Investigation into the cumulative impacts of Seniors Housing in the rural areas of The Hills and Hornsby local government areas 1 November 2019 Contents Glossary of terms ........................................................................................................................... iv Executive Summary ........................................................................................................................ 1 1 Introduction .............................................................................................................................. 9 1.1 Purpose of the Investigation .............................................................................................. 9 1.2 Project area .................................................................................................................... 10 1.3 Project governance ......................................................................................................... 13 1.3.1 Project control group terms of reference .................................................................. 13 1.4 Project approach ............................................................................................................. 13 2 About the Seniors Housing SEPP .......................................................................................... 15 2.1 Key provisions in the Seniors Housing SEPP ................................................................. 15 3 Context .................................................................................................................................. 19 3.1 Social and demographic context ..................................................................................... 19 3.1.1 Overview of Hornsby LGA ....................................................................................... 20 3.1.2 Overview of The Hills LGA ....................................................................................... 23 3.1.3 Demographic trends in Hornsby and The Hills LGAs – key findings ......................... 26 3.2 Economic context ........................................................................................................... 27 3.3 Environmental context .................................................................................................... 29 3.4 Infrastructure context ...................................................................................................... 32 4 Analysis of seniors housing development activity and trends ................................................. 34 4.1 Development activity ....................................................................................................... 34 4.1.1 State-wide trends in SCC applications ..................................................................... 34 4.1.2 Overview of seniors housing in The Hills and Hornsby LGAs ................................... 34 4.1.3 Key development activity findings ............................................................................ 37 4.1.4 Development characteristics .................................................................................... 38 4.2 Key issues for SCC and DA assessment ........................................................................ 38 4.3 Market trends .................................................................................................................. 40 4.4 Demographic analysis ..................................................................................................... 43 5 Stakeholder insights ............................................................................................................... 45 5.1 Overview ......................................................................................................................... 45 5.2 Stakeholder comments ................................................................................................... 46 5.2.1 Feedback from government agencies and service providers ................................... 46 5.2.2 Feedback from developers ...................................................................................... 48 5.2.3 Feedback from peak industry bodies ....................................................................... 49 5.2.4 Key findings ............................................................................................................. 50 6 Investigation findings ............................................................................................................. 51 6.1 Impact on rural values and local character ...................................................................... 51 6.1.1 Rural character impacts ........................................................................................... 51 6.2 Economic impacts ........................................................................................................... 56 6.3 Social impacts................................................................................................................. 57 6.4 Environmental impacts .................................................................................................... 58 6.5 Infrastructure provision ................................................................................................... 59 6.6 Alignment with strategic planning .................................................................................... 62 6.7 Implications ..................................................................................................................... 64 6.7.1 Implications for the broader Metropolitan Rural Area ............................................... 66 7 Next steps .............................................................................................................................. 67 7.1 Summary ........................................................................................................................ 67 7.2 Recommendations .......................................................................................................... 68 7.3 Project Control Group deliberations ................................................................................ 70 Appendix 1: Background to Seniors Housing SEPP ...................................................................... 72 Appendix 2: Strategic planning context ......................................................................................... 77 Appendix 3: Local planning controls .............................................................................................. 80 Appendix 4: Development activity ................................................................................................. 82 Appendix 5: Development characteristics ..................................................................................... 89 Appendix 6: SEPP Seniors Housing Market Report: Hornsby and The Hills LGAs ........................ 91 Page iii Glossary of terms Term Definition DA Development application DPIE NSW Department of Planning, Industry and Environment FSR Floor space ratio GSC Greater Sydney Commission GSRP Greater Sydney Region Plan ILU Independent living unit LEP Local environmental plan LGA Local Government Area LSPS Local strategic planning statement MRA Metropolitan Rural Area (as defined in the Greater Sydney Region Plan) NSLHD North Sydney Local Health District PCG Project Control Group chaired by the North District Commissioner and comprising representatives from Hornsby Shire Council, The Hills Shire Council, the Department and the GSC. Project area The rural areas of Hornsby and The Hills RACF Residential aged care facility Reporting period The period from October 2007, when the SCC process was first introduced, to May 2019, which was the focus of analysis for this investigation RMS Roads and Maritime Services SCC Site compatibility certificate Seniors housing Residential accommodation that is, or is intended to be, used permanently for seniors or people, as defined in the Seniors Housing SEPP Seniors Housing SEPP State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004 WSLHD Western Sydney Local Health District Page iv Executive Summary This report has been prepared by the Greater Sydney Commission (GSC) for submission to the Secretary of the Department of Planning, Industry and Environment (DPIE). It documents the findings of an investigation into the planning challenges for seniors housing in parts of the metropolitan rural areas of Greater Sydney. Specifically, the investigation focuses on the cumulative impacts on infrastructure and character in the experience in the rural areas of The Hills and Hornsby LGAs (the project area). The investigation included an analysis across social, economic and environmental issues in consultation with a range of stakeholders which underpins the recommendations of options for further consideration by the Secretary. One of the most long-standing housing policies administered by DPIE is State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004 (‘the Seniors Housing SEPP’) which aims to increase the supply and diversity of housing to meet the needs of seniors or people with a disability. As well as allowing seniors housing or housing for people with a disability in a wide range of zones throughout the urban area, the Seniors Housing SEPP enables seniors housing to be developed on rural land adjoining urban land, subject to the issue of a Site Compatibility