Forty years after Green Bans saved heritage areas in the inner city, the state government is proposing a complete overhaul of the planning system, where economic growth will drive the planning outcomes for NSW. This is a seismic shift from the current system where environmental protection underpins legislation.
Applauded by lobbyists like the Urban Taskforce and the Committee for Sydney, the release of the White Paper and proposed legislation has set alarm bells ringing. Fears are now held that some heritage areas will be lost, with low-rise heritage suburbs targeted for high-rise urban growth and economic development stripping residents of the right to comment on most development applications.
More than 200 pages long, the White Paper is now on exhibition for public comment until June 28. This explains the proposed system. Most important is the draft legislation that sets the legal framework. Disturbingly, regulations that provide further details have not been released.
Under the proposed changes, local plans will be rewritten from the perspective of achieving performance outcomes. Controls that protected heritage conservation areas will be removed and new environmental controls put in place in some areas. What this means to heritage conservation areas in and around the city is not known. Importantly, the legislation gives the Minister unprecedented rights to override plans.
… it’s disturbing to see huge gaps between what’s been promised and what’s proposed.
Fast-tracking development applications will be central to the new system. This means residents won’t get a say on most developments; rather there will be a reliance on an upfront strategic planning process. Crucially, while the government says it’s committed to social and environmental considerations, references to “ecologically sustainable development” will be changed to “sustainable development”. This is a fundamental change that in effect removes the “precautionary principle”, reducing environmental protection, and is likely to see developer interests win out.
A key promise by the O’Farrell government at the last election was its commitment to return planning to the community. However, while “community participation” is promised, reading the White Paper and proposed legislation it’s disturbing to see huge gaps between what’s been promised and what’s proposed. Ironically, too, while the new system promises a fresh approach for community engagement, the government has already placed its draft Metropolitan (Metro) Strategy for Sydney on exhibition. This details the government’s plans for our local areas. Its release before the new planning system, suggests the government’s top-down approach hasn’t changed – with objectives for the future of our suburbs already set in motion with little community participation. Likewise, touted savings of $233.5 million per year fail to consider the necessity for increased resources if community participation is to be successful.
With the closing date for public comment on the Metro Strategy set for the end of May, it seems the government is thwarting criticism by rushing through regional growth plans before the new system can be considered. In particular, plans for the inner city suggest the government hasn’t been upfront. A good example is last year’s Transport Master Plan, where Chippendale, Darlington and Redfern are shown as urban growth areas. When questioned by local community groups, locals were told this was a mistake. Yet four months later, the draft Metro Strategy shows the same areas considered for “regeneration”. At the same time, urban development “corridors” are proposed along Broadway/Parramatta Road – stretching from Pyrmont to Redfern and from the City south-east to Randwick and Maroubra. The announcement of above-the-ground light rail through Surry Hills and Moore Park raises questions as to what other local areas are on the agenda.
Residential areas in mixed-use zones may be at risk, after planning controls that long protected residential amenity and housing stock were removed last year. Likewise, objectives of the Metro Strategy suggest business and employment activities will have rights over residential communities in specialist precincts. Adding to concerns is legislation passed last year that gives UrbanGrowth NSW unprecedented rights to fast-track property development. This includes the rights to acquire private property for the greater public interest. On top is proposed legislation for local government reform that effectively limits Council’s advocacy for controversial planning decisions.
In response, it’s refreshing to see a grassroots campaign gaining momentum across the state. With more than 360 community groups forming an alliance under the banner of the Better Planning Network, the aim is to convince the government there is a fairer and more responsible way for planning in NSW. As part of this campaign, community meetings are being organised across the inner city so locals have a good understanding of what’s proposed and can effectively comment.
A growing media campaign is also underway.
