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NSW Land & Housing Corporation
Social Impact Assessment
Proposed Boarding House
1 A Grantham Road, Seven Hills
17 February 2021
Project No. 200644
Author BM
Checked LW
Approved BM
Rev No. Status Date Comments
1 Draft 01/02/2021
2 Final 12/02/2021
Department of Planning, Industry and Environment
Land & Housing Corporation
Postal address: Locked Bag 5022 (Level 15), Parramatta NSW 2124
W www.dpie.nsw.gov.au | E facsinfo@facs.nsw.gov.au
T (02) 8753 9000
ABN 45 013 643 721
This document may only be used for the purposes associated with the
subject activity to which this Social Impact Assessment relates and to
the extent authorised under the provisions of the Environmental Planning
and Assessment Act 1979 and Environmental Planning and Assessment
Regulation 2000, for the express purposes set out under that legislation,
and may not otherwise be copied, reproduced, distributed or used
without the written permission of the NSW Land & Housing Corporation.
TABLE OF CONTENTS
Page numbers
1 Introduction ....................................................................................................................... 7
1.1 Overview.................................................................................................................................... 7 1.2 Methodology ............................................................................................................................ 7
2 Site Analysis ........................................................................................................................ 9
2.1 Site Description ......................................................................................................................... 9 2.2 Locality ....................................................................................................................................... 9 2.3 Photographs ............................................................................................................................ 10
3 Proposed Development ................................................................................................ 11
3.1 Description of Development................................................................................................. 11 3.2 Development Alternatives .................................................................................................... 13
4 Demographic and Social Overview ............................................................................ 14
4.1 Population ............................................................................................................................... 14 4.2 Employment ............................................................................................................................ 15 4.3 Income ..................................................................................................................................... 15 4.4 Educational Attainment ........................................................................................................ 15 4.5 Dwelling Structure ................................................................................................................... 16 4.6 Dwelling Breakdown .............................................................................................................. 16 4.7 Housing Affordability .............................................................................................................. 16 4.8 Homelessness .......................................................................................................................... 17 4.9 SEIFA Index of Disadvantage ................................................................................................ 17 4.10 Transport .................................................................................................................................. 18 4.11 Education ................................................................................................................................ 18 4.12 Health Services ........................................................................................................................ 19 4.13 Assistance Needs .................................................................................................................... 19
5 Statutory Planning Controls ........................................................................................... 20
5.1 State Environmental Planning Policy (Affordable Rental Housing) 2009 ........................ 20 5.2 Blacktown Local Environmental Plan 2015 ......................................................................... 20
6 Strategies and Policies ................................................................................................... 21
6.1 Future Directions for Social Housing in NSW ........................................................................ 21 6.2 NSW Homelessness Strategy ................................................................................................. 21 6.3 Greater Sydney Regional Plan A Metropolis of Three Cities ............................................ 21 6.4 Blacktown Housing Strategy 2020 ........................................................................................ 22
7 Stakeholder Consultation .............................................................................................. 22
8 Social Impact Assessment ............................................................................................. 23
8.1 Location and Land Use ......................................................................................................... 23 8.2 Demographic and Population Change ............................................................................. 23
8.3 Economic Impacts ................................................................................................................. 23 8.4 Crime and Safety ................................................................................................................... 24 8.4.1 Surveillance ..................................................................................................................................... 24
8.4.2 Access .............................................................................................................................................. 24
8.4.3 Territorial Reinforcement.............................................................................................................. 25
8.4.4 Space Management .................................................................................................................... 25
8.5 Local Housing Market ............................................................................................................ 26 8.6 Accessibility ............................................................................................................................. 26 8.7 Transport and Parking ............................................................................................................ 26 8.8 Amenity .................................................................................................................................... 27 8.8.1 Amenity of the Locality ................................................................................................................ 27
8.8.2 Amenity within the Development ............................................................................................. 27
8.9 Open Space & Recreation Facilities ................................................................................... 28 8.10 Community Facilities and Services ....................................................................................... 28 8.11 Minority Groups ....................................................................................................................... 28 8.12 Quality of Life, Health and Wellbeing .................................................................................. 28
9 Mitigation of Impacts ..................................................................................................... 30
10 Conclusion ....................................................................................................................... 34
Table of Contents
Page numbers
List of Figures
Figure 1: Aerial view of site (Sixmaps 2020) .............................................................................................. 9 Figure 3: Proposed Site Plan (WMK Architecture) .................................................................................12 Figure 4: Architectural Perspective - proposed development viewed from Grantham Road
(WMK Architecture) ..................................................................................................................................12 Figure 5: Age Breakdown (ABS Census Data) .......................................................................................14 Figure 6: Population growth 2006 - 2019 (Profileid Blacktown City) ...................................................14 Figure 7: Employment Breakdown in Seven Hills (ABS Census Data 2016) ........................................15 Figure 8: Median Weekly Income (ABS Census Data 2016) ................................................................15 Figure 9: Educational Attainment (ABS Census Data 2016) ................................................................15 Figure 10: Breakdown of Dwelling Structure in Seven Hills (ABS Census Data 2016) ........................16 Figure 11: Breakdown of Dwelling Bedrooms (ABS Census Data 2016) .............................................16 Figure 12: Household Composition (ABS Census Data 2016) ..............................................................16 Figure 13: Rent Weekly Payments (ABS Census Data 2016) ................................................................17 Figure 14: Breakdown of Travel to Work Statistics (ABS Census Data 2016) ......................................18 Figure 15: Current Education Statistics (ABS Census Data 2016) ........................................................18 Figure 16: Need for assistance with core activities (Profileid - Blacktown City 2020) ......................19 Figure 17: Extract from Land Zoning Map (ePlanning 2020) ...............................................................20 Figure 18: Proposed Grantham Road Elevation identifying opportunities for natural
surveillance ................................................................................................................................................24
List of Tables
Table 1: Pre-DA Meeting Minutes .............................................................................................................. 7 Table 2: Mitigation of Potential Social Impacts .....................................................................................30
200644- 1A Grantham Road, Seven Hills Social Impact Assessment
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1 Introduction
1.1 Overview
This report has been prepared by Barker Ryan Stewart on behalf of NSW Land and Housing Corporation.
