of Sydney’s housing growth. need 664,000 additional homes over the next 20 years. It helps provide Sydney’s residents with a diversity of This new housing is to be delivered, in part, in greenfield housing that suits different needs, budgets and lifestyle locations. Locations with infrastructure investment are choices” (p78). to be prioritised for housing supply. Along with other land in Sydney’s South West region, The Plan states: “Greenfield development in new land West Appin has been identified for future urban releases is an important component of Sydney’s overall purposes for decades (see Figure 4). Figurehousing 4.1 supply. In recent years greenfield housing has
Figure 4. Identification of future urban areas in Sydney’s South West over time 1968 1988 2016
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The West Appin area has been assessed comprehensively over a number of years and it has Source:been Sydney Region demonstrated Outline Plan 1968 that there is significant merit releasing land in this area for urban Chapter 4 ┃ Sydney Region Outline Plan 1968 ┃ 52 development in conjunction with Menangle, Mount Gilead and Wilton.
Figure 5. West Appin in context Located between the two suburbs at Menangle Park and Mount Gilead identified for release, just to the south of Campbelltown, and a new town at Wilton further to the south (see Figure 5), it makes sense to include West Appin to ensure the whole area is planned in a strategic and coordinated way.
Source: Sydney Into Its Third Century 1988
Chapter 5 ┃ Metropolitan Strategy 1988 ┃ 77
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 10 The staging plan that identified Menangle development is anticipated to start next Park and Mount Gilead and Wilton Junction year, West Appin is included as “an urban as the initial priority precincts for release and investigation area identified as having development was based on an assessment urban development potential for the long of existing and proposed capacity of term when needed” (p47). It is clear that infrastructure and refined through the government’s key concern regarding discussions with DPE and utility providers. the timing of development at West Appin The report by AECOM states (p40) that, primarily centres on major infrastructure “…The development staging was solely upgrades needing based on utility infrastructure requirement, “An accelerated rezoning to be committedby however other drivers including the private sector [for West Appin] could transportation; social infrastructure and for the land at West stormwater possess the capability to alter occur if demand for homes Appin to be rezoned staging sequence. For the purpose of for housing. Walker increases and the private delivering a high level utility infrastructure and the other West strategy, the implications of these drivers sector makes the necessary Appin landowners were not used to inform the staging supporting infrastructure are confident we can presented here…” commit and achieve commitments” It is also noted that the Department of the necessary Source: http://www.planning.nsw.gov.au/Plans-for-your-area/ Planning and Environment’s website for upgrades which Priority-Growth-Areas-and-Precincts/Greater-Macarthur-Priori- the Greater Macarthur Priority Growth can move the land ty-Growth-Area Area includes in the ‘background’ section release forward. that “West Appin has also been included Under Section 4.3.6 regarding housing within the proposed growth area boundary capacity in the South West District the to acknowledge its long-term capacity for draft Plan states that: “Significant capacity housing supply. Large scale land release at is also being established through the West Appin is not likely to be required in Priority Growth Areas: the short term.However, an accelerated rezoning could occur if demand for homes • Greater Macarthur Priority Growth Area increases and the private sector makes including the Glenfield to Macarthur urban the necessary supporting infrastructure renewal corridor and land release precincts commitments” (emphasis added DP&E at Menangle Park, Mount Gilead and West website, 2017). Appin Urban Investigation Area” (p100). Section 3.3 of the draft District Plan outlines Likewise Sustainability Priority 6 of the draft timeframes for the development of the Plan refers to West Appin being identified as different areas that make up the GMPGA. an urban investigation area, consistent with While Mount Gilead and Menangle Park A Plan for Growing Sydney (p 148).
We agree that West Appin can significantly contribute to housing capacity in the region, and request that the term ‘Urban Investigation Area” be removed when discussing West Appin. The DP&E map (see Figure 3) clearly shows West Appin as a ‘development precinct’ and we ask that it be referred to in the same way as other development precincts that have been identified in the GMPGA and anticipate this will also occur in the next iteration of A Plan for Growing Sydney. We request an open discussion with the Greater Sydney Commission and the Department of Planning and Environment to provide any additional information needed to bring forward West Appin as a release area for rezoning to increase housing supply and support the early delivery of local employment opportunities.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 11 5.0 5. A coordinated planning approach for West Appin
5.1 Infrastructure requirements Landowners Group’s March 2015 Business Case Report. The Department of Planning While there is currently limited utility u Heritage conservation – the precinct containsand EnvironmentThe alsoareas outlined which fallthe underWest the three categories of Known Private Proposals Infrastructure Requirements capacity, sufficient for early stages of West a number of existing heritage items and knownAppin long termsuitability services for infrastructure development in the precinct are shown There are four known private proposals in the The long term transport infrastructure needed for the Appin, augmentation or new infrastructure Aboriginal sites, some of which are located requirementsin or in in Figure its 2015 30 Land – West Use Appinand Urban Suitability precinct: precinct is included in Table 13 West Appin Long Term networks will be required. adjoin the West Appin centre. Further investigationInfrastructure Analysis – Greater Macarthur Transport Infrastructure. Yield u West Appin Study Area (including three individual Therewould are nobe identifiedrequired to physical ensure constraintsthe significance Land of Release Investigation report. The precinct has a total of 874 ha of land suitable for planning proposals) proposes up to 18,000 new A preliminary infrastructure assessment has identified to thethese amplification heritage items or augmentation and sites are ofretained. Investigationsfuture demonstrate residential that development, there are with a further 415 ha residential lots, 99,000m² of commercial GFA and infrastructure upgrades required to support the existingu Upper infrastructure Canal – the orUpper the implementation Canal, which provides no physical constraintswhich is currently or major encumberedthreshold but could possibly 372.6ha of industrial area; precinct’s growth capacity. Refer to Table 14 West of newwater infrastructure. to Sydney from Opportunity the four Upperexists Nepean issues to precludebe developed, the progression subject of to further appropriate ‘rezoning Appin Long Term Services Infrastructure. for dams,the orderly crosses provision the western of infrastructure portion of the precinct. u Brooks Point Road, Appin – proposes 340 new detailed workpathway’ to inform steps a rezoning. identified in the Greater Macarthur servicesFuture to development meet the needs in thisof West area Appin. would need to residential lots; Land Release Preliminary Strategy and Action Plan Infrastructure Funding Mechanism ensure this system is not adversely impactedCommunity upon. facilities, public transport, u Macquariedale Road, Appin – proposed 340 new Analysis and identification of the being undertaken. If strategic opportunities were Infrastructure requirements will need to be delivered water, sewer and recycled water can residential lots and through an appropriate mechanism, which could infrastructureu Poultry Cluster required – there to accommodate is a significant up cluster of pursued beyond 2036, these combined areas are be provided and funded in a business- u Appin East - proposes 750 new residential lots. take the form of a Special Infrastructure Contribution to 18,000poultry dwellings shed located and 15,000 within employmentthe precinct around anticipated to accommodate approximately 19,300 as-usual process, similar to any normal (SIC) at no cost to government or a series of planning opportunitiesthe North Appin for West centre. Appin Proposals as a whole to has develop new dwellings. greenfield development, with limited risk agreements entered into between the Minister for alreadywithin been this undertaken area would beand requiredprovided toin demonstratethe that they comply with the relevant urban suitabilityto Government. The precinct has a total of 14 ha of unencumbered Planning and the relevant proponents. processes. land suitable for future employment uses.
