Housing Strategies
HOUSING STRATEGIES (State Government initiated)
DRAFT LOCAL HOUSING STRATEGY
ON EXHIBITION NOW.
SUBMISSIONS CLOSE ON MAY 23RD 2025.
THE DRAFT LOCAL HOUSING STRATEGY CAN BE VIEWED AT JOIN THE CONVERSATION ON COUNCIL’S WEB SITE
DETAILS OF HOW TO MAKE A SUBMISSION ARE AT "JOIN THE CONVERSATION."
The Low and Mid-Rise Housing areas around shire centres or stations are:
Miranda , Sutherland, Kirrawee, Caringbah, Cronulla, Engadine, Gymea , Wooloware, Southgate Shopping Centre and Menai Marketplace. Council will prepare Place Plans (Town Centre Plans) for the main centres which will nominate where rezonings will take place for additional floor space and building height and what additional infrastructure is needed.
The first Place Plan to be exhibited will be Miranda Centre. The LMR policy has created capacity for 4,927 apartments in R3 and R4 zones within 800 metres of Miranda Centre. See Housing Strategy Evidence Report page 60 for the numbers of additional apartments forecast in each centre.
Council voted to write to the Planning Minister to request that Southgate and Menai centres be excluded from the LMR areas as they have poor public transport and Menai has bushfire risk.
In 2021 Council conducted a survey of residents’ future housing preferences. The preferred options are: one third dual occupancies, one third villas and townhouses and one third apartments – 20% under 6 storeys and 10% higher density in centres. Council used these preferences as a basis for the Housing Strategy.
WHAT ARE THE IMPLICATIONS OF THE LMR POLICY FOR FUTURE DEVELOPMENT WITHIN 800 METRES OF SHIRE STATIONS AND CENTRES?
COST SAVINGS MAY NOT BE PASSED ON TO BUYERS
The state government has rezoned vast areas of land for apartments within 800 metres of centres and stations in the hope that such a large choice of potential sites will make it cheaper for developers to acquire sites and that the cost savings will be passed on to buyers of apartments. But developers may retain any savings as additional profit. A shortage of tradies and increased construction costs may keep prices of apartments high.
MOST NEW DWELLINGS WILL BE APARTMENTS – NOT ALIGNED WITH RESIDENT SURVEY
The majority of new dwellings in Sutherland Shire are likely to be apartments within 800 metres of centres and stations. This would considerably increase the proportion of apartments which would no longer align with residents’ expressed preference for apartments to be one third of additional dwellings.
WORST IMPACTS IN R3 ZONE
The worst impacts will be in the R3 Medium Density Zone within 800 metres of centres as apartments up to 6 storeys (22 metres) are now permitted , where previously only villas, town houses, dual occupancies and single dwellings were permitted. Apartments could be even denser and higher if developers make use of the state government bonuses of up to 30% increase in building height and floor space if they provide 15% affordable housing for 15 years. The adverse impacts on residents in adjoining single dwellings, dual occupancies and villas and townhouses will be severe – overlooking, loss of privacy, overshadowing, noise and loss of amenity
LACK OF CONSISTENCY IS BAD PLANNING
The LMR Policy is bad planning. In the R3 zone within 800 metres of centres and stations there will now be lack of consistency in the types of development permitted and in the density, building height and scale of development. In Councils LEP, the R3 Medium Density zone only permits villas, townhouses, dual occupancies and single dwellings – types of development which are consistent in scale with each other and which residents expect in a medium density zone.
LACK OF PREDICTABILIT Y
If a developer can find several adjoining willing sellers, he can construct an apartment building up to 6 storeys in any street within 800metres of centres and stations.
LACK OF ORDERLY PLANNING IS BAD PLANNING
Previously Council only rezoned enough land for apartments to last the life of the Housing Strategy plus some spare capacity. New R4 Residential Flat zones occupied defined areas next to existing R4 zones. Now vast areas are available for developers to choose sites. Development of apartments will be ad hoc and chaotic.
`
NO COUNCIL CONTROL OVER PARKING RATES - INADEQUATE PARKING
The state government parking rates override Council’s Development Control Plan (DCP) parking rates. The parking rates for apartments in a Category 1 centre like Miranda are:
1 bedroom – 0.4 spaces
2 bedrooms – 0.7 spaces
3 or more bedrooms – 1.5 spaces
To see the parking rates for other shire centres, see page 10 of Council Planning Committee report PLN008-25, 7/4/2025 –The Implications of Low and Mid Rise Housing Reforms.
INADEQUATE SETBACKS
The 2.2:1 floor space allowed is too high for a 6 storey apartment building. Buildings will be squat and ugly and occupy most of the site. Setbacks to neighbouring buildings will be inadequate. The adverse impacts on adjoining neighbours will be severe.
