Ku-ring-gai Housing Strategy to 2036Housing Strategy to 2036 Draft March 2020 National Relay Service If you have a hearing or speech impairment, contact Ku-ring-gai Council using the

Ku-ring-gai Housing Strategy to 2036Draft March 2020

National Relay ServiceIf you have a hearing or speech impairment, contact Ku-ring-gai Council using the National Relay Service.

TTY users call 133 677 then dial 02 9424 0000.

Speak and Listen users with ordinary handset call 1300 555 727 then ask for 02 9424 0000.

Internet relay usersLog on to Internet relay and enter 02 9424 0000

While every reasonable effort has been made to ensure that this document is correct at the time of printing, Ku-ring-gai Council disclaims any liability to any person in respect of anything or the consequences of anything done or omitted to be done in reliance upon the whole or any part of this document.

01 Acknowledgement .......................................... ...........................4

02 Introduction .................................................... ...........................6

03 Snapshot ....................................................... .........................10

04 Vision ............................................................. .........................13

05 Housing to 2036 ............................................. .........................14

06 Priorities and Actions ...................................... .........................19

07 Implementation .............................................. .........................26

08 Monitoring ..................................................... .........................27

09 References ..................................................... .........................28

Contents

Ku-ring-gai’s local housing strategy comprises:

1. Ku-ring-gai Housing Strategy to 2036This provides the key information regarding housing

provision in the local area to 2036. It gives an overview

of investigation outcomes, lists the priorities, actions and

timing of future housing delivery in Ku-ring-gai.

2. Ku-ring-gai Housing Strategy - Technical DocumentThis has been prepared in accordance with the NSW

Department of Planning, Industry and Environment’s Local

Housing Strategy Guideline and Template, and provides a

detailed evidence base and analysis that underpins the

Ku-ring-gai Housing Strategy to 2036.

FiguresFigure 1-1 Strategic Planning Document Context.............................................6

Figure 1-2 North District Local Government Areas................................................7

Figure 1-3 North District Housing Supply Targets Table........................................7

Figure 1-4 Engagement Tools and Techniques.....................................................15

Figure 1-5 Ku-ring-gai LGA Housing Demand 2016 - 2036............................16

Figure 1-6 Capacity Investigation Overview........................................................17

Figure 1-7 Ku-ring-gai Housing Provision Targets 2016 - 2036.......................18

Figure 1-8 Process of Housing Provision.......................................................26

Powell Street, Killara

4 KU-RING-GAI COUNCIL

01 Acknowledgement

DRAFT KU-RING-GAI HOUSING STRATEGY TO 2036 5

Council acknowledges the Guringai people as the Traditional Owners and Custodians of the Ku-ring-gai lands, and pays respect to Elders

past, present and emerging.

Photo: Aboriginal Heritage Office

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02 Introduction

WHAT IS THE HOUSING STRATEGY?

The New South Wales (NSW) government requires all councils to deliver additional housing to accommodate the expected growth of Greater Sydney over the next 20 years to 2036.

Ku-ring-gai’s population is changing. Over the next 20 years, our population is projected to increase by over 25,000 people, which represents relatively modest growth compared to many parts of Greater Sydney. The profile of our local residents is also expected to change with an increasingly ageing population, smaller family groups, proportionally fewer young adults and more single people.

This strategy considers how we will provide additional dwellings, many of which will cater to changing needs of our current residents to the year 2036. Our residents know that Ku-ring-gai is a great place to live and many choose to stay here across their life span. We want children growing up in the area to have the choice to stay, and we want people to have housing that meets their needs as they age or as their circumstances change.

To shape the development of Ku-ring-gai’s housing future, Council needs to understand the type and amount of housing required to meet the needs of our residents now and over the next 20 years. In order to deliver additional dwellings while protecting and enhancing our much-loved local character, Council has conducted an evidence-based assessment of demographic patterns, housing trends, and the capacity of areas to accommodate new dwellings - including identifying areas unsuitable for additional housing.

WHY DO WE NEED A HOUSING STRATEGY?

In March 2018, the NSW government introduced amendments to the NSW Environmental Planning and Assessment Act 1979 (EP&A Act) including requirements for strategic planning. All local Councils in Sydney are now expected to respond to priorities identified in strategic regional and district plans that have been developed by the Greater Sydney Commission.

Ku-ring-gai Council is located in the North District and is required to respond to the Greater Sydney Region Plan, A Metropolis of Three Cities and the North District Plan. These regional and district plans require Council to prepare a Local Strategic Planning Statement which must be informed by Council’s Community Strategic Plan and Housing Strategy, as per Figure 1-1. They provide directions on how councils will accommodate population increase over the period 2016 to 2036.

The North District Plan identifies key considerations for the Ku-ring-gai Housing Strategy including:

• Where in Ku-ring-gai new housing will most appropriately align with existing and proposed improvements to local infrastructure including transport and open space.

• The right locations for additional housing – including areas that are unsuitable for significant change in the short, medium and long term.

• The capacity to contribute to the Regional Plan’s 20-year strategic housing target of 92,000 dwellings across the whole North District by 2036.

Figure 1-1 Strategic Planning Document Context


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HAS THE NSW GOVERNMENT GIVEN KU-RING-GAI DWELLING TARGETS?

The New South Wales State Department of Planning, Industry and Environment released the 2019 Population Projections on 16th of December 2019. The NSW government estimates that by 2036, Ku-ring-gai’s resident population will reach 147,809 people – an increase of over 20% or 25,337 new residents from 2016. The Greater Sydney Region Plan includes dwelling targets for all the Sydney Districts and has the following housing supply targets allocated to nine local government areas in the North District.

