NEW BOARDING HOUSE PROPOSALS IN KIRRAWEE
DA21/0154 at 2-4 Fauna Place was exhibited until 9/4/2021. The proposed 5 storey 47 room boarding house (12 single and 35
double rooms) for 82 residents and parking for 25 vehicles is located opposite the western end of the Oak Road car park and a child care centre. The sit's southern boundary adjoins a recently approved 5 storey boarding house in President Avenue.
at 465-467 President Avenue was approved by the Land and Environment Court on 16/10/2020for a boarding house with 62 rooms (11 single and 51 double) for 113 residents and parking for 32 vehicles.
DA20/0778 at 165-171
Oak Road . Proposes a 66 room boarding house for132 residents and 33 car spaces. It adjoins the eastern end of the Oak Road carpark. The proposal will be determined by the Local Planning Panel on 20/04/2021. Concerns raised in submissions
include include: It is not compatible with the desired village character in Council's plan for the B2 Oak Road precinct ( a separate precinct to the brick pit precinct). Building design is not-compliant with the DCP controls. Inadequate parking on site resulting
in boarding house residents using the adjoining public car park. Existing traffic congestion and difficulty finding parking in Kirrawee entre. crime and safety concerns.
For Council's assessment of the DA see business paper of Local Planning Panel meeting
20/4/2021 via Council's website https://www.sutherlandshire.nsw.gov.au/Council/Meetings-and-Minutes/Business-Papers-and-Minutes
It is undesirable to have so many large boarding houses clustered close together. Under the State Government Affordable Rental Housing Policy (ARAH SEPP 2009), boarding houses are allowed bonus floor space which potentially results in development
which is bigger and bulkier than other development allowed in the zone and with adverse impacts on streetscape, amenity and compatability with other development.
Boarding houses are allowed to provide less parking than other development in the zone.
The 3 boarding houses together would accommodate 349 residents with parking for 90 vehicles, resulting in 259 residnts without a car space. This shortfall is likely to result in vehicles belonging to boarding house residents occupying space in Council's
car park which would restrict parking for commuters and visitors to Kirrawee Centre. There is a high demand for parking in Kirrawee Centre.
In addition to the 3 boarding houses there is a recently constructed 5 storey affordable housing development
at 35 Fauna Place. Affordable Rental Housing under ARH SEPP is also allowed bonus floor space and reduced car parking.
Proposed Housing Diversity Code November 2020
BOARDING HOUSES - must qualify as affordable,
with rents 20% below market value and will receive a 20% floor space bonus.
Boarding Houses will no longer be mandatory in R2 zone.
The NSW Land and Housing Corporation which builds social and affordable housing will be allowed to self
assess developments up to 60 dwellings. Council has some concerns about the proposed Code.
For more details about the proposed Code and Council's concerns select Strategic Planning Committee report PLN044-20 12/10/20 https://www.sutherlandshire.nsw.gov.au/Council/Meetings-and-Minutes/Business-Papers-and-Minutes
BOARDING HOUSE LEGISLATION IS A STATE GOVERNMENT INITIATIVE (SUPPORTED BY BOTH LABOR AND LIBERAL GOVERNMENTS) TO PROVIDE INCENTIVES FOR DEVELOPERS TO BUILD LARGE BOARDING HOUSES.(AFFORDABLE HOUSING)
The State Environmental Planning Policy- Affordable Rental Housing applies state wide and overrides council planning controls and councils have few grounds on which to refuse applications for boarding houses.
State Government Policy allows
Boarding Houses anywhere in the high density and medium density zones and in low density zone provided the location is 800 metres from a railway station or 400 metres from a bus stop.The state government announced recently that boarding Houses in R2 Zones
are limited to 12 rooms only.
All medium density zoned areas and the majority of the low density zoned areas in the Shire are vulnerable to proposals for boarding houses which are much larger in size, bulk and scale than any other development
normally permitted in the zone under Council’s own planning controls.
Because of their large size and large number of intinerant occupants these new generation boarding houses are a problem for suburban areas away from the CBD as the area cannot
offer the same employment opportunities and they have the potential to undermine the law,order and safety of the community.
The State Government provides significant incentives to encourage private developers to build boarding houses:
INCENTIVES FOR BOARDING HOUSE DEVELOPMENT
State Government incentives for private developers to build boarding houses :
-subsidy of $ 10,000 per room - if rents remain affordable for 5 years
do not pay land tax.
-floor space incentives
-less parking than required by Council LEP
Other Incentives are also available for new generation boarding houses
For More Information:
- Read Part 1, Division 3 of the State Environmental
Planning Policy (Affordable Rental Housing) 2009 which contains provisions relating to boarding houses. https://www.legislation.nsw.gov.au/#/view/EPI/2009/36
- Factsheet which summarises key boarding house provisions: http://www.planning.nsw.gov.au/Policy-and-Legislation/Housing/~/media/D7796C1818794D238F49F77F2D792365.ashx.
-Contact NSW Department of Planning for space incentives. 92286111
DCP 2015 AMENDMENT 5
New Proposed Controls For Boarding Houses (update 17/11/2019)
Boarding houses are increasingly being promoted as a low risk - high rental yield investment for superannuation
funds. Sutherland Shire Council has seen a rise in the number of development applications for boarding houses and further growth in the number of boarding house DAs is expected.New controls specifically to boarding house developments have been added to Sutherland
Shire development Control Plan 2015 to address public concerns about boarding houses and came into effect on 9/10/2019 (DCP amendment 5) Draft amendment 5 proposes controls to address public concerns related to size/number of proposed lodgers,built form,density,potential
amenity impacts on neighbouring properties and public safety concerns.