INADEQUATE DEEP SOIL AREA TO PLANT TREES
Because buildings will occupy most of their sites, there will be insufficient room to plant trees. Trees soften the visual impact of buildings, provide some privacy for adjoining neighbors and provide a habitat for native animals and birds.
LOCAL CIRCUMSTANCES ARE NOT TAKEN INTO ACCOUNT
Small, narrow cul-de sacs are unsuitable for apartment buildings.
Ewey Creek Corridor is a Green Web Corridor and the areas surrounding it are Green Web Support. These areas contain many canopy trees which are a habitat for native wild life and birds. The following have been seen, heard and photographed in the creek corridor and in backyards and streets surrounding it:
Powerful owls, boobook owls, king parrots, kookaburras, koels, channel billed cuckoos, brush turkeys, white faced herons, ring tail possums, brush tail possums and eels and water dragons in Ewey Creek.
If the areas around Ewey Creek Corridor are redeveloped under the state LMR Policy all the trees which provide habitat will be removed. Trees in the corridor itself may not survive due to inadequate setbacks – root systems of canopy trees are likely to be damaged by excavation.
PLANT MORE CANOPY STREET TREES. REPLACE TREES THAT ARE REMOVED
Plant more street trees in streets within 800 metres of centres to offset urban heat and make it a more pleasant environment for people to walk to stations and centres.
Council should have a special street tree planting program for dense urban areas within 800 metres of stations and centres. This is essential now that the state LMR Policy applies in these areas.
In and around Miranda Centre Council has been removing street trees over a long period of time, but has never planted replacement trees in the same locations.
DRAFT AFFORDABLE HOUSING CONTRIBUTIONS SCHEME
ON EXHIBITION NOW.
SUBMISSIONS CLOSE ON May 23RD 2025
THE DRAFT AFFORDABLE HOUSING CONTRIBUTIONS SCHEME CAN BE VIEWED AT JOIN THE CONVERSATION ON COUNCIL’S WEB SITE.
DETAILS OF HOW TO MAKE A SUBMISSION ARE AT "JOIN THE CONVERSATION."
DRAFT AFFORDABLE HOUSING CONTRIBUTIONS SCHEME (AHCS)
The draft AHCS outlines how and where Council will collect contributions to support the supply of affordable rental housing. Rents are set at below market rates. The affordable housing delivered under the scheme will be retained as affordable housing permanently. The scheme will be mandatory (compulsory) and will be part of Council’s Local Environmental Plan.
WHERE DOES THE SCHEME APPLY?
The scheme applies to land where a rezoning increases the development potential of a site through increased floor space. Contributions are calculated on the difference between the existing floor space allowed on the site and the new increased floor space.
The scheme can only apply to sites where the increase in floor space is large enough to make it financially viable for a developer pay a contribution.
Council will nominate the sites in the Place Plans (Town Centre Plans) where the scheme will apply.
HOW WILL THE CONTRIBUTIONS BE USED?
Developers can make cash contributions or dedicate dwellings which will be transferred to a community housing provider to own, manage and rent as permanent affordable rental housing.
STATE GOVERNMENT AFFORDABLE HOUSING POLICY – A VOLUNTARY SCHEME
Affordable rental housing can also be provided by private developers using the bonus incentives provided by the State Government. If a developer offers to provide 15% of the apartments in his development as affordable rental housing, he can obtain a 30% increase in building height and floor space. The apartments only have to be rented as affordable housing for 15 years, after which the y can be sold or rented at market rates by the developer.
COUNCIL’S AFFORDABLE HOUSING TARGET
Council has adopted an affordable housing target of 5%, consisting of Council’s AHCS and affordable rental housing under the State Government policy. Developers can use both policies to make contributions and gain extra floor space for their development proposals. This could result in buildings which are very large in scale, height and density.
Plans which direct the Housing Strategy
Greater Sydney Region Plan The GSR is a State Government plan which provides a 40 year vision for managing Sydney’s growth.
South District Plan also State Government is a guide for implementing the Greater Sydney Region Plan in the South District. It names Miranda/Kirrawee as Strategic Centres where there is potential for more high density development
Local Strategic Planning Statement (LSPS) is Sutherland Shire Councils LSPS which builds upon the South District Plan. It sets out the future direction for planning in the Sutherland Shire over the next 20 years. It guides changes to the planning framework comprising the Local Environment Plan (LEP), the Development Control plan (DCP) and the Development Contributions Plan.
The directives of all these plans require Council to do the following actions.
-Achieve a 5year housing target (2016-2021) of 5200 dwellings. This target was exceeded.
-Achieve a 6-10year housing target of 3,800 dwellings. Council is expected to easily meet this target.
