Extensive plans have been published by Byron Council staff for the upcoming September 28 meeting that, if eventually adopted, could see upscaled urban development across the Shire via ‘infill, new release, existing zoned vacant land and living differently’.
A ‘relaxation/variation’ of current policy that ‘protects farmland of state and regional significance’ is also recommended by report author, Shannon Burt, Director Sustainable Environment and Economy.
She writes, ‘This is necessary to facilitate planning proposals for this land to meet Council’s housing target response to the Minister for Planning [Paul Scully]’.
Before Council adopts such a policy, it needs to go on public exhibition, which has been flagged from October till November.
The Byron Shire Housing Options Paper and the ‘Residential Strategy Refresh process’ is in response to pressure applied to Council in August after then NSW planning chief, Marcus Ray, threatened to take Council’s planning powers away unless it could be demonstrated how revised and higher dwelling targets could be achieved.
The Byron Shire Housing Options Paper sets ‘a policy framework for how and where future housing in Byron Shire’s urban residential areas will be delivered for the next 20 years’. It pegs a number of 6,695 new homes.
So will this ‘refresh’ of planning instruments facilitate meaningful change for those who cannot afford a home, let alone those who can’t find a rental?
When asked ‘What assurances can Council provide that any new rezoned land would deliver true affordable housing?’, staff referred to the agenda recommendation (item 6) for councillors to support the Affordable Housing Contribution Scheme.
Affordability?
Council staff told The Echo that policy is not tied to the inadequate state environmental planning housing policy (SEPP) which is known to be ineffectual in addressing affordability.
Staff said, ‘An Affordable Housing Contribution Scheme is one way to generate affordable housing for our community. The scheme provides detail about how, where, and at what rate development contributions can be collected from landowners for affordable housing’.
Yet within the staff report (page 90) of the upcoming agenda, the scheme’s ‘intent in relation to affordable housing as they apply to the Residential Strategy states: ‘4.7 seeks the concurrent application of a SEPP 70 Affordable Housing Contribution Scheme clause over land subject to an upzoning’.
As a ‘growth management strategy’, Council’s Residential Strategy works together with the Business & Industrial Lands Strategy, and the Rural Land Use Strategy, and sits below Council’s Local Environment Plan (LEP) and NSW legislation, such as the Environmental Planning and Assessment Act 1979.
Council say on its website that the Residential Strategy was rejected by the NSW government after it adopted it in 2020. No reasons for the refusal are provided online, but on the webpage, staff say a peer review has been undertaken, and ‘Endorsement is required so that proposals for new land release opportunities may be progressed’.
On page 26, the Options Paper says, ‘Council will initially focus on providing new homes in existing urban towns and villages – emphasising densification and infill development in places that are considered safe and accessible’.
The Echo has asked Council staff whether this decision was a decision by councillors (via a motion) or made by staff. A reply will be published if it is received.
Mullum: 1,632 homes
Mullumbimby’s future development, according to the Options Paper, indicates large new areas for ‘investigation’, just north of the town, as well as the pod village along the rail corridor.
The former Mullum hospital site, along with surrounding land is also considered as viable for development.
Some areas pegged for development have been abandoned owing to flooding risks. This includes Council land, Lot 22, south of the community gardens, as well as an area east of Ann Street to the east of the town. A large residential area between Council chambers and the public pool is considered too flood prone for infill.
An infrastructure capacity review by Council for Mullumbimby and Brunswick Heads from July 2023 assessed the water and sewer infrastructure required to support future housing supply.
On page 14 of the Options Paper, the assumed increase dwelling yield of 979 homes on new release land and 227 homes from infill was, ‘subject to a satisfactory resolution being achieved in regards to the overall Mullumbimby water supply capacity constraints and permanent Rous Water supply connection’. It reads, ‘The proposed growth can be serviced by the existing water and sewer network with some minor augmentation and connection works…’
Bruns
For Brunswick Heads, ‘The review assumed a projected dwelling yield of 1,597 homes for new release land and 137 homes from infill’.
‘The proposed growth can be serviced by the existing water and sewer infrastructure without the need to undertake any major pipeline or network augmentations’.
The entire area of Saddle Road is pegged for rezoning, which is part of vague plans by the NSW Reconstruction Authority (formerly the Northern Rivers Reconstruction Corporation).
Bangalow
Around 905 new homes are flagged for Bangalow, with ‘Retained Investigation Areas’ located to the east and south east of the town, near the highway.
‘The infrastructure capacity review of Bangalow will be undertaken once the flood study is complete’, it reads.
‘Undeveloped Residential Zoned Land’ is earmarked to the north east of the town, while a large parcel, without any indication of size, is fagged to the south of the town. 340–500 dwellings are flagged, however. This is part of the Draft Northern Rivers Resilient Lands Strategy.
Another parcel, again without any indication of size, is located near the Bangalow Industrial Estate, and is part of the lands strategy. The numbers of dwellings are ‘unknown’ according to the Options Paper.
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