Plans for up to 6,695 new homes to be constructed in the Byron Shire over the next 20 years will be tabled at Thursday’s December 14 Council meeting. Council staff say 286 public submissions were received for the Housing Options Paper, which was on public exhibition until November 6.
Considerable changes have been made to the document by Council’s planning staff since it was exhibited, including an increase in density for future dwellings.
An indicative map (on page 73 of the document) shows a six-storey apartment building as a way to achieve a density mix and ‘aim for variety, not monoculture’. This is a radical departure from past community sentiment around urban planning.
And while Shannon Burt, Director Sustainable Environment and Economy and Sharyn French, Manager Environmental and Economic Planning say in their report that the increase is in response to public feedback, there is no indication of where the public have requested it.
As all submissions are confidential, Ms Burt and French’s claims are unable to be verified.
As previously reported, the options paper does not reflect the 2022 flood levels, as the Department of Planning and Environment’ (DPE) are yet to release that data.
Nor is there any guarantee that Council’s Affordable Housing Contribution Scheme (AHCS) will deliver any real affordability, given the metrics underpinning affordability are known to be unfit for purpose.
Social housing, which is managed by the state government, has been flagged as ‘supported’ and ‘incentivised’ in the options paper, after ‘multiple’ public submissions called for its inclusion.
North to bear the brunt
Mullumbimby, Brunswick Heads (including Saddle Road) and Bangalow are slated to take the majority of new housing infill and greenfield sites, and if adopted, the housing paper will ‘inform the 2020 Residential Strategy Refresh’, to be presented to councillors in February 2024 for approval to submit to the DPE.
The previous strategy, adopted by Council, was rejected by the state government.
Ms Burt and French say in their report (available at www.byron.nsw.gov.au) that Council’s housing target ‘exceeds the DPE 2041 implied housing target’ of 4,522 new homes (8,590 people) set by the state government.
Sub breakdown
Of the 286 public submissions, staff say that ‘Generally, there was support for new housing in areas that are flood-free, close to bike trails or the rail trail, close to town, eco-village structures, with community space and that are family-friendly’.
‘On the other hand, multiple submissions were also received opposing any more housing, with concern that creating more housing will not address the affordability problem in the Shire, and that growth conflicts with respecting the character of existing towns and villages.
‘Others submitted that the options have not been comprehensively assessed, and therefore cannot be supported, and some felt that there needed to be more consultation about any proposed height increases and a focus on community-led solutions’.
Regardless of those concerns, under the heading ‘Staff comment’, they make the case that, ‘Council remains concerned about the housing crisis in the Shire. This is having a significant social and economic impact on the community and requires action by all levels of government as well as the broader community’.
2022 flood levels
With Mullum land pegged for development known to have flooded in 2022, Ms Burt and French defended that the options paper does not recognise those devastating flood levels.
Submissions pointed out that the document ‘does not adequately consider the lessons from the 2022 floods’ and that the Floodplain Risk Management Study needs to be updated with the 2022 flood data levels’.
Ms Burt and French acknowledged that, ‘further work and updates to Council’s current flood management plans is needed to incorporate the 2022 flood data levels (once this information is publicly available); but is also dependent on state government making formal policy decisions about the 2022 flood events and releasing updated flood planning and development requirements for use by councils.
‘This will assist with Council’s review of DCP flood planning controls, which is currently underway.
‘In the meantime, the DPE is working with councils to determine how the planning for hazards is to occur, including flooding at the strategy and/or masterplan/rezoning stage.
‘It is recommended that a new or updated action be included in the 2024 Residential Strategy to address the issue of current and future flood planning more clearly, having regard to 2023 Flood risk Management Manual and latest policy guidance’.
Infrastructure
Public submissions also queried whether there is sufficient infrastructure capacity to support the projected housing growth.
In reply, Ms Burt and French outlined developer contributions, which ‘help fund infrastructure like parks, community facilities, local roads, footpaths, storm water drainage and traffic management’.
They say a review of a ‘Development Servicing Plan’ which is where water utilities plan future water supply and sewerage needs for local government areas, is ‘being progressed parallel to the 2020 Residential Strategy Refresh’.
They gave assurance that water and sewerage infrastructure could cope with an increase in housing.
The Echo has previously reported that the Housing Options Paper relies upon contentious staff plans to source Mullum’s water source from Rocky Creek Dam, instead of its local supply in Laverty’s Gap.
That is yet to be adopted by councillors.
And on October 25, The Echo reported that senior staff members Shannon Burt and Phil Holloway refused to disclose to the public a review underpinning the water and sewage capacity of Mullum and Bruns.
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