-Forecast a 20year capacity target.
-Incorporate a number of State Environmental Planning Policies (SEPP) e.g
Housing State Environmental Policy (SEPP) which contains Planning rules for boarding houses, co-living, built to rent, seniors housing, social housing.
See department of Planning and Environmental website. www.planning.nsw.au- FAQs – Policy and Legislation – Housing-State Environmental Planning Policy (Housing)2021
DRAFT LOCAL HOUSING STRATEGY 2041 (Council)
Housing Targets
Council proposes an overall housing capacity target of 22,000 additional dwellings by 2041. Council predicts that this target is likely to be exceeded. The target consists of the remaining capacity under Sutherland Shire Local Environment Plan (SSLEP) 2015 plus proposed new rezonings for high density in and around centres.
Despite recent record levels of development, there is still substantial capacity remaining for housing under SSLEP 2015.
In the Low Density Zones there is capacity for 19,124 additional dwellings.
There is still capacity remaining in the R4 Residential Flat Zone, but this is expected to be used up by 2031.
The business zones in the centres still have substantial capacity for new dwellings, but the high cost of land and small lot sizes make development unfeasible.
Council proposes to rezone new areas in and around selected town centres to provide 2243 apartments above what is currently permissible. Together with the existing capacity in centres, this will result in an estimated 3765 new apartments.
In 2021 Council conducted a survey on community preferences for future housing in Sutherland Shire. The results showed the following preferences. One third for dual occupancy, one third for villa and townhouses and 20% for units 6 storeys and below and 10% for units above 6 storeys. There was little support for units above 6 storeys as they are considered to be out of character with the shire. Council has incorporated these preferences in the Housing Strategy.
What are the main priorities and actions in the Housing Strategy?
The main action proposed by the Housing Strategy is to concentrate additional development in and around selected town centres by rezoning new areas for high density development and permit additional building height in selected areas in the centres to encourage Affordable Housing.
The Draft Housing Strategy does not name the specific areas where rezonings will occur. These details will be provided in plans for selected town centres -Place Plans.
The plans will be exhibited in a staged approach over 4 years. The Plans for Miranda, Sutherland/Kirrawee and Caringbah centres are proposed to be exhibited in early 2024. They will be followed by plans for Cronulla, Woolooware, Engadine and Gymea.
Dual Occupancy
In 2021The department of Planning and Environment granted Council a 2 year exemption for Dual Occupancy development in the R2 Low Density Zone from the floor space ratio controls in the Low Rise Housing Diversity Code. Council was able to successfully argue that Council’s own planning framework is delivering significant numbers of dual occupancies. The exemption will expire in in October 2023. The Housing Strategy proposes that the Council lobbies the DPE to make the exemption permanent. Council is proposing to to amend Sutherland Shire Local Environment Plan 2015 to make dual occupancy a complying form of development to be permitted under Council’s own planning rules.
Affordable Housing
As required by the State Government, the Housing Strategy commits to an Affordable Housing target of 5% of al new dwellings approvals between 2021 and 2041. Affordable Rental Housing is housing for very low, low and moderate income households who are required to pay no more than 30% of gross household income in rent. Council must apply Affordable Renting Housing targets in defined precincts before rezoning occurs. These precincts are likely to be in Miranda, Caringbah and Cronulla.
State Environmental Planning Policy (Housing)2021 grants applicants bonus floor space if they provide a portion of the building for affordable housing. Applicants claim they are unable to use the full floor space bonus because of the SSLEP2015 height limits. The Housing Strategy proposes a height bonus of one or two storeys for all development of Affordable Rental Housing which utilises the State floor space ratio bonus.
Council must prepare an Affordable Dwellings Contribution Scheme for the areas that benefit from an increase in development potential. The contributions will be paid to Council’s preferred registered community housing provider to support development of Affordable Housing.
Council is proposing to reduce parking requirements for Affordable Dwellins in line with State parking requirements.
Social Housing
Social Housing is publicly owned by the Land and Housing Corporation. Council is committed to working with LAHC to provide more social housing. LAHC has a program to redevelop their land using the “Communities Plus” model, which delivers a mix of social housing, affordable rental housing and housing for the private rental sector. LAHC is currently looking at opportunities in Caringbah and Gymea. Council is committed to prepare a precinct plan for North Gymea in collaboration with LAHC to encourage redevelopment od private land, in conjunction with sites owned by LAHC.
Seniors Housing
Council considers there is no impediment to delivery of seniors housing under the current planning framework. The Housing Strategy proposes a target of 1,520 Independent Living Units by 2041. It proposes changes to controls in selected B1 local centres to create additional opportunities for people to downsize within their local community. The Housing Strategy proposes that Council lobby the DPE for Independent Living Units in retirement villages to be counted as separate dwellings and be included in the housing target.