Housing Supply Targets for the North District

0-5 year: 2016-2021 20 year: 2016 to 2036

25,950 dwellings 92,000 dwellings

Figure 1-3 North District Housing Supply Targets Table

The Greater Sydney Region Plan also identifies a combined 0-5 year housing supply target of 25,950 dwellings across all nine North District councils, as in the table at Figure 1-3. The target is based on each council’s existing dwelling delivery pipeline under current planning controls. This means there is no expectation for any further action in the immediate (2016-2021) period.

The North District Plan breaks down and divides the 25,950 dwelling target for each of the nine North District council areas. It stipulates delivery of 4,000 new dwellings within Ku-ring-gai during the 5 year period from 2016 to 2021. Since 2016, more than half of the required housing supply quota has been met, with the remaining amount fully deliverable through current development approvals and through land already zoned for higher densities. This means that the 0-5 year housing supply target is achievable under Council’s existing planning policies and no immediate amendment to the Ku-ring-gai Local Environmental Plan is necessary.

Beyond the 0-5 year period, amendment to the Ku-ring-gai Local Environmental Plan will be required to facilitate additional housing provision in Ku-ring-gai. Ku-ring-gai’s 6 - 10 year housing target will be developed iteratively through the Housing Strategy. The Housing Strategy will inform numbers, location and type of dwellings deliverable within Ku-ring-gai. It will also clarify how the additional housing provision will retain, enhance and develop the current and future local character and factor into the liveability of neighbourhoods as stipulated in the Regional and District Plans.

Figure 1-2 North District Local Government Areas

WHAT IS THE NORTH DISTRICT?

The Greater Sydney Commission’s Greater Sydney Region Plan, A Metropolis of Three Cities is built on a vision of three cities – Western Parkland City, Central River City and Eastern Harbour City. Greater Sydney’s three cities reach across five districts: Western City District, Central City District, Eastern City District, North District and South District.

The Ku-ring-gai local government area (LGA) is located within the North District, which forms a large part of the Eastern Harbour City. The North District includes eight other local government areas: City of Ryde, Hornsby, Hunters Hill, Lane Cove, Mosman, North Sydney, Northern Beaches and Willoughby. See Figure 1-2.

Ku-ring-gai

Northern Beaches

Hornsby

Ryde

MosmanNorth SydneyHunter’s Hill

Lane CoveWilloughby


WHY IS THE HOUSING STRATEGY IMPORTANT?

Ku-ring-gai is growing and changing. The Housing Strategy will help us direct and manage that change.

The Housing Strategy will:

• Enable Council to proactively manage the projected increase in local population and ensure the provision of suitable housing numbers and types at appropriate locations.

• Set out a framework to accommodate new homes in a considered manner while protecting the valued local character and amenity of the area.

• Reduce the risk of development intensification in areas of natural and heritage character, and areas with limited transport and bush fire risks.

• Provide clarity on how Ku-ring-gai will grow over the next 20 years, at the rates expected by state level directions.

We are getting older

By 2036, those aged 65 years and over in Ku-ring-gai will increase by almost 40% compared to 2016. Through previous community consultation, we know that when it comes to the needs of our older residents, maintaining wellbeing, social connections and independence are key considerations so that people can stay healthy for longer and support themselves in their own home.

We are losing our younger people

Based on current projections, the proportion of the population in the 25 – 39 age group will continue to decline to 2036. Keeping those of working and family age in Ku-ring-gai will ensure we retain a diversity of age groups in the area. This is key to contributing to our area’s vibrancy and stability.

Our household structures are changing

Projections from the NSW Department of Planning, Infrastructure and Environment indicate that the number of people living alone in Ku-ring-gai will increase over the next 20 years, and that the average household size will become smaller as family structures change. We need to address the housing needs are for smaller and lone person households.

HOW HAS THE HOUSING STRATEGY BEEN PREPARED?

The Housing Strategy analyses the existing and future population and determines the location, type and amount of housing required by our residents to 2036. It investigates the area’s housing capacity across the LGA and identifies suitable areas to accommodate new housing for the projected growth in population. It also examines how Ku-ring-gai’s valued local character can be supported and enhanced through provision of necessary additional housing.

Through the Our Ku-ring-gai 2038 Community Strategic Plan, the community has made it clear that they desire greater housing choice for all age groups, while protecting and enhancing the natural environment, and the visual landscape and heritage character of Ku-ring-gai.

Council’s approach to housing, as outlined in the Local Strategic Planning Statement, is committed to finding ways to conserve the much-loved local character of building within landscaped gardens, including tall canopy trees, while enabling diverse, affordable and accessible housing around retail and economic centres that are well serviced by train services and major bus routes along arterial roads.

The Housing Strategy provides an in-depth investigation into these options, informed by community engagement and detailed analysis, with consideration of infrastructure provision, timing and roll out of additional housing over the 20 year period.


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WHY DO WE HAVE TO PLAN FOR GROWTH?

There will be increases in population across Greater Sydney over the next 20 years. The numbers and needs of the Ku-ring-gai community are changing. We are strategically located with good connections to the Sydney CBD and other growing employment areas. Given our key arterial road and rail stations our growth is inevitable. If we don’t plan for change now, we will not have a considered approach to providing enough housing to meet our current and future residents’ needs, including enabling our population to age in place and provide options for our children to stay in place.

