Georges River Council is expected to ask the State Government for an immediate moratorium from the introduction of the Medium Density Housing Code which would allow an influx of terrace housing and manor housing developments.
The new Low Rise Medium Density Housing Code is due to be start on July 6 and will allow one and two storey dual occupancies, manor houses and terraces to be carried out under a fast track complying development approval by private certifiers without council input.
But state Planning Minister, Anthony Roberts, has suspended the introduction of the code for Canterbury-Bankstown and Ryde Councils and has said he would consider suspending the code for any council that applied.
Sutherland Shire Council earlier this week voted to ask for an exemption for the planning code.
Councillor Con Hindi said he will lodge a notice of motion at next week’s meeting of Georges River Council calling for a moratorium on the introduction of the new code, saying the changes would ruin suburbs like Oatley.
Under the code, medium density housing could be approved in low density areas by private certifiers.
This includes terrace housing and “manor” housing compromising a block of or four units.
Cr Hindi said that Georges River Council needs the moratorium to bring the former Hurstville Council’s planning codes into line with those of the former Kogarah Council.
“The problem is that Hurstville’s multi-dwelling zoning can be built in low rise R2 zone,” he said.
“Under these, the new medium density code would apply to about 98 per cent of the former Hurstville LGA while it would only apply to about about 30 per cent of the Kogarah LGA.
“We want to be given 12 months to introduce a new multi-density zoning in line with Kogarah’s standard which would limit the amount of terrace and manor being built in the Georges River Council LGA.
“I call on the Minister for Planning Anthony Roberts to immediately grant a moratorium on all applications relating to manor and terrace housing until Georges River Council has had the opportunity to amend its R2 zoning to prohibit multi dwelling/medium density housing and introduce a new R3 ( Multi dwelling housing) zone to line up with the Kogarah Council Zoning.
“The Minister was quoted in the Newspaper saying:" With the medium density housing code, that only allows medium density to occur where it's currently permitted by councils and this is where we have an anomaly," Mr Roberts said.
“For example, 55 per cent of Ryde's local government area says that medium density is permissible.
“I think that that is out of step with community expectations.
“Over 95 per cent of former Hurstville LGA says that medium density is permissible.
“This will ruin suburbs like Oatley and surrounding areas. At every corner, in every street you will be able to build Manor housing and Terrace housing.
“Where is the infrastructure to cope with the boom in housing that will overtake the suburban areas of the former Hurstville Council?
“Not just roads, but social infrastructure such as hospitals, schools, police, fire and ambulance.
“For example a quarter of an acre block in Oatley would be capable of accommodating four units in the form of manor house and approved by private certifiers.
“This would certainly change the entire character of Oatley and other surrounding suburbs.
“Sutherland Shire Council have reacted quickly to the introduction of the fast tracking of low to medium density housing by the NSW Government which was flagged in 2015.
“They have changed their LEP to limit where medium- density housing can be built. Kogarah Council did the same but Hurstville Council, despite previous repeated requests by councillors to have it changed.”
Last year, Georges River Council strongly rejected the State Government’s proposed changes contained in draft Proposed Medium Density Housing Code and draft Medium Density Design Guide.
And it reserved its strongest criticism for the role and bad record of private certifiers in approving non-complying development.
At the time, Georges River Council administrator John Rayner said, “There are too many examples of poor practice by Private Certifiers to give residents and council confidence that medium density housing should be complying development.
“Merit Based assessment is needed for medium density development particularly if it is to occur in low density areas.”
“There is an expectation within the community with respect to medium density development that neighbours will be consulted, and their views considered, prior to development proposals being determined,” the submission stated.
“Council’s experience is that private certifiers generally do not have in place adequate structures to respond to and deal with community enquiries.”
