Medium-density proposal requires extensive revision
I think that Mark Ellis's letter ("Government plan to increase housing density is concerning", PN588) somewhat misrepresents the government's proposal for residential density changes in the state.
He is right to be concerned, since there is plenty to be concerned about.
First of all, it is only a proposal, already the subject of fierce opposition, so he has the opportunity to make submissions on it, as does everybody else, and can point out errors and suggest improvements.
Secondly, the proposal only relates to areas that are already zoned for medium-density housing (and only to limited parts of those), so his comment that "a large part of the Woy Woy Peninsula is zoned low density" is irrelevant.
These areas will not be affected.
Thirdly, it is highly desirable that some uniform standards be adopted for medium-density housing, instead of the mish-mash of unsustainable and, often, conflicting requirements that now exist in the state.
So, in principle, the idea is a good one, designed to bring some order to what is now a chaotic planning environment.
This is not to say that the present proposal is a good one.
As I have pointed out, it is a muddle of housing types, housing densities, housing heights, housing requirements and housing amenities that are arbitrary and confusing, and it omits factors that should be included, so it requires extensive revision.
This is particularly the case, since, it seems, the intention is that developments that comply with the new standards will automatically be approved.
Given that I have long advocated changing the law that deems a delayed project to have been refused to a system where a delayed project is deemed approved, I find it hard to quarrel with such a change.
However, it is completely dependent on whether the standards meet community requirements, and this is the point that needs to be addressed when the proposal is being reviewed.
We can hardly rely on Council for a rational response, so community groups will have to organize and lobby the government or take whatever is thrust upon them when the changes are gazetted.
At present, we don't even know which areas will fall under the new regime.
What is the definition of a shopping area around which the new zoning will be drawn?
And we don't know what the existing development is in these areas.
The changes might have a small effect or they might be drastic in their impact, but who can tell?
It's possible that the concern about future flooding will override any consideration of increased density on the Peninsula, but who will make that decision?
The whole thing is hasty, bungled and poorly explained.
Woy Woy is just being caught up in a move that is primarily designed to deal with requirements in other places where the needs are different.
Bureaucratic neatness requires uniformity in the law, but one-size-fits-all solutions don't necessarily result on the best outcomes everywhere.
How are other parts of Central Coast responding to the proposal?
Why hasn't the Council organized information sessions and held precinct meetings to gauge community opinion on the matter?
As usual, it seems that "the public be damned" is the watchword of the day.
SOURCE:
Email, 28 Feb 2024
Bruce Hyland, Woy Woy