This Social Impact Assessment (SIA) has been prepared to support the DA lodgement of a Boarding House
development comprising nine (9) rooms, at- grade parking, landscaping, private and communal open
space and associated facilities at 1A Grantham Road, Seven Hills.
The site is located within the Blacktown City Council Local Government Area (LGA).
The report identifies expected social changes to the suburb and region as a result of the proposed
development. An analysis of the broader proposal has been undertaken, as well as its immediate and
broader geographic context. This includes the identification of land uses and review of existing
demographic profile. Potential positive and/or adverse social impacts are also documented, including
recommended mitigation measures to address any potential adverse social impacts.
1.2 Methodology
This SIA has been prepared considering the following:
Site and locality of Seven Hills;
The proposed development;
Demographic and population profiles;
Community / stakeholder consultation;
Council and State Government policies and strategies; and
Potential social impacts of the development and mitigation measures to limit or manage those
potential impacts.
This methodology is consistent with general requirements of SIA preparation including those elements of
SIA requested by Blacktown City Council at a pre-DA meeting in Table 1.
Table 1: Pre-DA Meeting Minutes
Council Request Comment
A social impact assessment (SIA) is to be included
in the SEE to be submitted with the DA, outlining the
social, economic and cultural impacts of the
development. This is to include, though is not
limited to, demographic characteristics of the
area, access to and from public transport to the
site, how the proposed development meets the
needs of the community. The SIA should identify
impacts of the proposed development on
boarders/ lodgers and residents of surrounding
properties, and identify strategies that will be used
to minimise potential negative impacts resulting
from the development.
Noted.
This SIA addresses all points raised by Council.
The applicant must provide a draft plan of
management covering the operation of the
A Draft Plan of Management has been prepared
for the boarding house development.
200644 - 1A Grantham Road, Seven Hills Social Impact Assessment
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boarding house, information regarding potential
clientele eg. selection criteria, affordability.
The communal room proposed in the boarding
house is to be redesigned to make the space more
usable by encouraging social interactions and also
adequate facilities must be provided to facilitate a
more communal living.
The communal room provides opportunity for
table seating and lounge facilities directly
adjacent to outdoor facilities. The size of the
communal room is consistent with SEPP (ARH)
requirements and all boarding rooms are provided
with private living and dining facilities.
The stairs to the upper level proposed outside is not
favourable due to safety concerns. The proponent
is to consider ways of mitigating/ addressing this
matter.
Plans have been amended to internalise stairs to
the upper level.
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2 Site Analysis
2.1 Site Description
The real property address is Lot 10 DP 35491 located at 1A Grantham Road, Seven Hills.
The site currently supports one single storey residential dwelling house and associated landscaping.
Site topography exhibits a level difference of approximately 3m from the Seven Hills Road South frontage
to the eastern boundary. The site is moderately vegetated with a mixture of semi - mature trees, shrubs and
groundcover of native and exotic species.
Vehicular access to the site is currently provided from Grantham Road.
An aerial view of the site is provided in Figure 1.
Figure 1: Aerial view of site (Sixmaps 2020)
2.2 Locality
The site is situated within a residential locality generally characterised by a mix of older residential housing
developments, newer single and multi-dwelling housing and outdoor recreation facilities.
Surrounding development includes:
To the north of the site: mix of residential and commercial/ retail development on the northern side
of Seven Hills Road South/ Prospect Highway;
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To the east: Low density residential development and further to Our Lady of Lourdes Catholic
School;
To the west: single and multi-dwelling residential housing orientated to Seven Hills Road South; and
To the south: low density residential development interspersed between home occupation
premises and public open space provision.
Recent development in the area is largely confined to development associated with single to medium
density dwelling premises in close proximity to schools and services.
The site is situated on the corner of Grantham Road and Seven Hills Road South / Prospect Highway,
approximately 3.8km south east from the Blacktown CBD. The site is located within 300m metres of a wide
range of bus and retail/ commercial facilities within Seven Hills and greater Blacktown.
2.3 Photographs
The following photographs identify the existing site and surrounding development.
Photo 1: 1A Grantham Road as viewed from
Seven Hills Road
Photo 2: 1A Grantham Road as viewed from
Grantham Road
Photo 3: 1A Grantham Road as viewed from
Grantham Road
Photo 4: No 267 Prospect Highway
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Photo 5: No 1 Grantham Road
Photo 6: No’s 53 Seven Hills Road & 2A Grantham
Road
3 Proposed Development
3.1 Description of Development
The proposed development description includes:
Nine (9) studio style boarding rooms with internal kitchen, laundry and bathroom facilities;
Dedicated communal facilities including common room and communal open space provision,
Rooms 1-4 at ground level and Rooms 5-9 on the first floor, including one ground floor room which
is accessible;
Car parking is provided for 2 vehicles (both spaces have been designed in accordance with
accessible parking requirements);
Provision of two (2) motorcycle and two (2) bicycle spaces;
Building entry orientated to Grantham Road with vehicular access and parking infrastructure
positioned within the south east of the site.
Waste bin storage facilities within the car park infrastructure to the south east of the building; and
Replacement landscaping with provision of mature replacement tree species as a result of tree
removal.
Figures 3 and 4 illustrate the Site Plan and views of the proposed development from Grantham Road.
Detailed architectural plans, including landscaping, form part of the development application.