TableInfrastructure 2. Utility infrastructure type requirementsUpgrades for West Appin Item Description Drivers
Electrical u Upgrade of the Douglas Park Switching Station. Bus Priority New Bus Priority Corridor west of Appin u Alleviate traffic on Appin Road and serve as the Road. u Establishment of a Douglas Park Zone Substation. Corridor main north-south bus corridor. u Upgrade to the Nepean Transmission Station. Macquariedale New four land arterial road in place of u Serve as the main east-west connection through Water u The location of the Macarthur Water Filtration Plant provides the opportunity to existing local road. Includes connection the central area of Greater Macarthur. Road/Finns from Appin to Menangle Road, including full connect to water infrastructure (subject to capacity of the Filtration Plant). The existing u Provide improved access to the Hume Motorway Road Upgrade interchange with the Hume Highway and pumping station would be required to be upgraded to service the precinct. and relieve traffic loadings on parallel north-south connection with Moreton Park Road. corridors (Appin Road and Menangle Road). Sewer u A new 152kW pumping station. u Improve cross-regional connectivity between u A new 202kW pumping station. Appin and Camden. u Improve access to Douglas Park and new centre Source:Education DP&E Land Use and Infrastructure Analysis – Greateru Macarthur4 primary Land schools. Release Investigation 2015:39 to the north. u 2 high schools. Upgrade from two land arterial to four land u Provide sufficient capacity to accommodate u School for specific purpose either in this precinct or the Gilead Precinct. Appin Bypass arterial between Rosemeadow and Appin. development in northern Greater Macarthur.
A Emergencykey issue for Servicesthe servicing of theu Ambulance standbyoccur, and point. needed by Government and the High Speed Rail The HSR passenger networking, connecting u The close proximity of the preferred alignment to Greater Macarthur Priority Growthu AreaPolice stationcommunity, in West Appin. in any event. Melbourne to Brisbane through Sydney, (HSR) the West Appin centre provides an opportunity is the delivery of the subregional road Canberra and other regional centres, may New roads, upgrades and extensions to the for an additional HSR station in the centre to networkHealth (including new roads, upgradesu Regional integrated primary health care clinic in West Appin. pass through the study area. The current improve the connectivity of residents in the subregional road network would address preferred alignment for the HSR line is Wollongong region to Sydney, Canberra and and extensions) with an approximate indicated to pass through the precinct some of the current and long term issues beyond. roadCultural cost of $1.2 billion. These newu roads, Cultural facility. between the Nepean River and the affecting the network, including the need proposed Bus Priority Corridor. upgrades and extensions to the subregional u Regional park.to upgrade Appin Road and improving roadOpen network Space are necessary to support u District park.movement across Broughton Pass. Further background growth which is likely to information is outlined following. Table 13 West Appin Long Term Transport Infrastructure Table 14 West Appin Long Term Services Infrastructure
Land Use and Infrastructure Analysis – Greater Macarthur Land Release Investigation 39
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 12 5.1.1. The M9 Corridor Transport for NSW is currently investigating expand the future transport network and opportunities to expand the transport serve growth in Sydney’s West. Options network by identifying corridors and assessment is currently underway with preserving them for future transport Infrastructure Australia indicating the infrastructure, including a north - south delivery timescale as being ‘near term’ (IA motorway and freight rail corridor to Infrastructure Priority List, Sept 2016:p2).
Australian Infrastructure Plan | 37 Figure 6. Corridor for Outer Sydney Orbital road and rail/M9 The Outer Sydney Orbital corridor will Preserve corridor for Outer Sydney Orbital road extend approximately 80km between Box and rail / M9 Hill in the north and the Hume Motorway at Menangle in the south (see Figure 6). The Outer Sydney Orbital corridor would: Infrastructure Priority List classification • Connect suburbs near Box Hill in the High Priority Initiative north with Macarthur in the south Location Western Sydney, Illawarra, Central Coast • Improve motorway and freight rail connectivity and transport efficiency Problem Timescale within Western Sydney and between Near term (0-5 years) regional centres to support population Nominator and economic growth NSW Government • Provide dedicated freight rail access • Reduce the cost of delivering transport infrastructure in the future. Problem Proposed initiative Western Sydney, and areas north and south of Sydney, This initiative proposes to conduct a planning study to will need to accommodate large travel demand increases identify a preferred alignment for a multi-modal transport due to significant population and employment growth. corridor comprising a motorway, a north-south freight rail line, and where practical, passenger rail, and to preserve An additional 65,000 people are expected to live in the the preferred corridor. While we understand potential Illawarra and Central Coast, and an additional one million people in Western Sydney by 2031. The broader Western routes are still being assessed, Sydney Employment Area is expected to provide 212,000 Next Steps new jobs in the long term. we have made allowance for the Options assessment Traffic modelling undertaken in the Australian corridor, if required across our Infrastructure Audit (April 2015) indicates that in 2031 parts of the existing outer Sydney road network will land, and will work with Transport be at or above capacity, which is expected to result in for NSW around the dedication of congestion and long travel times. the corridor for the Appin-Hume In the absence of long term planning and corridor protection, future infrastructure provision would be Highway M9 Outer Orbital at cost complex and costly. benefit to government.
