Studies of Local Development Projects in Cabramatta Lessons for Renewing and Consolidating West Central Sydney
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UNIVERSITY OF NEW SOUTH WALES – FACULTY OF THE BUILT ENVIRONMENT Studies of Local Development Projects in Cabramatta Lessons for Renewing and Consolidating West Central Sydney THESIS PROJECT 2009 (PLAN 4132) SANG HUNG TAING (GAVEN) Z3160011 23 OCTOBER 2009 Prepared by Sang Hung Taing (Gaven) Bachelor of Planning degree, Faculty of the Built Environment University of New South Wales A SPECIAL NOTE FROM OUR SPONSORS... This thesis is proudly brought to you by Lipton Tea, makers of the finest quality tea that can keep any student going and going and going and going and going and going…. ABSTRACT Current circumstances relating to urban renewal and consolidation in the West Central subregion of Sydney and in particular the suburb of Cabramatta can be likened to a stalemate in a game of chess. As the New South Wales Government plans to increase and renew housing in the form of higher density development, the majority of the existing community living within these areas need, amongst other things, better outcomes in terms of development improvements, design quality and more affordable housing options. From the perspective of developers, there are too many risks for too little returns, starting from project inception to delivery. There is a very real prospect of large scale displacement and greater housing stress, with significant social and political repercussions. Urban renewal in the form of consolidation must be rethought and remodeled through improved policy and specialised development initiatives. The primary aim of this thesis is to examine and distil broad lessons from local housing projects in Cabramatta to help form best practice property development policy mechanisms. It is hoped that this will help better inform future policy and actions as well as contribute to the existing academic body of work concerning urban consolidation and renewal. ACKNOWLEDGEMENTS I would like to sincerely thank the local developers who chose to give up their time to participate in this research for which this project would was made possible. Special thanks to Simon Pinnegar and the team of the City Futures Research Centre for their support and guidance throughout the course of this project. Your knowledge and enthusiasm has been invaluable to my experience as a planner. And finally, I would like thank my family - Mum, Dad, A Ma and A Gong together with Biggy, Yi Tsair and Re. Thank you for showing the support and love throughout my years of study. I am truly grateful for the patience and special care you have shown me. Table of Contents 1. Introduction ............................................................................................................ 2 1.1 Background ..................................................................................................... 2 1.2 Problem Statement .......................................................................................... 3 1.2.1 Research Objectives ................................................................................ 4 1.2.2 Research Questions ................................................................................. 5 1.3 Research Methodology ................................................................................... 5 1.4 Structure of Thesis .......................................................................................... 6 2. Urban Growth Patterns .......................................................................................... 9 2.1 Overview .......................................................................................................... 9 2.2 Literary Discourse ........................................................................................... 9 2.3 Urban Renewal ................................................................................................ 9 2.4 Urban Consolidation ...................................................................................... 14 2.5 Summary ....................................................................................................... 21 3. Housing Background in Cabramatta .................................................................... 23 3.1 Overview ........................................................................................................ 23 3.2 Renewal and Consolidation Experience ....................................................... 23 3.3 Current Implications for Future Housing ....................................................... 28 3.3 Summary ....................................................................................................... 32 4. Research Approach ............................................................................................. 35 4.1 Overview ........................................................................................................ 35 4.2 Research Methodology ................................................................................. 35 4.2.1 Interviewees ............................................................................................ 35 4.3 Interview Questions ....................................................................................... 39 4.4 Research Limitations ..................................................................................... 40 4.5 Summary ....................................................................................................... 41 i 5. Research Findings ............................................................................................... 43 5.1 Overview ........................................................................................................ 43 5.2 Themes .......................................................................................................... 43 5.2.1 Profits and Security ................................................................................ 43 5.2.2 Local Ties ............................................................................................... 44 5.2.3 Financing ................................................................................................ 45 5.2.4 Development and Approvals Process .................................................... 48 5.2.5 Market Response .................................................................................... 50 5.2.6 Future of Development ........................................................................... 52 5.3 Summary ....................................................................................................... 53 6. Research Evaluation ............................................................................................ 56 6.1 Overview ........................................................................................................ 56 6.2 Evaluation of Findings ................................................................................... 56 6.3 Best Practice Recommendations .................................................................. 58 6.4 Summary ....................................................................................................... 63 7. Conclusion ........................................................................................................... 65 7.1 Overview ........................................................................................................ 65 7.2 Research Outcomes ...................................................................................... 65 7.3 Summary of Recommendations .................................................................... 66 7.4 Suggestions for Future Research ................................................................. 68 7.5 Final Remarks ............................................................................................... 69 8.0 Bibliography ...................................................................................................... 71 Table of Figures Figure 1 – Research Methodology ............................................................................... 6 Figure 2 – Housing in Cabramatta ............................................................................. 26 Figure 3 – Housing in Cabramatta ............................................................................. 26 Figure 4 – Housing in Cabramatta ............................................................................. 27 Figure 5 – Housing in Cabramatta ............................................................................. 27 Figure 6 – Cabramatta in 1943 ................................................................................... 29 Figure 7 – Cabramatta in 2008 ................................................................................... 30 ii Figure 8 – Comparison of Occupied Private Dwellings .............................................. 31 Figure 9 – Local Residential Development ................................................................ 32 Figure 10 – Makeup of Housing Component ............................................................. 32 Figure 11 – 77 Hill Street ............................................................................................ 39 Appendices Appendix A – Approved Local Development Applications Appendix B – Ethics Approval iii CHAPTER ONE - INTRODUCTION 1 1. Introduction 1.1 Background The Metropolitan Strategy is a broad framework intended to secure Sydney’s place in the global economy by promoting and managing growth (NSW Department of Planning 2005). The strategy is considered as one of the most ambitious