It is up to Council and the community to influence in a timely manner how this change happens and how we will accommodate future growth. Being proactive now will mean we can maximise community benefits and protect our current and future local character. The Housing Strategy is about setting a plan in place so that the future of Ku-ring-gai is sustainable and our quality of life is the best it can be.

WHAT HAPPENS IF WE DO NOTHING?

Doing nothing is not really an option for us. Council together with the community need to plan and manage our vision for the Ku-ring-gai local government area.

If we do nothing, Ku-ring-gai Council will have less control over delivering housing and development in the right locations and protect what we value.

Doing nothing also weakens Council’s position when landowners submit private planning proposals for development intensification in areas that are contrary to the prevailing planning and character of Ku-ring-gai and that do not adequately consider, at a local level, the required infrastructure, community facilities and services to support those developments. These planning proposals are ultimately determined by the NSW government and having a clear Housing Strategy will clarify Council’s position to enable a better outcome, including possible refusal, on such proposals.

Lorne Avenue, Killara


03 Snapshot

42,511Separate dwellings is the dominant housing type.

dwellings

Population

126,046An estimated resident population of

(2018, ABS ERP)

41,200households

21,700residents aged 65+

Ku-ring-gai Today

23%flats / apartments

4%townhouse / terrace

73%separate houses

Housing

22,700households with children

Land

+18,022population increase

1.6%average annual growth

international migration(2011-2016)

national migration(2011-2016)

+9,000 +38,000

73%increase in housing stress

Growth 2006-20163rd largest LGA in theNorth District

627 ha

of Heritage Conservation Areas

3,356ha of open space

19,350residents aged 10-19

30,223people work in Ku-ring-gai

home ownership

78%

17% homes rented

Main local industries include Health Care and Social Assistance and Education and Training

44% live in Ku-ring-gai

56% live outside Ku-ring-gai

96%increase in median sale price

36%increase in median rental price

4,596 ha of residential land

8 train stations

Ku-ring-gai 2016


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Ku-ring-gai 2036

Population Housing

39%Number of people aged 65+projected to increase by

by 2036

A growing proportion of older people.

Household Type Ku-ring-gai 2016

Families with children

21,776 or 55%

Couples only

9,589 or 24%

Lone person

6,157 or 15%

% increaseto 2036

+1,267more people each year

Improved housing choice; more medium and highdensity dwellings

Ku-ring-gai 2036

147,809A projected resident population of

(2036, DPIE Projections)

54,095implied dwellings

51,004projected households

30,245residents aged 65+

22,517residents aged 10-19

Growth 2016-2036

26,880projected households with children

8,806projected loneperson households

12,639projected coupleonly households

+25,337more people by 2036

0.94%average annual growth

21%population increase

+10,660more implied dwellings

+10,427more projected households

23% increase

43% increase

32% increase

48% male

52% female

04 VisionKu-ring-gai’s Housing Future:

liveable for lifeHousing in Ku-ring-gai will support connected communities

by providing sustainable, diverse, and well-designed homes to accommodate a changing community, close to key infrastructure

and aligned with the local character.

Diversity

Diversity

Provide a variety of housing types and sizes to suit the changing needs of the community.

Affordability

Enable people to live in the area through changing life stages and circumstances.

Accessibility

Enable people of all ages and abilities to continue to live independently, close to networks and age in place.

Liveability

Liveability

Locate housing to create connected communities living in healthy neighbourhoods with amenity, safety and open space.

Mobility

Provide new homes within a 10 minute walk to frequent train and bus services, close to cycle routes, and having regard to traffic flow and parking.

Social and Cultural Infrastructure

Provide key services and facilities to support and engage our community.

Quality

Design

Provide high quality, well designed homes that consider streetscape, context and building scale.

Character

Ensure housing respects local character, and is compatible with heritage and biodiversity values.

Sustainability

Deliver environmentally sustainable homes that are resilient to a changing climate.


05 Housing to 2036

The proposed housing provision for Ku-ring-gai is the result of extensive research, and community consultation. It balances the need for more homes with the need to consider infrastructure, sustainable growth and the creation of great places whilst protecting key existing heritage, biodiversity and tree canopy assets.

The evidence that has informed the Housing Strategy consists of three key components underpinned by detailed studies attached to the Ku-ring-gai Housing Strategy - Technical Document. The three investigation components are:

• Qualitative investigation – what the community and stakeholders have voiced about future housing provision.

» The Ku-ring-gai Housing Strategy: Communications and Engagement Outcomes Report presents the findings from engagement activities with the community, including input from state agencies and other housing related organisations, on housing aspirations for the local area.

• Quantitative investigation - what the data indicates about existing and projections of local demographics and housing data.

» The Ku-ring-gai Council Housing Needs Study has been prepared utilising established data sources, including census and state government forecast data, to identify local population patterns, trends, demographic projections, housing stock and likely future housing demand.

• Capacity investigation – what areas have potential for future housing supply.

» The Ku-ring-gai Local Centres Housing Capacity Study identifies local housing provision opportunities and constraints, investigation areas, dwelling numbers that can be integrated into the existing urban fabric, and dwelling types that respond to local demographic indicators and community aspirations.

Ku-ring-gai is a much sought after area attracting residents seeking high amenity living with good proximity to educational and other facilities, and access to reliable, high frequency public transport linking to the Sydney CBD.

The current interest in living in Ku-ring-gai, alongside the future population projections released by the Department of Planning, Industry and Environment for the next 20 years to 2036, means additional housing will be required to accommodate growth and the changing needs of the local community.