Source: Australian Infrastructure Plan The Infrastructure Priority List Project and Initiative Summaries, February 2016: p37
5.1.2. Appin Road vehicles per day. The Road is predominantly one lane in each direction, with some Appin Road is a major arterial road used for sections of two lanes providing overtaking the transportation of freight from the coast opportunities and it extends across the at Port Kembla to south western Sydney via local government areas of Campbelltown the town of Appin and passes through the City Council, Wollondilly Shire Council and Wollongong, Wollondilly and Campbelltown Wollongong City Council. According to Local government Areas. It is sometimes Transport for NSW, 23 people died in 22 used as an alternative route to Picton Road serious crashes on the arterial road from and has an average use of over 10,000 2000 to 2015.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 13 The government announced $306.8 million of road on housing affordability for Western Sydney families” and rail infrastructure commitments in NSW during the and the Greater Macarthur land release “will provide 2016 election. Included in those commitments was $50 opportunities for up to 35,000 new homes at more million towards targeted works between Rosemeadow affordable prices relative to other new release areas and Appin on Appin Road to improve road safety. The in Sydney. But these homes cannot be built without RMS has been undertaking preliminary work to help investment in critical services and infrastructure.” inform any future upgrades which may include road “We owe it to the nation to ensure we unlock the widening and new overtaking lanes. ideas, innovation and energy of the West.” (https:// malcolmturnbull.com.au/media/appin-works-to- It is noted that the Prime Minister, when announcing improve-safety-and-unlock-housing-supply). the $50 million commitment to improve the safety of Appin Road in May last year, also indicated that the Due to safety concerns both the Council and upgrades would enable capacity increases and unlock community expects there to be a full upgrade of affordable housing. He stated that“ the upgrade of Appin Road as a key upgrade priority, and Walker will Appin Rd will help fast-track the development of contribute their proportion to enable this to occur. thousands of new homes, putting downward pressure
Figure 7. Economies of scale undertaking development acrossGROWTH the CENTRE whole VISION corridor
MS6.0
MS2.1
MS2.2
North-south Transit Way
Appin Road
MS2.3
Potential M9 Corridor MS2.4 MS2.5
In terms of major roads infrastructure costs, developing needed to support the extension of the Metro Rail line West Appin in isolation from Mt Gilead and Wilton adds south to Wilton and the link between Macarthur via the less than $1,000 per lot if developed together with South West Rail to the future Western Sydney Airport. Wilton or Wilton and Mt Gilead (Greater Macarthur Land This new infrastructure will improve connections Release Investigation Review Of Strategic Transport between Macarthur/Campbelltown CBD and adjoining Plan; B G & E 19 Nov 2015). The early release of West markets in the Illawarra and Western Sydney reinforcing Appin can also assist in delivering the population its long term role as a Regional City.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 14 5.0
u Heritage conservation – the precinct contains The areas which fall under the three categories of Known Private Proposals Infrastructure Requirements a number of existing heritage items and known suitability for development in the precinct are shown There are four known private proposals in the The long term transport infrastructure needed for the Aboriginal sites, some of which are located in or in Figure 30 – West Appin Urban Suitability precinct: precinct is included in Table 13 West Appin Long Term adjoin the West Appin centre. Further investigation Transport Infrastructure. would be required to ensure the significance of Yield u West Appin Study Area (including three individual these heritage items and sites are retained. The precinct has a total of 874 ha of land suitable for planning proposals) proposes up to 18,000 new A preliminary infrastructure assessment has identified future residential development, with a further 415 ha residential lots, 99,000m² of commercial GFA and infrastructure upgrades required to support the u Upper Canal – the Upper Canal, which provides which is currently encumbered but could possibly 372.6ha of industrial area; precinct’s growth capacity. Refer to Table 14 West water to Sydney from the four Upper Nepean be developed, subject to appropriate ‘rezoning Appin Long Term Services Infrastructure. dams, crosses the western portion of the precinct. u Brooks Point Road, Appin – proposes 340 new 5.1.3. North – South Transit Way 5.1.4. Social Infrastructurepathway’ steps identified in the Greater Macarthur Future development in this area would need to residential lots; Land Release Preliminary Strategy and Action Plan Infrastructure Funding Mechanism Expandingensure thethis Macarthur system is notgrowth adversely corridor impacted Reflecting upon. the current nature of the u Macquariedale Road, Appin – proposed 340 new being undertaken. If strategic opportunities were Infrastructure requirements will need to be delivered south to Gilead and West Appin will require area, there is little social infrastructure residential lots and u Poultry Cluster – there is a significant cluster of through an appropriate mechanism, which could a co-ordinated transit way linking these i.e. hospitals, communitypursued beyond health centre, 2036, these combined areas are poultry shed located within the precinct around u Appin East - proposes 750 new residential lots. take the form of a Special Infrastructure Contribution new communities back to the Macarthur and schools, inanticipated and around Westto accommodate Appin, approximately 19,300 the North Appin centre. Proposals to develop (SIC) at no cost to government or a series of planning Regional CBD. The Transit way is outlined in which presentsnew both dwellings. a challenge and a real within this area would be required to demonstrate agreements entered into between the Minister for Figure 7 and can be delivered as part of this opportunity to improve regional facilities due that they comply with the relevant urban suitability The precinct has a total of 14 ha of unencumbered Planning and the relevant proponents. urban release under an Alliance between to the critical mass of the future population processes. land suitable for future employment uses. government, Council and the Proponents for the Priority Area collectively. including Walker. New facilities and services have been UltimatelyInfrastructure the Transit way type should linkUpgrades to identified to meet the needs of West Appin, Item Description Drivers Wilton and join an eventual electrified rail and Walker is committed to ensuring these serviceElectrical from Wilton back to the Macarthuru Upgrade ofare the in Douglas place as Park and Switching when required Station. with sites Bus Priority New Bus Priority Corridor west of Appin u Alleviate traffic on Appin Road and serve as the Road. Regional CBD completing the publicu Establishmentidentified of a Douglas up-front Park in Zone the Substation.planning process. Corridor main north-south bus corridor. transport infrastructure for the southernu Upgrade to the Nepean Transmission Station. region of the Macarthur Growth Area. Macquariedale New four land arterial road in place of u Serve as the main east-west connection through Water u The location of the Macarthur Water Filtration Plant provides the opportunity to existing local road. Includes connection the central area of Greater Macarthur. Road/Finns from Appin to Menangle Road, including full connect to water infrastructure (subject to capacity of the Filtration Plant). The existing u Provide improved access to the Hume Motorway Road Upgrade interchange with the Hume Highway and pumping station would be required to be upgraded to service the precinct. and relieve traffic loadings on parallel north-south connection with Moreton Park Road. corridors (Appin Road and Menangle Road). Sewer u A new 152kW pumping station. u Improve cross-regional connectivity between Table 3. Social Infrastructure requirementsu A new 202kW for West pumping Appin station. Appin and Camden. u Improve access to Douglas Park and new centre Education u 4 primary schools. to the north. u 2 high schools. Upgrade from two land arterial to four land u Provide sufficient capacity to accommodate u School for specific purpose either in this precinct or the Gilead Precinct. Appin Bypass arterial between Rosemeadow and Appin. development in northern Greater Macarthur.