Draft Affordable Housing Contributions Scheme
The scheme will apply to areas where development potential is increased. This includes changes to zoning and development standards identified as part of the Housing Strategy, plans for centres and areas around them, future LEP amendments and rezonings initiated by developers and landowners. The Scheme must be in place before rezonings occur. The Scheme sets out how contribution rates will be calculated and where they will apply. The contributions collected will be paid to Council’ preferred community housing provider to support delivery of affordable housing.
For more information see Council Reports:
Planning and Growth Committee 05/06/2023 PLNO18-23 Draft Affordable Housing Contributions Scheme.
Council Meeting 26/06/2023 COR020-23 Draft Affordable Housing Contributions Scheme – Further report on Alternative Options.
Proposed Collaboration Agreement with NSW Land and Housing Corporation (LAHC)
The agreement is based on exchange of information and cooperation between Council and LAHC to achieve more sovial housing. The key priority for LAHC at this time is collaborating with Council on planning and renewal of the precinct bounded by Gymea TAFE, The Kingsway, Gymea Technology High School and Milburn Road where LAHC owns a large proportion of the land.
The LAHC properties in Flide Street Caringbah are identified as a secondary priority for renewal.
The agreement also identifies other priority pathways to investigate for new social housing in Sutherland Shire.
Sites owned by Sutherland Shire Council or other Government ownership.
Redevelopment of existing LAHC owned properties.
Acquistion of sites or newly constructed housing.
For more information see Council Report.
Planning and Growth Committee 10/07/2023 PLN020-23. Proposed Collaboration Agreement with NSW Land and Housing Corporation.
POINTS TO CONSIDER
Housing Targets are just estimates
The proposed target of 22,000 new dwellings in the Shire, including 3,765 additional units in and around town centres, are just estimates. The actual number of new dwellings built depends on a number of factors which Council cannot control e.g. market demand, economic circumstances and how quickly developers take up the available capacity. After gazettal of LEP 2015, development in all zones occurred faster than predicted and Council exceeded dwelling target for 2016 – 2021. In the Miranda Pinnacle Street Precinct Council predicted that 520 units would be built by 2031. To date 758 units have been built or are under construction.
Larger Areas Rezoned Than Needed
Council proposes to rezone larger areas for apartments than needed to meet minimum targets. Council considers this will allow flexibility to respond to changing conditions and may make housing more affordable. However despite the record amount of development since SSLEP2015 came into force, housing in Sutherland Shire has not become more affordable.
Incentives Result in Bigger Bulkier Buildings
Incentives Result in Bigger, Bulkier Buildings
The incentives proposed to encourage construction of affordable housing – increased floor space and building height – will make these buildings bigger in bulk and scale than other development in the zone, resulting in adverse impacts on streetscape and amenity. Affordable housing unitsbuilt by private developers will only provide a temporary benefit. The affordable housing units will only remain affordable for 15 years, after which they can be sold or rented at market rates. The adverse impacts of the taller and bulkier buildings will be permanent and remain for the life of the building.
High Density Around Centres Won’t Protect Low Density Areas
The main objective of the Housing Strategy is to concentrate high density development around centres. However this will not guarantee protection of low density areas from proliferation of dual occupancy and medium density development. Council has no control over the number of dual occupancies and town houses which are built in the R2Low Density Zone. Council’s planning rules allow town houses and dual occupancies to be built anywhere in the zone. Sutherland Shire Council is one of only a small number of Councils which allow medium density in the R2 zone.
Centres Have Inadequate Public Open Space
Council acknowledges that the centres have the lowest amount of public open space per person in the Shire. Due to the high cost of acquiring land and the predicted increase in population in centres, the amount of public open space per person will continue to decline.
Council Background Reports On The Housing Strategy
https://www.sutherlandshire.nsw.gov.au/your-council/council-and-committee-meetings/council-and-committee-business-papers-and-minutes
See strategic planning reports:
11/07/2022
PLN017-22 Local Housing Strategy 2041 – Draft Vision and Objectives
PLN018-22 Local Housing Strategy 2041-Housing Supply, Future Pipelines of Housing
Development and the Housing Target
PLN019-22 Local Housing Strategy 2041 Social and Affordable Housing 08/08/2022
PLN024-22 Local Housing Strategy 2041 - Medium Density Housing 8/08/2022
PLN022-22 Local Housing Strategy 2041 – Seniors Housing
PLN023-22 Local Housing Strategy 2041 - Dual occupancy and Secondary Dwellings
05/09/2022
PLN031-22 Local Housing Strategy 2041 – Apartments
10/10/2022
PLN033-22 Local Housing Strategy 2041 – Further report- Opportunities for Affordable Housing.