The State Environmental Planning Policy(Affordable Rental Housing 2009) requires proposals to take into account the relevant provisions of any local environment
plans and development control plans which apply to the area. For full details see Join the Conversation on Council website.
For details about the new controls see Council report PLN028-188.8.131.529
about permissibility of boarding houses see Council report PLN037-19,4.11.2019
click here and type in PLN number to access reports
BOARDING HOUSE LOCATIONS
DA20/0778 KIRRAWEE proposes a 5 storey sixty six room boarding house for 122 tenants at 165 - 175 Oak Road.
DA 19/0107 -19 URUNGA PARADE DA 19/0107. A development application for a 7 storey boarding house with ground floor commercial space,40 rooms for 54 residents and 22 car spaces was approved by the Land and Environment
Court in July 2020.( maximum number of residents 55)
DA18/0243 for a 23 room boarding house for 34 residents at 501 The Kingsway was approved by the Local Planning Panel in May 2019.
for a 37 room boarding house for 67 occupants at 11 Urunga Parade was approved by the land and Environment Court on 2.10.2019.
DA18/0558 for a 12 room boarding house for Ventura Avenue for 14 occupants was approved by
the Land and Environment Court on 20.9.2019.
DA18/0036 for community housing at 107-111 Bellingarra Road(former nursing home) for 15 rooms. Number of occupants not stated.
for a 70 room boarding house for 128 occupants plus 24 units at 34-38 Pinnacle Street was withdrawn. A previously approved development for 45 units is now under construction.at 34-38 Pinnacle Street.
DA18/1208 for 50
room boarding house for 100 occupants at 168 Oak Road Kirrawee. The site has been purchased by Council for a park.
DA/0608 for a 9 room boarding house for 18 occupants at 158 The Boulevard was refused
by Council in December 2018
There has been a rise in the number of applications for boarding houses lodged with Council and further growth in the number of new boarding house DA's is expected.New controls specific to boarding
house development have been added to Sutherland Shire Development Plan 2015 to address public concerns about boarding houses and came into effect on 9.10.2019 (DCP ammendment5) The new controls aim to address concern about incompatability of boarding houses
with local character, amenity impacts on neighbouring properties,public safety concerns and responsible management of boarding houses. . see See SUTHERLAND SHIRE DEVELOPMENT CONTROL PLAN 2015 under CURRENT ISSUES UPDATE for more details.
The 5 approved development applications for boarding houses in Miranda total 127 rooms for 184 tenants.
For details about these proposals see DA Tracker on Council's web site.
Full details see Statement of Environmental Effects and plan of management via DA Tracker on Council's web ite.https://propertydevelopment.sssc.nsw.gov.au/T1PRPROD/WebApps/eproperty/P1/eTrack
The state government method of calculating dwelling numbers counts a boarding house as a single dwelling. The 5 boarding
houses in Miranda would only be counted as 5 dwellings, despite the large numbers of rooms and residents.
New Generation Boarding Houses are encouraged by State Government Legislation to increase affordable housing. State Environmental
Planning Policy Affordable Rental Housing 2009 overrides Council planning controlsand is supported by both major parties. The State government offers many financial and planning incentives to private developers to build Boarding Houses. Any objections should
be directed to your local State member as well as local Councillors.
For further information on boarding houses in the area
and government guidelines and incentives for developers to build Boarding Houses.
- Contact NSW Department of Planning. 92286111 for any further information
The 4 Boarding House applications
in Miranda total 87 rooms for 130 occupants.
DA 18/1208 Proposal for a 50 room boarding house at 168 Oak Rd Kirrawee right next to Kirrawee station to be composed of 2 x two storey buildings.The site has been purchased by Council for a park.
for a 70 room boarding house for 120 occupants plus 24 units at 34-38 Pinnacle Street was withdrawn. A previously approved development for 45 units is now under construction.
For Full details see Statement
of Environmental Effects and plan of management via DA Tracker on Council's web site.
Because of the large number of applications for Boarding houses in Miranda with 3 concentrated close together, the applications should be referred to
police for their advice on whether the proposed locations are appropriate. Suggestions by police to improve security should be included in consent conditions if the applications are approved.
New Generation Boarding Houses are encouraged by State Government
Legislation to increase affordable housing. State Environmental Planning Policy Affordable Rental Housing 2009 overrides Council planning controlsand is supported by both major parties. The State government offers many financial and planning incentives to
private developers to build Boarding Houses. Any objections should be directed to your local State member as well as local Councillors.
State Policy allows boarding houses in high density, medium density and low density zones.
Please contact your local candidates and request their support for the following changes to State Planning Legislation:
That all planning powers over boarding houses be transferred to councils including:
- The boarding houses not be a mandatory requirement in all residential zones.
- That councils be allowed to nominate appropriate locations where boarding houses may be permitted.
- That councils
be allowed to determine applications for boarding houses under their own planning controls.
Contact local Councillors and ask that they support the changes to State Planning Legislation as requested above and that Council lobby the State
Government on your behalf.
In addition, request that Council support the following:
- Restrict boarding houses to unit zones and prohibit them in R2 low density and R3
medium density zones.
- Require advertising of proposals for boarding houses and wider community notification and consultation.
- Require consideration of social impacts.
Click Here for contact details of Councillors and State Member Eleni Petinos.
petition from residents was presented in 2014 by Barry Collier (then local State Member) to the Parliament to urge Government to give Local Councils increased power to determine applications for boarding houses under their own planning guidelines and
to require advertising of applications for boarding house development proposals.Unfortunately currently both the major parties are supporting financial and planning incentives for developers to build boarding houses all over the shire.)