The District Plan assigns a 20 year (2016-2036) strategic combined housing target of 92,000 dwellings across the North District’s nine council areas. It divides the 20 year housing strategy delivery period into 5-year segments (by financial year) each with housing delivery expectations as follows:

• 0-5 year period (2016-2021)

The North District Plan allocates a combined housing target of 25,950 dwellings for the 0-5 year (2016-2021). It also stipulates the 0-5 year housing target for each council area with Ku-ring-gai required to deliver 4,000 dwellings by 2021.

• 6-10 year period (2021-2026)

The North District Plan requires each council to develop 6-10 year (2021-2026) housing targets specific to the local area through a local housing strategy. The strategy is to demonstrate evidence-based capacity for steady housing supply into the medium term and contribution to the district housing target. The Greater Sydney Region Plan prescribes that councils are to work with GSC to establish agreed 6-10 year housing targets.

• 11-15 (2026-2031) and 15-20 year targets (2031-2036)

The North District Plan expects each council to adopt a long term outlook and stipulate the capacity to contribute to the longer term 20-year strategic housing target for the District to 2036 with consideration to strategies beyond 2036.


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QUALITATIVE INVESTIGATION STAKEHOLDER VIEWS AND PRIORITIES

Community and stakeholder engagement (Figure 1-4) raised the following key points:

• A strong desire for townhouse/villa/terrace style housing and a recognition of the existing lack of supply.

• Opportunities to make better use of existing housing stock through subdividing larger lots and/or houses.

• Provision of a diverse range of housing options, particularly for young families and the ageing population.

• Protection of the tree canopy, biodiversity and heritage character.

• Importance of locating density in appropriate locations, with some opposition to high density.

• Provision of interconnecting transport, active transport networks and social infrastructure.

• Delivery of open space should be a key goal for any redevelopment.

• Preference for additional housing in locations with access to public transport, shops, facilities and open space.

• Opportunities to investigate appropriate density in suitable locations outside the Local Centres, utilising a staging approach.

• Recognition that the Local Centres are in need of revitalisation to improve functionality, but concerns about too much height.

• Necessity for additional housing to be of high quality design that considers interface and integration with the surrounding environment.

• Mixed views surrounding the provision of housing to support younger people in suitable housing typologies.

• Consideration of affordability at different life stages.

• Investigation of opportunities for key worker housing.

• Recommendation that the Housing Strategy is explicit about transport improvement dependencies to trigger and enable residential development.

• Concerns surrounding the feasibility of Centre revitalisation under existing planning controls.

• Concerns surrounding the availability of sites large enough to develop the preferred co-located aged care and retirement living model.

• Concerns regarding existing pressure on infrastructure, such as traffic congestion, school capacity and open space provision.

• Detailed feedback is provided in the Ku-ring-gai Housing Strategy: Communications and Engagement Outcomes Report.

• Feedback from the community indicates general preference for scenarios with more townhouses, accompanied by a general understanding that some height would be needed to revitalise the Centres.

Figure 1-4 - Engagement Tools and Techniques


QUANTITATIVE INVESTIGATIONDEMOGRAPHIC AND HOUSING DATA

Key findings from the demographic and housing analysis include:

• By 2036, Ku-ring-gai is forecasted to have 25,337 additional residents making up 10,427 additional households. The local population profile is forecasted to continue to see a dominance of couples with children (45%) followed by lone person and couple only households (42%).

• Smaller households including lone person and couple only households are forecast to have the greatest growth and are expected to make up 42% of households in the LGA by 2036. The majority of these households are expected to be in the older age cohorts. This may result in a larger proportion of households looking to downsize to apartments or townhouses, or age in place in existing separate dwellings.

• Couples with children households will remain the dominant single household type in Ku-ring-gai at 45%. There has been very limited growth of the household type living in separate dwellings between 2006 – 2016, with the greatest growth being in the household type living in apartment typologies. This household type may require access to a more diverse range of housing typologies including townhouses, attached or other typologies, in addition to apartments and separate dwellings.

• To address affordability issues faced by resident’s changing situations over the 20 year period to 2036, and the barriers to key workers that travel from outside the North District to work in Ku-ring-gai, it is estimated at least 4,000 Affordable Housing dwellings could be utilised in the LGA based on eligibility under the NSW Affordable Housing Ministerial Guidelines.

• By 2036, approximately 387 additional aged care places are likely to be required to provide the same ratio of places for frail aged population (as at 2016). While health and life expectancy is improving in older cohorts, this is likely offset by the significant increase in the over 85 population forecast in the frail category in the Ku-ring-gai LGA.

• A detailed analysis and methodology used to assess the likely demand for future housing to 2036 in the LGA is provided in the Ku-ring-gai Council Housing Needs Study attached to the Technical Document. Given that Ku-ring-gai has no surplus land for sub-division into large lots for new separate houses, the assessment considers the quantum provision of apartment and townhouse dwelling types to meet future housing demand as per Figure 1-5.

• The Ku-ring-gai Council Housing Needs Study tests and confirms the Department of Planning, Industry and Environment’s projected dwelling numbers and indicates a future housing need of 10,704 dwellings to meet local needs to 2036.

Figure 1-5- Ku-ring-gai LGA Housing Demand 2016 - 2036


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CAPACITY INVESTIGATION HOUSING PROVISION POTENTIAL

Studies regarding Ku-ring-gai’s capacity for housing provision indicate the following:

• Under existing planning controls the Ku-ring-gai LGA has the capacity to deliver a total of 2,680 dwellings (1,604 dwellings in the Local Centres and 1,076 dwellings outside the Local Centres). As of November 2019, 99 net detached houses have been completed since July 2016. As of January 2020, 2,823 net multi-unit dwellings have been completed since July 2016.