Emergency Services u Ambulance standby point. High Speed Rail The HSR passenger networking, connecting u The close proximity of the preferred alignment to u Police station in West Appin. Melbourne to Brisbane through Sydney, (HSR) the West Appin centre provides an opportunity Canberra and other regional centres, may for an additional HSR station in the centre to Health u Regional integrated primary health care clinic in West Appin. pass through the study area. The current improve the connectivity of residents in the preferred alignment for the HSR line is Wollongong region to Sydney, Canberra and indicated to pass through the precinct beyond. Cultural u Cultural facility. between the Nepean River and the proposed Bus Priority Corridor. Open Space u Regional park. u District park.
West Appin Long Term Transport Infrastructure West Appin Long Term Services Infrastructure Source:Table DP&E 13 Land Use and Infrastructure Analysis – Greater Macarthur Land Release Investigation 2015:39 Table 14
Land Use and Infrastructure Analysis – Greater Macarthur Land Release Investigation 39 We have given careful consideration to the For example we suggest the staged release potential staging of development in the of urban land along Appin Road could fund GMPGA to deliver the infrastructure needed and/or build the duplication needed to in a timely and managed way. improve safety on Appin Road (see Figure 8) sooner than this could be achieved from government funding alone.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 15 Figure 8. Potential staging of development in West Appin to deliver infrastructure
POTENTIAL STAGING OF DEVELOPMENT LENDLEASE NC TO DELIVER INFRASTRUCTURE PS
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PS NC NOT FOCUSED ON DEVELOPMENT - APPIN MOTORCYCLE PARK
A P P I N / FRAGMENTED H U OWNERSHIPS M E M PS 9 E X NC T E N NC S I PS O N
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5.2. Sustainability
5.2.1. Metropolitan Rural Area in areas like Wollondilly and Camden that includes transitional land between urban and The draft Plan contains a range of priorities rural areas and that urban development in and actions for sustainability. We note that the area is discouraged (p127). Sustainability West Appin is currently identified as being Priority 6: ‘Discourage urban development located within the Metropolitan Rural Area in the Metropolitan Rural Area’, notes that within the draft District Plan (see Figure 10). planning proposals to rezone land that is RU A Plan for Growing Sydney adopted the or E should not be supported unless these term Metropolitan Rural Area to describe are in areas identified in a regional plan or the non-urban areas at the periphery of a district plan as urban investigation areas Greater Sydney. (p148). As we have already identified, the The draft Plan states that the aim of the draft Plan goes on to note that in the South designation is in part to protect rural land West District West Appin has been identified as an urban investigation area.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 16 Now that West Appin is being supported this will also assist infrastructure agencies, by the State Government for formal developers and the community of intended inclusion in the Greater Macarthur Priority future urban planning outcomes for the Growth Area for urban development, it is area. It is our view that a masterplanned recommended that West Appin be taken coordinated approach to urban development out of the Metropolitan Rural Area to of West Appin in conjunction with the provide greater certainty for existing rural other release areas within the GMPGA land owners. Some of these landowners would result in far superior on-the-ground have lived through the fear of compulsory outcomes that could be achieved through acquisition by the former Macarthur the consideration of individual planning Development Board, declining viability of proposals to rezone land as is currently farm production caused by the removal of prescribed in the draft Plan. the dairy quota system, the rising value of The map on page 2 of the draft Plan should the land and the uncertainty associated with also ensure that all priority growth area land being in a deferred growth area. As well as is depicted in the same way. providing greater certainty for land owners
Considering this, we request that the draft District Plan no longer identifies West Appin as being subject to the priorities and actions relating to the Metropolitan Rural Area, and that Sustainability Priority 6 and relevant maps be amended accordingly.
5.2.2. The Green Grid A Plan for Growing Sydney identifies the Walker is committed to Sustainability Priority opportunity to create Sydney’s Green Grid, 4 in terms of the West Appin development and noted that delivering a city-wide Green contributing to the South West District Grid would promote a healthier urban Green Grid linking existing biodiversity environment, improve community access to rich areas along the Georges and Nepean recreation and exercise, encourage social Rivers, the Nepean Conservation Area and interaction, support walking and cycling Dharawal National Park, by the creation connections and improve the resilience of of conservation corridors following creek Greater Sydney. systems such as Ousedale Creek, Allens Creek, Cataract River, Mallaty Creek and The draft Plan builds on the concept of Nepean Creek and by including existing Greater Sydney’s Green Grid highlighting protected areas at Beulah and Noorumba that by planning for open space as a Green reserve – see Figure 9. Grid there are more opportunities to provide amenity; activity and accessibility.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 17 Figure 9. Contributing to the regions Green Grid
This would maximise opportunities for at Wedderburn as well as help achieve a achieving the Cumberland Plain Woodland significant element of the proposed Green recovery plan as well as expanding Grid and provide a combined ecological and connected habitat for the Koala populations recreational resource on the ground.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 18 5.3. Liveability
5.3.1. Housing supply and affordability Many arguments are put forward about how to enable a more affordable housing product in the Sydney region, and around 142 the relative roles of demand and supply factors both currently and in the long term. While in the midst of a housing boom, demand factors will be prominent, most of these – population growth, income growth and interest rates, are factors which are outside the control of planners and the State and local Government (MacroPlanDimasi, 2017:10). Markets which are supply constrained tend to be more volatile as evidenced in the comparison between Sydney and Melbourne land prices in the current cycle (Figures 11 and 12), which is why for Sydney supply remains a key solution. The contribution of supply constraints to decreasing housing affordability costs has been addressed by governments in Australia and internationally, and the role of planning systems has been consistently raised as an issue (MacroPlanDimasi, 2017:5). One of the ways supply has been constrained Figure 5-3: South West District Green Grid is through urban release and priority
Strategic Centre Waterways Highway growth area boundaries which limit new
District Centre National and State Parks Priority Projects development to specific areas and forces Projects Important to District Boundary Railway District housing developers to compete for scarce Green Grid Opportunities Metropolitan Urban Area Railway Station (Major) space within the identified boundaries – the Green Grid Opportunities Metropolitan Rural Area Motorway (Other) degree of scarcity also being a function SOUTH WEST DISTRICT WEST SOUTH
Source: Greater Sydney Commission 2016 of government discretion to expand the release areas or identify new ones (MacroPlanDimasi, 2017:6). Figure 10. Map of the South West District Green Grid showing the Metropolitan Rural Area Metropolitan Sydney is experiencing the worst symptoms of supply constraints (MacroPlanDimasi, 2017:8), with housing in local government areas in southwest Sydney being 50% (or $210,000) higher than housing in the west-northwest local government areas of Melbourne (see Figures 11 and 12).