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Figure 2: Proposed Site Plan (WMK Architecture)
Figure 3: Architectural Perspective - proposed development viewed from Grantham Road (WMK
Architecture)
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3.2 Development Alternatives
The site is zoned R2 Low Density Residential pursuant to Blacktown Local Environmental Plan (LEP) 2015 and
can be developed, with consent, for any of the following land uses:
Bed and breakfast accommodation; Boarding houses; Building identification signs; Business
identification signs; Centre-based child care facilities; Community facilities; Dual occupancies;
Dwelling houses; Emergency services facilities; Environmental facilities; Environmental protection
works; Exhibition homes; Exhibition villages; Flood mitigation works; Group homes; Health consulting
rooms; Home-based child care; Home businesses; Oyster aquaculture; Places of public worship;
Pond-based aquaculture; Public administration buildings; Recreation areas; Respite day care
centres; Roads; Seniors housing; Tank-based aquaculture; Veterinary hospitals; Water reticulation
systems.
There are a number of housing options for the site, however it is understood that alternative options for the
site were not considered due to project objectives requiring increased residential occupation of the site.
The proposed development will assist in addressing homelessness and those suffering from increased
housing stress in the Blacktown LGA.
It is considered that the boarding house proposal including dedicated accommodation provision for at
risk or homeless older woman generally represents the highest and best use of the land. The proposed
development is considered to be appropriate for this location.
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4 Demographic and Social Overview
4.1 Population
According to ABS Census information for 2016, Seven Hills had a population of 19,326 people, comprising
9,750 males and 9,582 females. Figure 5 below shows a diverse breakdown in age service groups. Seven
Hills exhibits a higher proportion of 25 - 44 year old residents than NSW and Australia. This indicates that the
suburb generally exhibits a middle aged population base, with lower proportion of 55 - 85 + aged residents
than comparison rates.
The median age for the Seven Hills suburb is 36 and children aged 0 - 14 years made up 19.2% of the
population. The largest age group is the 30 - 39 years age bracket which is proportionately larger than NSW
and Australian average. The next age group by size is the 25 - 29 year old bracket which is also larger than
comparative statistics for NSW and Australia.
Figure 4: Age Breakdown (ABS Census Data)
Figure 6 identifies change in population from 2006 to 2019 in the Blacktown LGA. Significant growth is shown
through population increase from 278,894 persons in 2006 to 374,451 in 2019.
Figure 5: Population growth 2006 - 2019 (Profileid Blacktown City)
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4.2 Employment
Figure 7 below indicates that 62.2% of Seven Hills residents were engaged in full-time employment. 26% of
residents were engaged in part time work and 4.6% were classified as ‘away from work’.
The unemployment rate in 2016 was 7.2% which is higher than NSW and Australian average which indicates
that demand for social housing may be higher.
Figure 6: Employment Breakdown in Seven Hills (ABS Census Data 2016)
4.3 Income
ABS Census data for the Seven Hills suburb indicates that median weekly income was generally on par with
New South Wales and Australian statistics. The median weekly personal income for Seven Hills residents was
$645, whilst the median family income was $1,721 as shown in Figure 8 below.
Figure 7: Median Weekly Income (ABS Census Data 2016)
4.4 Educational Attainment
The population of Seven Hills generally exhibit comparable proportion of persons awarded a Bachelor’s
Degree, Diploma and Advanced Diploma attainment than the NSW and Australian average as shown in
Figure 9.
A higher number of Seven Hills residents attended school to Year 12 when compared with State and
National average.
Figure 8: Educational Attainment (ABS Census Data 2016)
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4.5 Dwelling Structure
Figure 10 below shows that 87.3% of occupied private dwellings in Seven Hills were defined as Separate
House. This indicates that the suburb exhibits significantly higher levels of single dwelling housing when
compared with NSW and Australia.
Only 1.3% of residents occupied a Flat or Apartment in the suburb, which is 18.6% less than the NSW
average. Given that current occupation of a Flat or Apartment in the suburb is so low, the proposed
boarding house development would not be expected to contribute to an oversupply of studio apartments
or boarding rooms in the area.
Figure 9: Breakdown of Dwelling Structure in Seven Hills (ABS Census Data 2016)
4.6 Dwelling Breakdown
Figure 11 identifies dwelling bedroom breakdown for the Seven Hills suburb. The average number of
bedrooms per dwellings is 2.9, and in conjunction with the high number of 4 bedroom dwellings in the
suburbs, statistics indicate that larger houses are common.
1 bedroom dwellings account for only 3.8% of the suburbs dwelling total which is lower than NSW and
Australian average. Social housing opportunities in Seven Hills that are suitable for single person households
are critical due to the percentage of small households, as evident by figures reproduced in Figure 12. Note
the proposed development incorporates nine (9) boarding rooms, thus addressing the required need for
smaller studio apartment and boarding room options which could cater for specific single person
household types.
Figure 10: Breakdown of Dwelling Bedrooms (ABS Census Data 2016)
Figure 11: Household Composition (ABS Census Data 2016)
4.7 Housing Affordability
Analysis of rental payments can provide a good measure of the cost of housing. High rental payments may
indicate desirable areas with mobile populations who prefer to rent, a housing shortage, or gentrification.
Low rental payments may indicate public housing, or areas where low income households move by
necessity for a lower cost of living.
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Seventy four (74) private properties are currently available for rent in Seven Hills (source:
www.realestate.com.au) at the time of this report with prices ranging from $130 for a private room in a
dwelling to $845 per week for a large dwelling. This website indicates median rent based on 2021 statistics
is currently $415 per week.
Based on 2016 census data, Figure 13 indicates the median rent for Seven Hills is $380 per week which is on
parity with NSW and higher than the Australian average. The majority of private properties available for
rent are currently above the median rental price for Seven Hills which indicates that low and very low
income applicants are likely to experience severe financial stress should they enter into rental agreements
of this capacity.
Figure 12: Rent Weekly Payments (ABS Census Data 2016)
4.8 Homelessness
The ABS defines homelessness as:
When a person does not have suitable accommodation alternatives they are considered
homeless if their current living arrangement is:
in a dwelling that is inadequate; or
has no tenure, or if their initial tenure is short and not extendable; or
does not allow them to have control of, and access to space for social relations.
2016 Census data indicates that Blacktown LGA was ranked 25th in Australia for level of homelessness with
510 persons indicating they met the above criteria. The number of homeless persons in Blacktown LGA
increased by 13.1% from 2011 to 2016.