• High-level LGA-wide mapping indicates that Ku-ring-gai has relatively limited potential for housing provision that would meet the state government’s 30-minute city principles.

• Ku-ring-gai’s Primary Local Centres - Turramurra, Lindfield, Gordon and St Ives are best placed to provide additional housing as they have the necessary frequency and reliability of public transport and bus provision.

• Delivery of housing in St Ives and Neighbourhood Centres is contingent on the provision of the scheduled rapid bus infrastructure from Mona Vale to Macquarie Park and Dee Why to Chatswood, and any other upgrades to public transport provision, such as on-demand buses linking out of Centre areas with the Primary Local Centres.

• Housing provision in the Secondary Local Centres - Roseville, Killara, Pymble and Wahroonga is subject to capacity and impact investigation.

• The Primary Local Centres Housing Capacity Study indicates that the four Primary Local Centres are able to accommodate additional housing with indicative dwelling numbers as per Figure 1-6.

• Feedback from the community indicates a desire for more townhouses, and whilst the requirements for heights in the Centres for revitalisation and contributions towards open space acquisition and other amenities is understood, extreme heights were not supported.

Figure 1-6 - Capacity Investigation Overview


STAGING OF HOUSING DELIVERY TO 2036

The analysis of the evidence, investigations and community feedback support the following staged housing provision in Ku-ring-gai over the 20 year period 2016-2036. This supports the four stages of delivery as seen in Figure 1-7.

Stage 1 - 2016 - 2021

• Delivery of housing will continue under Council’s existing planning controls.

• It is highly likely that Ku-ring-gai will meet the 4,000 dwelling target set in the North District Plan for the 2016-2021 period under the existing planning controls with 2,922 dwellings already delivered since 2016 and a remaining capacity of 2,680 dwellings (dependent on market take-up on viable sites).

• Monitoring of dwelling delivery at every 5-year period will ensure that where an excess or deficit of dwellings has been delivered in the previous period, the following 5-year period adjusts the dwelling numbers to remain within the parameters of the 20 - year delivery number to avoid over or under supply of housing.

Stage 2 - 2021 - 2026

• Selected or priority mixed use sites (B2 Local Centre zone) in Turramurra, Lindfield and Gordon Local Centres – not all of B2 zone.

• Apartments and medium density in Lindfield, Turramurra and Gordon Local Centres (partial extent as per scenario 1 or 2).

• Medium density in “out of Local Centre” location (location to be confirmed, may include Neighbourhood Centres, subject to investigation and Council approval) – small area as test.

Stage 3 - 2026 - 2031

• Remainder of B2 Local Centre zones in Lindfield, Turramurra and Gordon Local Centres.

• Apartments and medium density in Lindfield, Turramurra and Gordon Local Centres (partial extent as per scenario 1 or 2).

• Medium density in “out of Local Centre” location (location to be confirmed, may include Neighbourhood Centres, subject to investigation and Council approval).

• Numerous detailed technical studies to verify locations, numbers, impacts and infrastructure provision (Centres are subject to investigation and Council approval) - expanded area – subject to provision of improved transport infrastructure.

Stage 4 - 2031 - 2036

• B2 Local Centre zones and apartments and medium density in St Ives (partial extent) – subject to provision of priority bus infrastructure from Mona Vale to Macquarie Park.

• Apartments and medium density in Lindfield, Turramurra and Gordon Local Centres (completion).

• Medium density in “out of Local Centre” location (location to be confirmed, may include Neighbourhood Centres, subject to investigation and Council approval) – subject to provision of improved transport infrastructure.

NEXT STEPS TO DEVELOP HOUSING OPTIONS FROM THIS HOUSING STRATEGY

The Strategy sets out the strategic direction forhousing in the Ku-ring-gai LGA, providing the highlevel priorities, actions, indicative numbers and stagingof housing provision over the next 20 years to 2036.

The implementation of the Strategy will require thepreparation of a series of planning proposals over the 20year period. These planning proposals will require moredetailed place-based design and technical considerationsfor each 5-year period including:

• Development of final delivery mapping and finite dwelling numbers and types, including delivery under current planning controls.

• Detailed technical studies to verify locations, numbers, impacts and infrastructure provision.

• Engagement with community stakeholders and state agencies to test and validate proposed directions.

Figure 1-7 - Ku-ring-gai Housing Provision Targets 2016 - 2036

Note: Council’s existing planning controls contain the capacity for approximately 1,600 additional dwellings. Any remaining capacity in these existing controls that are not taken up in the delivery of the 0-5 year target will be used to contribute to the 6-20 year targets. Monitoring of delivery will be undertaken prior to preparation of any planning proposal to avoid over supply or under supply in relation to the 20 year 10,660 dwelling number.


06 Priorities and Actions

The Housing Strategy Priorities are Council’s long term goals for housing in the LGA.

The Housing Priorities and Objectives are consistent with and deliver on the associated principles in the Greater Sydney Region Plan, A Metropolis of Three Cities, the North District Plan. and Ku-ring-gai’s Local Strategic Planning Statement.

The development of the Priorities and their Objectives has been informed by:

• The context and framework of state and local strategic planning directions.

• The analysis of the local demographic, housing and capacity evidence-base.

• The views of the local community and stakeholders gathered through engagement events.