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 19
Figure 7 Capital City Median Prices vs Population at 2015: The Sydney Premium
Annual median prices, $’000, 2015‐16 prices 1200 Actual prices 1000 Imputed pricess 800
600
400
200 Regression: Price = $385k + 51.6*Population + Sydney Dummy R2 = 97.6%; Sydney ddummy = $283k 0 0 1 2 3 4 5 6 Sources: Stapledon (2016) and Maacroplan
FigureFigure 11. 158 Ratio WestRa oft Sydneyio- NWof Syd Outerandney Melbourne andMelbourne Melbourn House Land Pricese House and by House Region Prices Prices 1985-2016 by R e1985gion- 20161985 ‐ 2016
Annual median prices, $’000, 2015-16 prices 600 Average Ratio for LGAs in Regions 600 3 3 West-NW Outer Melbourne Land Prices 500 500 West-NW Outer Melbourne House Prices 400 400 2 2 300 300
200 200 1 Innerr LGAs 1 100 Middle LGAs 100 All Sydney/Melbourne LGAs 0 Outer (excluding High Outer LGAs) 0 01985 1990 1995 2000 2005 2010 2015 0 19851990 1995 2000 2005 2010 2015 Sources: Stapledon (2016), Vic VG, Corelogic and Macroplan
Sources: Stapledon (2016), Vic VG and Macroplan
Figure Figure 12.16 SW SydneySW Sydney vs West vs NW West Outer-NW Melbourne Outer Melbourne House Prices House 1985-2016 Prices 1985-2016
Annual median prices, $’000, 2015-16 prices 800 800 700 SW Sydney House Prices 700 600 600 West-NW Outer Melbourne House Prices 500 500 400 400 Page | 11 300 300 200 200 100 100 0 0 1985 1990 1995 2000 2005 2010 2015 Sources: Stapledon (2016), Vic VG, Corelogic and Macroplan
Walker supports DP&E and the GSC in promoting and facilitating affordable housing, but notes that this will not help minimise the cost of land/housing in the market which
would help ease pressure on affordable housing contributing to the achievement of that objective. We recommend that the draft Plan also include an Action to work with all levels of government and private industry with the objective of promoting diversity of lot sizes and reviewing fees and charges in the Sydney Metropolitan area.
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SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 20 Enabling more housing supply will help implemented through Voluntary Planning inject more competition into the market Agreements. Areas without fragmented and more competition between sellers ownership have the ability to be market of land and between developers will put ready well in advance of other growth areas downward pressure on prices, increasing with substantial fragmented ownership (see housing supply, relieving pressure on Figure 13). Larger contiguous land holdings housing affordability and potentially in consolidated ownership enables land to increasing diversity. be supplied to the market quicker, where fragmented ownership has resulted in no Consideration should be given to providing or limited supply in areas across south west local government with financial incentives growth sector for many years. It also makes to align their goals with the objective of West Appin an attractive proposition for the minimising the cost of housing. construction of strategic road infrastructure The identification of large consolidated when factoring in the true scope of works holdings could also provide opportunities for associated with the precinct and the greater innovative affordable housing schemes to benefits that could be offered to the wider be incorporated into future master plans and Priority Area through its early release.
Figure 13. Fragmented landholdings in the South West Growth Centre
INDICATIVEDIAGRAM LANDHOLDINGS ONE MAPLAND SW OWNERSHIP GROWTH CENTRE IN THE SW GROWTH CENTRE WESTERN SYDNEY PARKLANDS
BORAL
CITIWEST DEVELOPMENTS
GOVT.