4.9 SEIFA Index of Disadvantage
SEIFA Index of Disadvantage measures the relative level of socio-economic disadvantage based on a
range of Census characteristics. It is a good place to start to get a general view of the relative level of
disadvantage in one area compared to others and is used to advocate for an area based on its level
of disadvantage.
The index is derived from attributes that reflect disadvantage such as low income, low educational
attainment, high unemployment, and jobs in relatively unskilled occupations. When targeting services
to disadvantaged communities, it is important to also look at these underlying characteristics as they
can differ markedly between areas with similar SEIFA scores and shed light on the type of disadvantage
being experienced.
A higher score on the index means a lower level of disadvantage. A lower score on the index means
a higher level of disadvantage.
In 2016, Seven Hills exhibited an index score of 990.6 on the SEIFA Index of Disadvantage. The best ranked
suburb within the City of Blacktown was Colebee with an index score of 1,122.0 and the lowest was Bidwill
with 661.0 This indicates that the site area is centred within the middle of the LGA based on the SEIFA index
of disadvantage.
(Source: SEIFA – Socio-Economic Indexes for Local Government Areas and Small Areas - 2016)
200644 - 1A Grantham Road, Seven Hills Social Impact Assessment
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4.10 Transport
The table below in Figure 14 shows the method of transport to work for residents of Seven Hills. In
comparison to NSW and Australian statistics, a similar proportion of people drive a car or truck to work or
are a passenger in a car in the Seven Hills suburb. Further, a larger proportion of residents utilise public
transport in Seven Hills, particularly train travel which accounts for 13.5% of trips.
Seven Hills Station is located within 1km of the site which is likely to contribute to high levels of train travel
throughout Greater Sydney.
Figure 13: Breakdown of Travel to Work Statistics (ABS Census Data 2016)
4.11 Education
In 2016, 34.9% of Seven Hills residents were attending an educational institution as shown in Figure 15. Of
these, 5.7% attended a preschool, 24.3% attended a primary school and 17.5% attended a secondary
school.
A comparative proportion of residents were attending a university or tertiary institution (15.8%) when
compared with NSW (16.2%) and Australia (16.1%).
Figure 14: Current Education Statistics (ABS Census Data 2016)
The site is located in relative proximity to the Western Sydney University with campus locations as follows:
Western Sydney University Parramatta Campus - 8km; and
Western Sydney University, Westmead Precinct - 6km.
Blacktown TAFE is located 2km to the north west of the site, with Nirimba and Baulkham Hills TAFE within
8km.
The site is proximate to a number of primary and high schools, including:
Our Lady of Lourdes Primary School, 100m east;
Bert Oldfield Public School, 590m west; and
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The Hills Sports High School, 750m north west.
In additional there are a number of pre-schools and child care centres in the locality.
All tertiary and other education services are generally accessible by public bus services.
Based on the likelihood that future residents would already reside in the region, it is considered that existing
education infrastructure will exhibit capacity to accommodate any additional enrolment associated with
future residents. It should be noted however that families with children are unlikely to be placed within a
boarding house setting and it is understood that intended clientele is likely to be older single women.
4.12 Health Services
A range of hospital facilities are located to service the site within a 5km radius and include:
Blacktown Hospital - 1.5km;
Westmead Hospital - 4.9km; and
Norwest Private Hospital - 4.2km.
The following medical centres are sited within 850m of the proposed development:
Alpha Medical Centre;
Seven Hills Medical Centre
Stride Mental Health;
Best Road Medical Centre; and
Orana Medical Practice.
The Community Care Medical Clinic is located 2km to the north of the site and provides bulk bill services
on Wednesdays and Fridays.
4.13 Assistance Needs
Figure 16 identifies level of assistance required by persons in the City of Blacktown LGA. Disability statistics
relate directly to need for assistance with persons classified as exhibiting a ‘severe or profound disability’.
A total of 17,276 persons were identified as needing assistance in 2016 which equates to 5.1% of the LGA
population. The number of persons needing assistance increased from 2011 to 2016 and accounted for a
greater percentage of the residential population in comparison to Greater Sydney statistics.
Figure 15: Need for assistance with core activities (Profileid - Blacktown City 2020)
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5 Statutory Planning Controls
5.1 State Environmental Planning Policy (Affordable Rental Housing) 2009
SEPP (Affordable Rental Housing) 2009 (ARHSEPP) was introduced by the NSW Government to provide
planning incentives to encourage the development of new affordable rental housing.
The proposal is permissible in accordance with Division 3 of the SEPP which facilitates development of
boarding houses to assist with the needs of the community.
5.2 Blacktown Local Environmental Plan 2015
The site is zoned R2 Low Density Residential pursuant to Blacktown LEP 2015 as shown in Figure 17. The
relevant objective of the R2 zone are:
To provide for the housing needs of the community within a low density residential environment.
The proposal is permissible with consent in the zone and is consistent with the R2 objective as follows:
The development will assist with provision of contemporary short term residential accommodation
that will service the needs of the community.
The site is well located to capitalise on walking distance access to Seven Hills facilities and public
transport links via bus and rail; and
The proposal incorporates high quality residential design elements to generate positive streetscape
contribution through articulation, diverse palette of colours and site landscaping.
Figure 16: Extract from Land Zoning Map (ePlanning 2020)
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6 Strategies and Policies
6.1 Future Directions for Social Housing in NSW
Future Directions for Social Housing in NSW is a Government strategy prepared to document the
consolidated vision for social housing over the next 10 years.
A Discussion Paper was prepared in May 2020 - A Housing Strategy for NSW, which identified affordability
as one of the primary barriers to home ownership. Low income growth coupled with rising cost of housing
has increased mortgages and placed significant pressure on social housing services. The Discussion Paper
identified a range of affordability concerns, including impacts associated with the rental price of housing
within centres and close to services and amenities. Where prices are often inflated in ‘liveable’ areas, the
Government identified provision of support for social housing residents who need to live near local facilities,
jobs and their networks to assist with generation of financial sustainability. The proposed development is
consistent with this approach through facilitation of high quality social housing within direct walking
proximity to jobs and services.