The Priorities and Objectives require an implementation and delivery plan to identify the mechanisms and timing for housing delivery over the life of the Housing Strategy. This is done through setting Actions and corresponding Indicators that operationalise the Priorities and Objectives.

2 Marshall Avenue, Warrawee

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Marian Street, Killara


Housing Priority H1Facilitating the supply of homes in the right locations

Housing Objectives

» To prioritise the delivery of housing within areas close to services, cultural and community facilities, and within a 10 minute walking distance to key public transport nodes.

» To provide homes in areas that can support the creation and growth of vibrant Local Centres and a thriving local economy.

» To stage housing delivery in coordination with provision of local and state infrastructure and services.

This Housing Priority H1 and its objectives are in alignment with, and deliver on, the following principles in the Greater Sydney Region Plan, North District Plan and Ku-ring-gai’s Local Strategic Planning Statement (LSPS).

Ku-ring-gai’s Local Strategic Planning Statement

K3. Providing housing close to transport, services and facilities to meet the existing and future requirements of a growing and changing community.

K6. Revitalising and growing a network of centres that offer unique character and lifestyle for local residents.

K21. Prioritising new development and housing in locations that enable 30 minute access to key strategic centres.

North District Plan

N4. Fostering healthy, creative, culturally rich and socially connected communities.

N5. Providing housing supply, choice and affordability with access to jobs, services and public transport.

N6. Creating and renewing great places and Local Centres, and respecting the District’s heritage.

Greater Sydney Region Plan

Objective 12. Great places that bring people together.


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Actions Timeframe

2016 - 2021 2021 - 2026 2026 - 2031 2031 - 2036

Amend the Ku-ring-gai Local Environmental Plan to facilitate the provision of new homes within an 800m distance from main transport nodes in the Primary Local Centres: Gordon, Lindfield and Turramurra.

Indicator - Planning proposals are prepared for 5-yearly

amendments to the Ku-ring-gai Local Environmental Plan.

Amend the Ku-ring-gai Local Environmental Plan to facilitate the provision of new homes within an 800m distance from the St Ives Centre subject to delivery of the priority bus infrastructure from Mona Vale to Macquarie Park.

Indicator - Upon state government commitment to the delivery

of Mona Vale to Macquarie Park priority bus infrastructure, a planning proposal is prepared to amend the Ku-ring-gai Local Environmental Plan.

Investigate opportunities for additional housing and supporting infrastructure outside Primary Local Centres.

Indicator - An evidence based capacity study is prepared

for these Centres to inform future housing opportunities.

Advocate and work with NSW government agencies to align their infrastructure delivery plans with future housing provision.

Indicator - Ongoing engagement takes place with state

agencies and utility providers including the Greater Sydney Commission, Department of Planning, Industry and Environment, Department of Education, Department of Health, Transport for New South Wales, Rural Fire Services, Sydney Water Corporation and Ausgrid.

contingent on transport infrastructure


Housing Priority H2Increasing diversity and choice of housing

Housing Objectives

» To provide a mix of dwelling types and sizes.

» To address housing affordability.

» To ensure new homes are accessible and meet mobility needs.




K4. Providing a range of diverse housing to accommodate the changing structure of families and households and enable ageing in place.

K5. Providing affordable housing that retains and strengthens the local residential and business community.

North District Plan

N3. Providing services and social infrastructure to meet people’s changing needs.

N5. Providing housing supply, choice and affordability with access to jobs, services and public transport.





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Actions Timeframe2016 - 2021 2021 - 2026 2026 - 2031 2031 - 2036

Amend the Ku-ring-gai Local Environmental Plan to facilitate the provision of a range of housing types consistent with the adopted Housing Strategy.

Indicator - A planning proposal has been prepared to amend the

Ku-ring-gai Local Environmental Plan.

Develop innovative medium-high density dwelling types and sizes that integrate into the Ku-ring-gai local character.

Indicator - Inclusion of appropriate development standards in the

Ku-ring-gai Local Environmental Plan and controls within the Ku-ring-gai Development Control Plan for new medium-high density typologies.

Investigate the potential for a locally specific medium density complying development model as an alternative to the Low Rise Medium Density Housing Code included in the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008.

Indicator - Evidence is presented to the Department of Planning,

Industry and Environment seeking amendment to the Low Rise Medium Density Housing Code.

Prepare a Housing Affordability Study to determine the needs of residents and essential workers and mechanism to determine appropriate locations for viable provision.

Indicator - A Housing Affordability Study has been prepared to inform

preparation of a State Environmental Planning Policy No. 70 – Affordable Housing (Revised Scheme) Contributions Scheme.

Investigate and prepare an evidence base to determine the future requirements for accessible housing.

Indicator - Amendments are made to the accessibility controls in the

Ku-ring-gai Development Control Plan to address future requirements.


Housing Priority H3Increasing liveability, sustainability and area character through high-quality design

Housing Objectives

» To encourage housing that contributes to healthy and active neighbourhoods.

» To facilitate high quality housing that is responsive to Ku-ring-gai’s local character.

» To promote housing that meets high sustainability performance targets.




K7. Facilitating mixed-use developments within the centres that achieve urban design excellence.

K12. Managing change and growth in a way that conserves and enhances Ku-ring-gai’s unique visual and landscape character.

K39. Reducing the vulnerability, and increasing resilience, to the impacts of climate change on Council, the community and the natural and built environment.

North District Plan


N22. Adapting to the impacts of urban and natural hazards and climate change.