LEPPINGTON TOWN CENTRE BORAL
MACARTHUR DEVT VITTOCCO CAMERON BRAE GOVERNMENT OTHERS
STOCKLAND LOPRESTI
PISCIVNERI PERICH CAMERON BRAE South West Growth JENNINGS MACINTOSH Centre boundary TRIBECCA HOMES 250 small lots to be amalgamated to create
SEKASUI the Leppington Town Centre 4,204 owners of small lots must be PERICH VITTOCCO co-ordinated to allow OTHERS development of the Growth Centre Only a few large holdings are included in the Growth Centre Town Centre should be located on large government land holding
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 21 Walker believes it may be able to deliver West Appin area would turbo charge the between 10 and 15% of house and land delivery of infrastructure such as the packages for less than $500,000 in West Appin Road upgrade and public transport Appin. improving accessibility to Campbelltown- Macarthur Regional City. The combined While this will ultimately depend upon the 35,000 dwellings would provide attractive level of state and local infrastructure levies it economies of scale for the provision of is clear that lower base land values in south private infrastructure. west Sydney outside the existing growth centre boundaries provide significant The early release of land at West Appin opportunities for affordable housing. will enable more development increasing housing supply and competition and A master planned community combining relieving pressure on housing affordability. Menangle/Mount Gilead and the broader
Table 4. Dwelling and population proposed for West Appin (Walker development)
2021 2026 2031 2036 2041 2046 Dwellings 400 2,400 4,400 6,400 8,400 9,000 Population 1,100 6,600 12,100 17,600 23,100 24,750
Source: MacroPlanDimasi Smart Jobs March 2017: pi
5.4. Productivity
5.4.1. Job creation • The area comes within the Western Sydney City Deal and the MOU between The Campbelltown/Macarthur area is a the Australian and NSW Governments to critical gateway of national importance on introduce a Smart Cities Plan and focus Australia’s most important freight route investment in jobs. connecting to: • By implementing a smart jobs strategy • the Sydney metropolitan area and CBD and using the demonstrated multiplier to the northeast benefits of tradeable jobs, West Appin • the Western Sydney Priority Growth could generate approximately 9,191 Area and future Airport to the northwest local jobs. • Canberra and Melbourne via road and The employment growth assumptions that rail transport links to the southwest underpin the GMPGA assume that initial job • Port Kembla and Wollongong to the growth will be population-driven and that southeast. the strategic employment will “likely” follow. • The M9 orbital will provide an additional Just how the Campbelltown Centre will stimulus for economic development be able to grow when large parts of its providing a critical transport link population catchment (such as West Appin) creating an ‘interaction’ with the Hume are artificially constrained from developing Highway of national significance. until after 2036 does not appear to have been taken into account. • Macarthur’s existing unique economic advantages include mining, energy, transport connectivity and tourism.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 22 The Walker Corporation West Appin • Australia’s most important freight development could potentially support highway – the Hume- connecting to 9,000 new dwellings over the long term and Canberra and Melbourne to the Sydney a population of 24,750 people (see Table Metropolitan Region. 4). This development will add around $585 • Australia’s biggest port (Port Kembla) million in annual household expenditure which is currently Australia’s largest (not including housing costs), which will vehicle import hub and this is likely mostly be spent within the Macarthur to increase as the Australian vehicle region on goods and services. These will manufacturing industry winds down in include a range of higher-level demands for 2017. health care and education and recreation expenditure. This is a fundamental • The future Western Sydney Airport and element to ensuring a viable city centre at Priority Growth Area. Campbelltown (MacroPlan Dimasi, 2017 • Future M9 ring road to ultimately link pii). Some research has indicated that West Port Kembla directly through to the Appin may be a location for smart jobs, or Western Sydney Airport. particular types of industries, which needs further testing and investigation. • The world’s only large-scale C-ITS (Cooperative Intelligent Transport Smart job opportunities Imitative) testbed dedicated to heavy Research from the Reserve Bank shows that vehicles, run by Transport for NSW and employment growth is driven by those jobs Data61 (an offshoot of CSIRO). that are becoming ’smarter’ in some way Clean businesses as competition drives innovation and the need for increased productivity creates an Manufacturing support including research increased level of intellectual property. and development is a particularly important opportunity given the significance of The information technology, retail trade manufacturing across the region and the online, health care and social assistance threat by jobs losses to the sector. The industries are expected to make the largest smart jobs component of manufacturing contribution to smart jobs numbers in the (non-routine/cognitive jobs) is the only area. The other two industries to make component of manufacturing employment significant contributions to growth in smart that is growing. jobs are professional, scientific and technical service and education and training. Potential industries that can locate in the area include:
• Campbelltown needs to grow its • Support services for manufacturing catchment (people, workers and sectors including training, administration expenditure) in order to achieve its full and research. city centre status. • Hubs for the delivery of services to • The accelerated urban development of the community (including health care the Greater Macarthur area is therefore services to enable ageing in place). a fundamental step in achieving the These typically need access to the Campbelltown vision. regional road network and are not suitable in the main city centres. • Development of smart jobs (tradeable employment) as a priority means • Services to the automotive, freight that Appin/West Appin can exceed and logistics sectors including finance, the established target of 1 job per 1 insurance, administrative support, household. communications, IT, etc. • Professional services that need access Automotive Precinct to the regional road network (i.e. West Appin is ideally located to service the engineering and building company existing and future automotive needs of headquarters, and property valuers). Sydney as it is located at the nexus of:
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 23 West Appin Jobs Growth Campbelltown needs to grow its catchment This will better leverage existing health, (people, workers and expenditure) in education and retail jobs (Western Sydney order to achieve its full ‘city centre’ status. University, Campbelltown Hospital, The accelerated urban development of Campbelltown TAFE, Macarthur Square the Greater Macarthur area is therefore regional shopping centre) as well as a fundamental step in achieving the encouraging the expansion of these proven Campbelltown vision. employment generators. The West Appin development will help It is clear that the early release of West deliver the Plan for Growing Sydney’s policy Appin will sponsor major employment of “jobs closer to home” by expanding outcomes with the type and number of local population within 30 minutes of the jobs anticipated to reach over 9,000 by Macarthur/Campbelltown CBD. 2046 (see Table 5).
Table 5. West Appin Local Jobs Contribution
Local Jobs 2021 2026 2031 2036 2041 2046
Infrastructure jobs 338 785 2,266 1,567 988 357
Predominantly population 341 1,044 2,131 3,345 4,501 5,308 driven jobs
Tradeable (external jobs) 399 964 1,840 2,730 3,286 3,526
TOTAL (employed residents 1,077 2,793 5,237 7,640 8,774 9,191 working locally)
Source: MacroPlanDimasi Smart Jobs March 2017: pi
The draft Plan states that the GMPGA will focus on the Campbelltown-Macarthur strategic centre (p38). It continues that the GMPGA includes new land release areas of Menangle Park, Mount Gilead and a new town at Wilton. We would like West Appin to be included in this paragraph to make it clear it is also part of the growth area to be redeveloped. New large master planned release areas with consolidated land holdings such as West Appin, have the capacity to provide test cases for innovative smart jobs attractors such as the autonomous vehicle industry and clean business parks. It is recommended that the draft District Plan include this focus to align with the City Deal and ensure opportunities are pursued.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 24 6. Shaping West Appin
6.1. Coordinated Governance The West Appin Landowners are able to fund The DP&E has indicated that they will the development of West Appin, and we work closely with Council and government suggest a formal development alliance be agencies to coordinate the infrastructure established to ensure confidence around its required to support land use planning early release for urban development in the throughout the proposed Greater Macarthur coordination of planning and investment and Priory Growth Area. Future planning will as a vehicle for pursuing regional economic include more detailed analysis to assess objectives through an integrative approach indicative costs, delivery timeframes and to urban management. suitable infrastructure funding arrangements to support future development.