The NSW Government Future Directions for Social Housing strategy has been prepared to assist with
avoidance of long term social housing tenancies. The strategy is underpinned by three strategic priorities:
More social housing, More opportunities, support and incentives to avoid and or leave social housing and
A better social housing experience. Action 1.1 identifies the need to increase redevelopment of Land and
Housing Corporation properties to renew and grow supply which aligns directly with the proposed
residential development to be provided by LAHC. This is further underpinned by the Governments
commitment to better utilise social housing properties to ensure the allocations process will provide the
best fit between tenants and properties. Typically, this incorporates provision of one bedroom dwellings/
studios for single persons which is expected to represent the tenant profile for this development.
The proposed development is directly aligned with the objectives detailed in this policy and will assist with
provision of a niche social housing development.
6.2 NSW Homelessness Strategy
Further to the above Strategy, the NSW Government has prepared a strategy that considers homelessness
and a new comprehensive approach to prevent and improve the ways homelessness is responded to over
a five year timeframe from 2018-2023.
The Strategy has three areas of focus:
identifying people who are vulnerable early
providing better support and services
making the system simpler, more integrated and person-centred
As part of the provision of additional housing, LAHC were tasked with providing projects to deliver 97 rooms
across six LGAs in the Sydney metropolitan region. Currently LAHC have 103 rooms across three LGAs being
developed under this program and this project is one of those. This proposal will be aimed at providing
accommodation to single older women, which were identified in the strategy as being at higher risk.
6.3 Greater Sydney Regional Plan A Metropolis of Three Cities
The Greater Sydney Region Plan was released in 2018 to guide the growth and development of Sydney.
The site is located within the ‘Central City’ district and Planning Priority C5 is relevant to the provision of
social housing as follows:
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C5 - Providing housing supply, choice and affordability, with access to jobs, services and public
transport.
Further analysis of the strategy indicates that the development is consistent with the government’s desire
to provide housing in the right places; locations that are in walking distance to trains, buses, retail facilities,
open space and schools. The subject site is well located to capitalise on a range of important amenities
provided within Seven Hills. Further, the boarding house typology effectively responds to the changing
demand for social housing, particularly provision of housing to assist residents in times of immediate need.
The proposed development will therefore contribute to regional social housing objectives through effective
utilisation of an underutilised residential site.
6.4 Blacktown Housing Strategy 2020
The Blacktown Housing Strategy outlines a 20 year housing vision for the LGA and aims to concentrate
housing growth around established areas and key Strategic Centres.
Housing priorities include:
1. Plan for housing supply to meet population growth
2. Plan for housing supported by infrastructure
3. Plan for appropriate housing in suitable locations
4. Plan for diversity and choice in housing
5. Plan to improve housing affordability
6. Promote excellence in housing design
7. Improve housing resilience and sustainability
The proposed development is consistent with the housing priorities as follows:
The development will support population growth through accommodation of 9 tenants where
the existing dwelling house could support four persons maximum.
The development is located in close proximity to transport infrastructure, opens spaces and retail
facilities to support residents and visitors to the site.
The proposed boarding house will accommodate tenants where a demand has been
determined by LAHC in the Blacktown LGA.
The contemporary architectural design represents an upgrade to the site and surrounding
development and continues with LAHC’s high standards for social housing.
The boarding house will contribute to affordable rental provision of high quality accommodation
for members of the community on low incomes.
In addition to the above, the development will maintain the character of existing low density residential
areas outside the urban renewal precincts in accordance with key requirements of the Blacktown
Housing Strategy.
7 Stakeholder Consultation
As part of the assessment of the development application, Section 4.15(1)(d) of the EP & A Act requires
the consent authority to take into account any submissions made during the exhibition period. It is
acknowledged that the DA will be publicly exhibited, at which time Land & Housing Corporation may be
given an opportunity to respond to any legitimate concerns raised.
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8 Social Impact Assessment
8.1 Location and Land Use
The site is zoned for residential development and as detailed above the proposed development meets the
objectives of the R2 zone.
The walking distance proximity to shops, services, public transport and open space will ensure that future
tenants will have access to jobs, education, health, recreational and entertainment facilities.
Potential adverse impacts on neighbouring properties are generally minimised given the unique corner
location of the site incorporating two road frontages. Overshadowing, privacy impacts and the changes
introduced by a new and relatively large building are therefore minimised. The residential properties
nearest to the site are located predominantly to the north and east and will not be unacceptably
impacted by overshadowing, noise or privacy impacts.
The proposal will therefore generate beneficial effects on the streetscape through demolition of the
existing building that contributes to underutilisation of the site and construction of a contemporary
boarding house designed to meet the needs of the community.
8.2 Demographic and Population Change
The Blacktown allocation zone for social housing (GW03) currently exhibits waiting times of 5-10 years for
studio or 1 bedroom properties. There are currently 1,180 general applicants and 80 priority applicants on
the waiting list for the Blacktown allocation zone. It is therefore unlikely that the proposed development will
influence population change in the region given that local residents in unsuitable local accommodation
or without accommodation would likely be transitioned into the new development before inter regional
applicants. https://www.facs.nsw.gov.au/housing/help/applying-assistance/expected-waiting-times.
Should the development be occupied by persons from outside the region however, the review of ABS data
for the area suggests that the profile for new residents, likely to be older women, will generate no
substantive impact to the existing resident profile. The lack of studio/ boarding room options contributes to
the demand for higher density housing stock, which the development will address.
The shift to include boarding rooms in close proximity to jobs and amenities may allow workers to live closer
to their place of employment. The changes are also likely to enable the creation of a more balanced,
cohesive and healthy community, with future residents of the site able to reside within walking distance of
services, public transport and open space.
Whilst it is assumed that the development would be occupied by local residents on the waiting list for social
housing, if residents from outside the area were given the opportunity to occupy new rental housing, it is
expected that any potential minor population change associated with the proposed development would
not have any material adverse impacts on the local community or services.