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Actions Timeframe 2016 - 2021 2021 - 2026 2026 - 2031 2031 - 2036

Develop a design excellence mechanism to promote exceptional quality and innovation in the design and delivery of residential and mixed use buildings

Indicator - The Ku-ring-gai Local Environmental Plan and

Ku-ring-gai Development Control Plan are amended to facilitate the delivery of design excellence features.

Undertake a Local Character Study in accordance with the Department of Planning, Industry and Environment’s Local Character and Place Guidelines to inform the preparation of local character mapping and local character statements.

Indicator - Amendments are made to the Ku-ring-gai Local

Environmental Plan to include local character mapping overlay and local character statements are included in the Ku-ring-gai Development Control Plan.

Investigate and develop mechanisms, including improved BASIX standards, to deliver sustainable housing that supports Council’s net-zero emission targets.

Indicator - An application is made to the Department of

Planning, Industry and Environment for an amendment to State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 to improve environmental performance of new residential and mixed use buildings.

Update planning controls relating to built form, materials and finishes to ensure good design as a key outcome.

Indicator - To prioritise good design in the Ku-ring-gai

Development Control Plan is amended.


07 Implementation

Ku-ring-gai’s Housing Priorities and Objectives will be implemented through a series of actions involving the following key approaches throughout the process indicated in Figure 1-8.

Strategic Planning

Council will work with the NSW government towards planning controls that can deliver well located, diverse housing options of quality design and supplying sustainable outcomes, as per the North District Plan and Ku-ring-gai’s Local Strategic Planning Statement.

Policy Development

Council will address housing issues by developing policies, strategies and action plans that draw on evidence-based research and analysis, best practice and innovative approaches.

Community Engagement

Council will provide information, customer service, community consultation and stakeholder engagement to raise awareness and encourage community involvement in the provisions of local housing.

Leadership

Council will lead by example by supporting innovative and collaborative approaches to the delivery of diverse, accessible and sustainable housing supply in the right locations for its community.

Collaboration

Council will work with state agencies, neighbouring councils, business and community organisations through formal and informal avenues to deliver initiatives to accommodate the changing community.

HOUSING STRATEGY - Guide to housing provision over 20 years (2016-2036)

• high level priorities - action - locations - indicative dwelling numbers - staging of delivery

PLANNING PROPOSALS - Implementation of Housing Strategy over 20 years in 5-year periods

• Staged detailed investigation, consultation, verification of locations, numbers, typologies

1. 2021 - 2026 - Planning Proposal 12. 2026 - 2031 - Planning Proposal 23. 2031 - 2036 - Planning Proposal 3

Figure 1-8 - Process of Housing Provision


08 Monitoring

The most appropriate mechanisms to deliver and implement the Housing Strategy includes both planning and non-planning options. Actions to implement the mechanisms are contained within Section 6 of this document.

Ku-ring-gai Council will monitor the progress of the priorities, objectives and actions of the Housing Strategy on an ongoing basis. This is essential to track the progress of the Strategy, ensuring accountability and transparency. It will also enable early identification of issues and ongoing adjustment of the Strategy. The monitoring of this Strategy will involve:

• Annual reviews of housing delivery through the state government’s housing monitor and Council’s development approvals monitor to ensure delivery under existing planning controls is factored into dwelling numbers proposed to avoid housing supply excess or deficit. Annual reviews will ensure this Housing Strategy and Ku-ring-gai’s planning controls are delivering the housing priorities in a timely manner.

• Five yearly reviews re-examining the evidence-base to identify any changes in the demographics and housing needs to ensure this Housing Strategy continues to guide appropriate housing stock in Ku-ring-gai.

• A ten-year review of this Strategy to ensure the 20-year vision, the evidence base and planning contexts align with the actions, and aims in the Greater Sydney Region Plan and North District Plan.

The monitoring reviews will include ongoing consultation and collaboration for the provision of infrastructure delivery to service future housing provision.

The need for infrastructure to support new development and to align with forecast population growth is a key component of the Greater Sydney Region Plan, A Metropolis of Three Cities and the North District Plan. These plans have been prepared concurrently with the NSW government’s Future Transport Strategy 2056 Greater Sydney Services and Infrastructure Plan and Infrastructure NSW’s State Infrastructure Strategy 2018-2038 to ensure that land use, transport and infrastructure planning is integrated across Sydney and the North District.

The delivery of housing in Ku-ring-gai is contingent on infrastructure improvements to accommodate new populations and meet demand generated across a range of infrastructure categories such as transport, education, health, utilities, community facilities, arts, cultural, indoor recreation and open space. As part of the preparation of future planning proposals to implement the Housing Strategy, preparation of further technical studies plus ongoing collaboration and statutory consultation with key state infrastructure agencies, such as Transport for NSW, Department of Education, Sydney Water and Ausgrid, will be paramount.

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affordable housing Affordable housing is housing that is appropriate for the needs of a range of very low to moderate income households and priced so that these households are also able to meet other basic living costs such as food, clothing, transport, medical care and education. As a rule of thumb, housing is usually considered affordable if it costs less than 30% of gross household income. Affordable housing is open to a broader range of household incomes than social housing.

average household size The average number of people per household in a given area.