6.2. Establishment of a Development enable the early release of West Appin with Alliance or Authority a clear infrastructure model fully costed with benchmarking against a range of criteria. A collaborative partnerships featuring intergovernmental and public-private sector It is proposed that the Alliance be guided by cooperation to progress the planning and the principles of coordination, innovation, development of West Appin is proposed in investment, and monitoring and evaluation order to establish an urban development with the key strategic initiatives that will compact and provide coordinated frame set actions which are anticipated to leadership. An initial five year term is include infrastructure provision, affordable recommended with the focus being to agree housing, job creation and liveability. on strategic programs of targeted actions to
6.3. Private Infrastructure Model as part of a future broader infrastructure funding strategy for the Greater Macarthur The West Appin proponents propose to fund Priority Growth Area, including West Appin the infrastructure required to support the through a State Infrastructure Contribution development of West Appin, and to fund the (SIC) per developable hectare. proportional costs of the impact of West Appin development on infrastructure needs Including West Appin in the Special in the wider area. Infrastructure Contribution scheme will provide a broader base and appropriate While the proponents of development at nexus associated with the costs of growth West Appin can fund the required road across a wider area. This will mean greater infrastructure for the West Appin area, it opportunities for funding key infrastructure is considered that the road costs could be items such as the duplication of Appin resolved more efficiently (for example as Road and the building of the Spring Farm many areas will use Appin Road upgrade) Connector, for the region.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 25 A Section 94 Plan or enter a Voluntary The proposed approximate state Planning Agreement will be established with infrastructure costs for West Appin Council for local infrastructure items. are in the table below.
Table 6. West Appin infrastructure costs
Infrastructure item Proposed cost
Roads $383,554,927
Public transport $14,000,000
Education $33,750,000
Health and emergency services $4,608,000
Sub-total $435,912,927
Water, recycled and waste water $372,000,000
Total $807,912,927
Infrastructure costs for West Appin have Having this broad cost on a nexus basis been estimated to be $800 million, and if and paid as a state infrastructure costs purely divided by 18,000 lots then a cost per (SIC) over time by land owners/developers dwelling would be in the order of $44,900/ provides a cost effective solution to privately lot. This cost is not prohibitive, and can funding the growth area with no additional be further reduced if the broader area is cost to government. planned holistically and efficiencies gained in the costing and staging.
The draft District Plan could beamended to further develop and inform the funding model for the GMPGA.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 26 7. Recommendations
West Appin is a strategic planning growth West Appin, confirming it can be market area. This submission demonstrates that ready well before other release areas in it can and should be brought forward for fragmented ownership. urban development in keeping with the Below is a summary of our key comments government’s focus on housing supply and proposed amendments to the draft and affordability, local job creation and South West District Plan, to enable the supporting infrastructure, with Walker’s post 2036 timeframe for the development commitment to the provision of the of West Appin to be removed, in keeping necessary infrastructure at no additional with the Department of Planning and cost to government. Environment’s statement that an accelerated To do so in a way that ensures a successful rezoning for West Appin could occur if there outcome, we propose that coordinated was demonstrated demand and where masterplanning occurs for the entire Priority the private sectors makes the necessary Growth Area and that a development supporting infrastructure commitments, alliance is established to specifically guide which we are proposing to undertake.
Table 7. Summary of responses and proposed amendments
Sections, Priority or Action Draft District Plan Responses & Requested Amendments
Implementation
IM1: Align land use planning and Walker supports the preparation of an Annual Infrastructure infrastructure planning Priority List being formulated with Infrastructure NSW to provide clarity around timeframes and funding, and anticipate this will be publically available. We request that the private sector be involved in discussions and analysis around regulation and market interventions for value sharing mechanisms. The draft District Plan should be amended to include an action to further develop and inform the funding model for the GMPGA.
Productivity
Section 3 A Productive City The draft Plan states that the GMPGA will focus on the Campbelltown-Macarthur strategic centre (p38). It continues P38 Greater Macarthur Priority Growth that the GMPGA includes new land release areas of Menangle Area Park, Mount Gilead and a new town at Wilton. We would like West Appin to be included in this paragraph to make it clear it is also part of the growth area to be redeveloped.
P1: Establish the Western Sydney Walker offers its services to government in any discussions City Deal about facilitating growth and how the private and public sector can work together to ensure this occurs in a way that supports the Western Sydney Deal’s areas of focus.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 27 Section 3.3 p47 Integrated land Include West Appin as being suitable for urban development use and transport planning to drive with the timing based on infrastructure provision, rather than economic activity referring to it as an urban investigation area identified as having urban development potential for the long term when needed.
P2: Develop and implement an economic The economic development strategy should look at how the development strategy for the Western broad economic benefits of the Western Sydney Airport can flow City to the wider Western City area including the GMPGA and how innovative employment sectors can establish at West Appin to support the broader Western City.
P6: Identify transport improvements While we understand potential routes are still being assessed, we which deliver east west and north are open to dedicating the corridor for the Appin-Hume Highway south connectivity M9 Outer Orbital and the north-south Transit way to Macarthur/ Campbelltown CBD, at a cost benefit to government. We are also prepared to help fund an Appin Road upgrade, including Appin bypass to service Mount Gilead and improve connectivity with the Illawarra.
P9: Develop a threshold for greenfield Walker supports the timely delivery of transport links and numbers based on transport provision ensuring these are sequenced and coordinated with housing deliver. We request that the NSW Government work with private developers to identify new transport connection requirements and the appropriate staging of development. Imposing strict threshold numbers might have perverse outcomes, stalling local investment where other solutions such as improved public transport could assist.
P11: Develop specific guidelines to inform Walker welcomes the opportunity to assist in the guideline the planning of new communities in land development having successfully delivered land releases in New release areas integrated land use and South Wales, Queensland, Victoria and South Australia. transport planning including local jobs growth and housing diversity
P14: Support the development and This section notes that Campbelltown-Macarthur has the delivery for the Campbelltown- potential to be a strategic centre, if supported by the early Macarthur strategic centre of a CBD provision of housing in the GMPGA. The vision for the future transformation plan of seven railway precincts are included in section 3.5.2, and it is proposed that West Appin be specifically mentioned as an area Section 3.5.2 p59 for consideration for early release to help support this action.