8.3 Economic Impacts
It can be expected that local trade professionals will be utilised in the construction phase of the
development creating a positive outcome in the short to medium term. It can also be expected that the
increased servicing needs of the development will require a new set or expanded set of local businesses
to fill the void. The cleaning, maintenance and other services required by the future tenants of the
development will provide sustained, long term employment to the local service industry.
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Further opportunities can also be created in the retail / service sector with more people spending money
at cafés, restaurants and entertainment venues. The economic multiplier effect could therefore have a
reasonably positive impact on the amount of local business investment and employment in the area.
The proposal could therefore have a significant positive impact on local business investment and
employment in the area. No adverse economic impacts can be expected from the proposed
development with the site suitably located to support the continued growth of Seven Hills and surrounding
commercial enterprises.
8.4 Crime and Safety
Crime Prevention through Environmental Design (CPTED) provides a clear approach to crime prevention
and focus on the ‘planning, design and structure of cities and neighbourhoods’.
An assessment of the four primary CPTED principles is provided below.
8.4.1 Surveillance
The site is afforded dual street frontages which assists in provision of natural surveillance to and from the
development (refer to Figure 18 for reference). The dual frontage delineates the site from surrounding
development and architectural design, where possible, has responded to CPTED requirements to achieve
unobstructed sightlines to primary building entry points.
Opportunities for passive surveillance of site perimeters, access driveway and open space areas are
provided from balconies and windows above.
Figure 17: Proposed Grantham Road Elevation identifying opportunities for natural surveillance
8.4.2 Access
Access control is maximised through the following design elements:
Single vehicle ingress/ egress point;
Pedestrian entry to the
site clearly visible from
Grantham Road
Balconies provide
opportunities for
surveillance of
car parking
Sightlines to road
frontage from
balconies
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Secure fencing to north and east boundaries which will assist with unauthorised access control to
the communal courtyard at ground level;
Secure lobby entries and high quality door/ window locks in accordance with LAHC building
standards; and
Internal stairs providing access to first floor boarding rooms.
8.4.3 Territorial Reinforcement
Effective territorial reinforcement and community ownership of a space can be achieved through design
that encourages people to feel some responsibility for its use and condition. Design elements that assist
with this include:
Architecturally designed common area at ground level that promotes resident interaction and a
responsibility of users for the area;
The entrance designs to building wings provides a clear demarcation between public and semi-
private space;
Clear design cues associated with fenced boundaries which delineate these spaces and identify
who they are to be used by.
8.4.4 Space Management
Space management ‘ensures that space is appropriately utilised and cared for’. Strategies include activity
and tenant coordination, site cleanliness, rapid repair of vandalism and graffiti and the replacement of
decayed physical elements.
Designated bin storage areas are provided and the design of facilities will provide suitable access for
cleaning and maintenance.
A Plan of Management (POM) has been prepared for the site to assist with ongoing maintenance
protocols. The POM also outlines the responsibility of tenants and management, particularly in relation to
complaints and use of spaces.
Further to the above, the Department of Communities and Justice (DCJ) has in place a policy for dealing
with disruptive tenants. The DCJ Antisocial Behaviour Management Policy has the following key features:
A ‘one strike’ policy where serious breaches of a tenancy agreement will result in direct application
to the NSW Civil and Administrative Tribunal for termination of a tenancy;
A ‘three strike’ policy that could result in termination, if three strikes are validly issued to a tenant
within a 12 month period; and
Acceptance of Neighbourhood Impact Statement by the NSW Civil and Administrative Tribunal to
give the community and neighbours a voice in the Tribunal process.
Further information about the policy can be found at the following link:
http://www.housing.nsw.gov.au/forms,-policies-and-fact-sheets/policies/antisocial-behaviour-
management-policy
The property will be managed by a Community Housing Provider who will be responsible for
implementation of a maintenance program to include urgent repairs, regular lawns and grounds
maintenance, and upgrading programs. Maintenance contractors are responsible for communal area
maintenance, and tenants are responsible for their own private open space maintenance. This is consistent
with space management principles within CPTED that require building management or residents to ensure
the site is well presented and cared for.
DCJ has a dedicated 24 hour hotline, 1800 422 322, where local residents can report any tenancy related
matters. In addition, the Local Housing Office and the community housing provider can be contacted with
any tenancy related queries.
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The potential impact is therefore considered to be negligible based on CPTED driven building design and
implementation of ongoing maintenance programs for LAHC development.
8.5 Local Housing Market
The proposal will provide additional social housing opportunities within a niche market where studio type
room rentals are scarce. The development will increase the available dwelling mix within Seven Hills
through provision of nine (9) boarding rooms designed to support single person households.
Noting that the development will be managed by Land & Housing Corporation or a community housing
provider, the rental housing is unlikely to generate any significant adverse impacts on the local housing
market. Upon review of the limited private rental opportunities available for single person households, the
proposed development would also allow members of the community, who might otherwise be displaced
due to housing stress or lack of rental supply, to remain in Seven Hills and the Blacktown LGA.
8.6 Accessibility
As discussed in section 4.13, 5.1% of the Seven Hills population require daily assistance. The development
will be required to be designed in accordance with the relevant Building Code of Australia (BCA) standards
for accessibility. Lift access has not been provided to Level 1 however the accessible room (room 3) is
located on the ground floor with compliant path of travel from Grantham Road achieving a maximum
gradient of 1:23.
The proposal will therefore generate no adverse social impacts to persons requiring accessible facilities
and to the contrary, inclusion of one (1) accessible dwelling will accommodate persons with varying
degrees of physical ability. Flexibility afforded to residents within accessible dwellings is considered to
represent an important benefit where elderly or persons with accessibility needs can feel comfortable
within social housing settings.
8.7 Transport and Parking
Two (2) accessible car spaces will be provided on the site to meet the needs of future proposed parking
provision is compliant with requirements of Division 3 of State Environmental Planning Policy (Affordable
Rental Housing) 2009 for accessible sites.