Census The Census of Population and Housing, carried out every five years by the Australian Bureau of Statistics. It aims to accurately measure the number of people in Australia on Census night, and to gather information on their key characteristics and the dwellings in which they live. Census 2016 is the most recent Australian Census for which data is available.

dwelling approval Permission to commence construction of a building, such as a building permit issued by local government authorities and other principal certifying authorities, contract let or day labour work authorised by Commonwealth, State/Territory, semi-government and local government authorities.

dwelling completion A dwelling is completed when building activity has progressed to the stage where the building can fulfil its intended function.

household The household is the basic unit of analysis in this publication. A household consists of one or more people, at least one of whom is at least 15 years of age, usually resident in the same private dwelling. The people in a household may or may not be related. They must live wholly within one dwelling.

housing stress The condition of households (in the bottom 40 per cent of income distribution) paying more than 30 per cent of their gross income on mortgage or rental repayments.

planning proposal A planning proposal is a document that explains the intended effect of a proposed local environmental plan (LEP) and sets out the justification for making that plan. It will be used and read by a wide audience including those who are responsible for deciding whether the proposal should proceed, as well as the general community.

tenure type The nature of a person’s or social group’s legal right to occupy a dwelling. Tenure types include owner (fully owned or being purchased with mortgage), renter (private housing or public/community housing), rent free, life tenure scheme, shared equity and rent/buy scheme or other tenure.

09 References

Glossary of Terms


Refe

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Acronyms and AbbreviationsABS Australian Bureau of Statistics

B1 Neighbourhood Centre Zone

B2 Local Centre Zone

B4 Mixed Use Zone

BASIX State Environmental Planning Policy (Building Sustainability Index: BASIX 2004)

CBD Central Business District

Census The Census of Population and Housing

Council Ku-ring-gai Council

CSP Community Strategic Plan

DCP Development Control Plan

DPIE Department of Planning, Industry and Environment

E4 Environmental Living Zone

EP&A Act Environmental Planning and Assessment Act 1979

ERP Estimated Resident Population

GSC Greater Sydney Commission

HCA Heritage Conservation Area

KLEP Ku-ring-gai Local Environmental Plan

LEP Local Environmental Plan

LGA Ku-ring-gai Local Government Area

LSPS Local Strategic Planning Statement

NIEIR National Institute of Economic and Industry Research

NSW New South Wales

R1 General Residential Zone

R2 Low Density Residential Zone

R3 Medium Density Residential Zone

R4 High Density Residential Zone

SEPP State Environmental Planning Policy

Strategy The Ku-ring-gai Housing Strategy (this document)


Bibliography and Data Sources• Aboriginal Heritage Office (2015) Ku-ring-gai Council

Aboriginal Site Management Report

• Australian Housing and Urban Research Institute: Whelan, S., Atalay, K., Barrett, G. and Edwards, R. (2019) Moving, downsizing and housing equity consumption choices of older Australians, AHURI Final Report No. 321, Melbourne.

• Biodiversity Conservation Act 2016

• Environmental Planning and Assessment Act 1979

• Federal Department of Infrastructure and Regional Development – Report into Lengthy Commutes

• Future Transport 2056 Services and Infrastructure Plan

• Greater Sydney Commission Greater Sydney Region Plan – A Metropolis of Three Cities 2018

• Greater Sydney Commission North District Plan 2018

• Ku-ring-gai Community Strategic Plan – Our Ku-ring-gai 2038 State Infrastructure Strategy 2018-2038

• Ku-ring-gai Development Control Plan

• Ku-ring-gai Local Centres Development Control Plan

• Ku-ring-gai Draft Local Strategic Planning Statement

• Ku-ring-gai Local Environmental Plan 2015

• Ku-ring-gai Local Environmental Plan (Local Centres) 2012

• Ku-ring-gai Open Space Acquisition Strategy, 2006

• Landcom Housing Indicators 2018

• SQM Research – Vacancy Rates by Suburb (March 2019)

• State Environmental Planning Policy (Building Sustainability Index: BASIX 2004)

• State Environmental Planning Policy (Exempt and Complying Development Codes) 2008

• State Environmental Planning Policy No 70 - Affordable Housing (Revised Schemes)

• Transport for NSW – Household Travel Survey 2017/18

Unless otherwise stated all data has been taken from the Australian Bureau of Statistic 2016 Census of Population and Housing, and the Department of Planning, Industry and Environment’s 2019 Population Projections. Where other data sources have been used, they are referenced in-text.

• Australian Bureau of Statistics (ABS)

» Aboriginal and Torres Strait Islander Peoples Profile (2016)

» ABS.Stat Region Profiles (2018)

» Census QuickStats (2016)

» Community Profile (2006, 2011 and 2016)

» Estimated Resident Population

» TableBuilder Basic

» TableBuilder Pro

» Time Series Profile (2016)

» Census of Population and Housing - Estimating homelessness (2016)

» Count of Australian Businesses (2018)

• Department of Family and Community Services – Local Government Housing Kit Database

• Department of Family and Community Services – Social Housing Wait Time Data

• Department of Family and Community Services – The Rent and Sales Report Interactive Dashboard and Past Reports

• Department of Planning, Industry and Environment – Community Profile Tool (LGA)

• Department of Planning, Industry and Environment – Demography and Housing Dashboard (2016)

• Department of Planning, Industry and Environment - Metropolitan Housing Monitor using Sydney Water Business Intelligence Enterprise Data Warehouse

• Department of Planning, Industry and Environment – 2019 Population, Household and Implied Dwellings Projections by LGA

• National Institute of Economic and Industry Research

Ku-ring-gai Housing Strategy to 2036 and Ku-ring-gai Housing Strategy - Technical DocumentKu-ring-gai Council, Strategy and Environment, Urban and Heritage Planning

32 FINANCE

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Documents

Ku-ring-gai Housing Strategy to 2036Housing Strategy to 2036 Draft March 2020 National Relay Service If you have a hearing or speech impairment, contact Ku-ring-gai Council using the