Action P19: Identify and plan for efficient We support the Outer Sydney Orbital corridor preservation movement of freight to, from and and are willing to assist with land dedication dependant on within the District, with least impact on the preferred route, representing a significant cost saving residents’ amenity to Government. We are comfortable with the Plan including our intent.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 28 Add a new Action New large master planned release areas with consolidated land holdings such as West Appin, have the capacity to provide Plan for and facilitate the attraction of test cases for innovative smart jobs attractors such as the new smart jobs in West Appin autonomous vehicle industry and clean business parks. It is recommended that the draft District Plan be amended to include this focus to align with the City Deal and ensure opportunities are pursued, similar to Action P18 for Wilton New Town.
Add a new Action The NSW Government has identified opportunities for new jobs, homes and services in the south-west subregion with immediate Action PX: Coordinate land use and opportunities for up to 35,000 homes in Menangle Park and infrastructure planning for the Greater Mount Gilead and in a new town at Wilton. To ensure additional Macarthur Priority Growth new land housing, smart jobs and infrastructure can also be delivered release areas of Menangle Park, Mount through development at West Appin in the same timeframe to Gilead and West Appin. maximise opportunities and minimise retrofitting, an Alliance of landowners, Federal and State Government departments and agencies, local councils and businesses will be formed to collaborate on: • creating opportunities and supporting innovation for solutions to the key challenges of growth including partnership arrangements; • an integrated land use and transport vision; • a prioritised infrastructure plan; • affordable housing outcomes; • facilitating new jobs; • high quality urban design principles; • ecologically sustainable development (ESD) outcomes; and • encouraging new investment.
Liveability
Section 4.3.2 Understanding the Greater The draft Plan states that providing supply in one market demand Sydney housing market and demand p95 area in Greater Sydney may not satisfy demand in another and that understanding need and capacity by individual housing markets will better provide for peoples preferred housing choices. In the South West District one of the identified markets is the proposed GMPGA. Walker has commissioned research by MacroPlanDimasi to investigate supply and housing affordability in Southwest Sydney. This investigation concludes that increasing supply will have a significant impact on affordability.
We recommend amending the Plan to include: Investigate a new affordable housing model for the Greater Macarthur Priority Growth Area in conjunction with the West Appin Development Alliance.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 29 L2 Identify the opportunities to create The draft Plan states that there is a need to accelerate housing the capacity to deliver 20 year strategic supply across Greater Sydney to accommodate new housing housing supply targets growth while also responding to housing affordability, and that land release areas offer significant medium and long-term capacity in Greater Sydney’s north west and south west (p99). The early release of West Appin will significantly contribute the strategic supply targets and can self-fund the necessary infrastructure requirements to ensure a well-designed liveable outcome is achieved. We have consolidated land holdings with the ability to provide significant housing supply over a relatively short period, unlike other areas of highly fragmented land. The removal of any impediments to early release of West Appin should therefore be removed from the Plan.
L3 Councils to increase housing capacity Wollondilly LGA is tasked with continuing to progress work on across the District the GMPGA in partnership with Campbelltown Council and the DP&E. We would welcome the opportunity to create an Alliance 4.3.6 Create housing capacity in the to demonstrate our commitment to delivering a good outcome South West District for the Council, State Government and future communities in West Appin, as a vehicle for pursuing regional housing and economic objectives in a collaborative and innovative way. See the proposed new action for further details.
4.4.3 The Affordable Housing Challenge Walker is a strong advocate for affordable housing and is committed to providing a quality housing product at a Liveability Priority 3: Implement the ~$500,000 purchase price in its West Appin development. Affordable Rental Housing Target We will offer a range of dwelling typologies and are open to Action L7: Provide guidance on showcasing innovative affordable housing and product diversity Affordable Rental Housing Targets solutions as a pilot for other release areas. Liveability Priority 4: Increase social Walker supports DP&E and the GSC in promoting and facilitating housing provision affordable housing, but notes that this will not help minimise the cost of land/housing in the market which would help ease pressure on affordable housing contributing to the achievement of that objective. We recommend that the draft Plan also include an Action to work with all levels of government and private industry with the objective of promoting diversity of lot sizes and reviewing fees and charges in the Sydney Metropolitan area.
L11: Provide design-led planning to Walker is suggesting an Alliance is formed to help guide the support high quality urban design development of West Appin and that master planning occurs to demonstrate the quality of the overall design utilising the Government Architect’s offices seven better placed principles.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 30 4.7 Foster cohesive communities in the The planning and release of land in the GMPGA in a coordinated South West District manner with the planning and development of West Appin occurring in conjunction with other areas is promoted as a way to ensure cohesive communities are fostered in the region. For this reason we recommend the timeframe for the development of West Appin be removed wherever mentioned in the draft Plan.
4.8 Respond to people’s need for services We agree that new areas need all the components that make – developing complete communities them great places to live, including access to a full range of services. Walker is committed to the delivery of facilities and services required to service the future population of West Appin and we are happy to work with other landowners, Council, the GSC, DP&E and other government agencies and the private sector to achieve this aim.
Sustainability
SP 4: Align strategic planning to the We welcome the opportunity to help implement Sydney’s Green vision for the Green Grid Grid on the ground through the development of West Appin and can apply dual use principles for open space and recreation SP 5: Protect, enhance and extend the facilities and include design principles to enhance the urban urban canopy landscape and reduce the urban heat island effect. SP 10: Mitigate the urban heat island effect and AS15
Mapping & 5.7 Managing the Metropolitan Clarify West Appin as future urban land, not Metropolitan Rural Rural Area Land on mapping on Page 2 of the draft Plan and subsequent text and mapping. This will ensure that Sustainability Priorities SP 6: Discourage urban development in 6, 7 & 8 do not apply. The suitability of the land for urban the Metropolitan Rural Area development has been determined and it should be identified as a development precinct in line with other land within SP 7: Consider environmental, social and the GMPGA. economic values when planning for the Metropolitan Rural Area SP 8: Provide for rural residential development while protecting the values of the Metropolitan Rural Area
4.8.7 Support planning for health facilities Walker notes that health facilities and services will need to be and services provided to cater for the future population of West Appin and fully supports this priority.
In conclusion Walker Corporation provision of transport infrastructure, commends the early release of West Appin creating jobs, and addressing declining in conjunction with the remainder of the affordability through early on the ground GMPGA because it provides a long term supply of housing with supporting services coordinated approach for land release that and facilities. We request the draft District creates opportunities for finding solutions Plan be amended to ensure there is no to the key challenges of growth – early impediment to this occurring.
SUBMISSION TO THE DRAFT SOUTH WEST DISTRICT PLAN • WALKER CORPORATION 31