A Traffic and Parking Impact Assessment was undertaken by ttm and submitted with the development
application. The report confirmed that proposed parking was considered to be sufficient to service the
proposed boarding house. Further, ample provision of on street parking spaces is also available
immediately adjacent the site on Grantham Road which is generally unrestricted outside of ’no stopping’
areas associated with school bus infrastructure to the east of the site.
The site is located approximately 900m from Seven Hills Railway Station. This station is on the Main Western
line, which is serviced by Sydney Trains T1 Western and T5 Cumberland line services.
The development is located within 300 metres of a bus stop on Olive Street (‘Olive St before Prospect
Highway’ - Stop ID: 2147275 - 702, 705 & 711 services). The Traffic Engineering Assessment confirmed the
existence of additional bus stops on the Prospect Highway, with access to the 611, 630, 702, 711, N70 and
N71 routes
Formal concrete pedestrian footpaths are located on both sides of all streets in the vicinity. Signalised
pedestrian crossings are included on both the northern and western legs of the Seven Hills Road South /
Prospect Highway intersection (approximately 50m north of the subject site), and a pedestrian zebra
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crossing on Grantham Road, associated with the adjacent school, is located approximately 60m east of
the subject site.
8.8 Amenity
8.8.1 Amenity of the Locality
Seven Hills is a well-established urban hub that has a distinct character and amenity, including access to
community facilities, open space and services. Over time the character of Seven Hills has had to adapt to
change, from both internal and external sources. Some of the catalysts to change include:
Population growth and lack of social housing;
Aging housing stock;
Deteriorating public facilities;
Vandalism and malicious damage to property;
Business closures as a result of newer precincts; and
Limited funds for maintenance.
The proposal incorporates the following elements to improve the amenity and character of the Seven Hills
area:
High quality architectural design;
Improvements to an underutilised residential site;
Improved natural surveillance from residential development (day and night);
Potential minor increase to population or relocation of some residents to a more central area which
will service shops and employment; and
Increased housing choice.
Amenity can be improved through various public projects. Access to housing is a key aspect of urban
amenity and investment in accessible social housing by LAHC is expected to create longer term positive
impacts for the suburb.
Typical amenity impacts generated by Boarding Houses can include overshadowing, privacy impacts and
acoustic noise generation over and above typical residential levels. The potential for these amenity
impacts to detrimentally impact surrounding development is mitigated through an architectural design
response that has considered surrounding development and the prevailing character of the locality and
the implementation of the Plan of Management for the development.
8.8.2 Amenity within the Development
The internal amenity of the proposed development is of a high standard. Elements that contribute to
amenity within the development include:
All boarding rooms are self-contained;
All boarding rooms are provided with kitchen and bathroom facilities;
All rooms include their own private outdoor space in the form of a balcony or terrace;
All rooms include suitable window/ door openings to assist with solar access and natural ventilation;
and
Common outdoor open space area at ground level is likely to be highly valued and utilised by
residents, particularly older residents who may seek more consistent social interaction outside family
groups.
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8.9 Open Space & Recreation Facilities
Private open space areas have been provided on the site in the form of balconies or terraces to all
boarding rooms. Landscaped areas will be provided within communal facilities at ground level and along
site perimeters and street frontages.
Playing fields, additional pocket parks and areas of passive open space are available nearby within
walking distance and through easy public transport connections. Duncan Park and James Ridley Park are
situated approximately 400m to the east of the site with additional public open space provided within
Soldiers Settlement Reserve.
A number of additional public recreational facilities exist in the locality, including Grantham Park and tennis
courts, 1.5km south west of the site and Blacktown Aquatic Centre 4km to the west.
It is not expected that the proposed development would generate unreasonable demand on open space
and recreation facilities and any impact would be considered negligible due to adequate existing
provision of infrastructure.
8.10 Community Facilities and Services
Local community facilities within the Seven Hills - Blacktown area include Blacktown Area Community
Centres Inc, Lalor Park Community Centre and Seven Hills Community Centre.
Seven Hills Community Centre is located 800m to the north of the site and provides a theatre style hall that
supports community events and entertainment.
Although there are opportunities for some minor demographic changes to be experienced as a result of
the development, it is not considered that the demand for community facilities and services in the area
will outstrip supply.
It is expected that if the locality transitions to include more mixed-use residential development, there will
be opportunity for additional community facilities and services to be established in response to the
demand.
8.11 Minority Groups
The proposal is unlikely to generate any adverse impact to minority groups. One (1) accessible unit will be
provided to accommodate persons requiring specific mobility and design elements.
Further the proposal is required to comply with accessibility requirements in accordance with the Building
Code of Australia.
8.12 Quality of Life, Health and Wellbeing
The proposal will assist with provision high quality rental accommodation that is likely to improve the quality
of life for prospective tenants without any significant effect on the quality of life enjoyed by surrounding
residents. The proposal adopts a high standard of architectural design which assists in the maintenance of
existing amenity of surrounding development and improvements to an underutilised site. It is highly likely
that quality of life may therefore be increased through occupation of new dwellings incorporating
sustainable design, landscaping and private open space provision with high levels of solar access and
natural ventilation.
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The site is well located in relation to services and facilities and is within walking distance of most household
needs.
Other benefits that will contribute to health and well-being include:
Improved safety and natural surveillance;
Additional employment during and after construction;
Architectural design elements providing visual appeal; and
Additional social housing provision to assist local residents on the current 5-10 year waiting list.
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9 Mitigation of Impacts
Table 2 below outlines the potential social impacts; the potential level of impact and what measures are
proposed to mitigate any possible negative effects.
Table 2: Mitigation of Potential Social Impacts
Social Impact Comments Level Measures
Location and
Land use
The site is located in close
proximity to essential services,
recreational opportunities and
public transport (train and bus).
Medium
Positive No measures required.
The site is centrally located to
medical facilities in the area.
Low
Positive No measures required.
Potential for overshadowing
and privacy impacts.
Low
Negative
The building has been designed
and oriented to minimise
adverse privacy impacts. The
corner location adjacent to two
roads greatly assist with this. The
design adopts setbacks and
associated building separation
that mitigates any
unacceptable impact
associated with privacy,
overlooking and
overshadowing. Screening is
provided to further strengthen
levels of internal privacy for
residents.
Architectural design has also
incorporated suitable window
openings and setback to the
street to maintain visual and
acoustic privacy for future
residents of the development.
No additional mitigation
measures are deemed
necessary to address this issue.
Potential for noise impacts from
Seven Hills Road
Low
Negative
To address predicted exposure
to road noise, the following
recommendations have been
derived from the Environmental
Noise Assessment prepared by
ttm and submitted with the DA:
Glazing treatment with
minimum acoustic
performance
requirements.
Explore opportunities for
suitable forms of
ventilation including
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Social Impact Comments Level Measures
Silence Air or Aeropac
noise ventilators.
Wall construction to be
implemented to achieve
specified minimum
acoustic ratings.
Roof and ceiling
construction to achieve
required acoustic ratings.
Demographic and
population
change
The development may increase
the number of residents in the
immediate locality.
Low
Positive
Whilst the proposal may increase
the number of residents in the
locality, it is likely that the
building would be occupied by
local persons who are
transitioning to new or more
suitable social housing.
Notwithstanding, the increase of
persons to a central location in
Seven Hills will likely assist with
servicing of local businesses and
facilities.
Economic Impacts
It can be expected that local
trade professionals will be
utilised in the construction
phase of the development,
creating a positive outcome in
the short to medium term.
Low
Positive No measures required.
It can also be expected that the
increased servicing needs of the
development will require local
businesses to fill the void. The
cleaning, maintenance and
other services required by the
future residents will generate
long term employment.
Medium
Positive No measures required.
Crime and Safety
Increased pedestrian/vehicle
movement and natural
surveillance will promote
passive surveillance of the area
and potentially reduce the
likelihood of criminal or anti-
social behaviour.
Low
Positive No measures required.
Perceived sense of safety issues
associated with social housing.
Low
Negative
In addition to police operations
in the area, DCJ has a
dedicated 24 hour hotline, 1800
422 322, where local residents
can report any tenancy related
matters. In addition, the Local
Housing Office can be
contacted with any tenancy
related issues.
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Social Impact Comments Level Measures
A Plan of Management has
been prepared to ensure
tenants are aware of their
responsibilities.
Opportunities for CCTV
surveillance of building entry
points should be explored by
LAHC following a review of
security measures after 6 months
of building occupation.
No additional measures are
required.
Local Housing
Market -
Affordable
Housing
Result in potential affordable
housing for older sections of the
population.
Medium
Positive No measures required.
New housing opportunities in
the form of boarding rooms
that are currently limited in
supply in Seven Hills.
Medium
Positive No measures required.
Accessibility
Proposal has been designed to
be incorporate one accessible
boarding room.
High
Positive No measures required.
No lift access provided to
upper residential level.
Medium
Negative
Absence of lift facilities will limit
accessible housing options
within the boarding house.
One accessible room is
provided at ground level, no
additional measures are
required.
Transport and
parking
Perceived increase in traffic
along Main Road.
Low
Negative
A traffic impact assessment has
been undertaken and included
with the development
application that found no
significant increase in traffic will
be generated as a result of the
proposed development.
Provision of compliant parking
requirements.
Medium
Positive
Parking is provided in
accordance with SEPP
(Affordable Rental Housing)
2009 requirements.
LAHC should also explore
opportunities for display of bus
and train timetables in lobby
areas to ensure residents can
best utilise public transport.
Amenity of local
area
Proposed development
includes significant
improvements to the visual
amenity and character of the
local area.
High
Positive No measures required.
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Social Impact Comments Level Measures
Open Space and
Recreation
Facilities
Existing open space and
recreation facilities are located
in close proximity to the site
and any increase in demand is
likely to be accommodated by
existing infrastructure.
Medium
Positive
Upgrades to existing facilities are
not required
Community
Facilities and
Services
Seven Hills has a number of
existing community services
whose utilisation may be
increased by tenants of the
boarding house.
Low
Positive No measures required.
Minority groups
Appropriate provision of
boarding rooms proposed
including an accessible room.
Low
Positive No measures required.
Quality of Life,
Health and
Wellbeing
The proposal encourages
walkability, provides adequate
open space, solar access,
safety and amenity.
Medium
Positive No measures required.
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10 Conclusion
This Social Impact Assessment has been prepared to address the potential social impacts that may be
generated from the development of Boarding House at 1A Grantham Road, Seven Hills.
The assessment identified some potential minor negative impacts which have been suitably mitigated
through design and additional community benefits.
It can be concluded that the proposal will:
Increase social housing supply in the locality, particularly boarding rooms where supply is limited in
Seven Hills;
Allow social groups and members of the community, who might otherwise be displaced due to
housing stress, to remain in the locality and thus maintain neighbourhood amenity through
diversification.
Be managed by the LAHC / Community housing provider to ensure that occupants are bound to
respect neighbouring development through the strike policy;
Significantly improve residential amenity by replacing an underutilised site with a high quality
residential development that will complement the neighbourhood;
Generate potential economic benefits through accommodation of low income earners in close
proximity to jobs, services and education;
Generate further economic benefits by creating employment opportunities during the
construction, cleaning / maintenance, and ongoing operational phases of the ground floor
commercial tenancies; and
Assist in meeting the objectives of LAHC, NSW State Government and City of Blacktown urban
growth and housing policies to increase the availability of social housing for people who might
otherwise be unable to afford local rental accommodation.
As discussed, impacts to neighbouring residential amenity can be mitigated through implementation of
LAHC’s strike policy where tenants are bound to comply with residential guidelines to ensure surrounding
development is not impacted.
Overall, it is considered that the proposal will generate positive social impacts.
Recommended