Hawkesbury City Council

Granny Flats: You deserve more choice | Hawkesbury City Council

I want to talk about granny flats and dual occupancies, because the way that Hawkesbury Council currently treats them is insane.

A dual occupancy is just a fancy way of saying there are two houses on the same block of land, but under one title, one owner.

It’s not like a subdivision because there’s no rezoning, no sale, or separation of the ownership of the land.

There are two kinds of dual occupancies: Detached, where there’s two, separated full-size houses on the same block, and attached where two dwellings are connected in some way, like a Duplex.

Detached and Attached dual occupancies

I live in an attached dual occupancy here at Oakville with my family, where we have two houses which are connected by a covered walkway.

And here’s the crazy thing: At Hawkesbury Council, detached dual occupancies are forbidden because of, wait for it, flood evacuation risks. And that's regardless of whether you’re in Bilpin or Oakville, well out of harms way of a flood. But put that covered walkway in, and everything’s peachy. Totally fine. Permitted.

Detached dual occupancies are already permitted (with constraints) in many other Councils, like PenrithHills, Cumberland, Parramatta, Northern Beaches.

But it gets worse: People often get confused between Dual Occupancies and “secondary dwellings”.

Secondary dwellings are much smaller, only up to 60 square meters- which is little more than 1 or 2 rooms, and must be close to the primary dwelling. We call them “Granny flats”.

Example floor layout possible with a 60m^2 limit

Now if you want to build a granny flat in, say Bligh Park, or Hobartville, in any of these residential zonings, on a block that’s under 800 square meters, apparently that’s fine.

A Google Earth image of an average residential block in Bligh Park, which is zoned R2/R3. Block Size ~700m^2. Granny flats: permitted.

But if you live in one of these zonings in a rural area, like a five acre block, 25 times the size of a house block in Bligh Park, the answer is no. You can’t. It’s not allowed.

A Google Earth image of an average residential block in Maraylya, which is zoned RU4. Block Size ~24,457m^2 (~6acres). Granny flats: NOT permitted.

This makes no sense at all.

During this this term of Council I have been the strongest advocate for reform of these rules, but I’ve been stymied by a lack of support among the other Councillors.

I’m seeking your support to continue this work through your vote in the upcoming election.

Let me explain why this is important:

For a balanced community, the Hawkesbury needs a mix of housing types. I’ve argued that dual occupancies confer a range of social benefits.

Your ability to put another dwelling on the land that you own could allow you as parents to give a leg-up to your kids to build a home, or get equity in the market, or to continue to live in the communities that they grew up in, or to enable grandparents to care for their grandkids.

On the flipside, it might allow you to look after your parents in their senior years with a degree of independence, but still close to those they love, sharing the burdens of property maintenance or the costs of living.

The way that my family lives exemplifies this: I live in a multigenerational household, with toddlers, teens, adults, seniors, spaniels and cats living together in a joyous chaos.

This 2020 article from the Sydney Morning Herald on multigenerational households really resonated with me.

I’ve heard this described as a very European way of living. It’s not for everyone, but for many families it makes a lot of sense. For some, it’s an economic necessity.

But ultimately it’s about choice. Your choice.

Studies show that one in five households are multi-generational, and that figure is growing (Source: City Futures Research Centre, UNSW Dept of Built Environment). And 40% of people in their twenties are still living at home (Source: Australian Institute for Family Studies).

To me, it’s an example of how something obscure – good planning laws, can strengthen our communities by empowering Council to plan for diversified housing choices with far less impact on existing services and infrastructure than full blown subdivision.

Others support secondary dwellings because it represents a form of affordable housing, which we badly need more of.

Lastly, we can’t ignore the fact that many acreage areas are and will continue to be subjected to development pressure. Iam.no.fan.of.overdevelopment.

But dual occupancies may represent a kind of happy compromise between the status quo, and the wholesale rezoning and carve-up that developers want to inflict on us.

Many people I speak to want a sensible solution like this, but I challenge you to find another Councillor that can point to a public statement they’ve made in support of it.

And you and I probably know someone in the area with a clandestine granny flat that’s offending nobody but against the rules.

In February this year, Hills Shire Council next door took advantage of a change in State rules, something called the ‘LEP Standard Instrument’ to apply for, and get, a more generous definition of Granny flats.

As a result, Hills landowners can now build granny flats that are still modest, but larger than before: whichever is the larger of 110 square meters or 20% the size of the main dwelling, up from 60 square meters.

Examples of granny-flat floor layouts possible under a more generous 110m^2 limit.

I’d like Council consult and consider doing the same, using a place-based approach that’s sensitive to all the factors and constraints, like land fragmentation, loss of agricultural capacity, emergency evacuation, local roads & infrastructure and the protection of the environment.

As I said, I’ve tried to drive reform in this area and so far I’ve failed.

Our best hope is the detailed work Council has done this year in revamping our LEP and DCP – our two fundamental planning codes, but progress has been been painful and slow.

I’ve pushed for these proposals to be put into the new codes for public comment, but it’s the next Council that will sign them off.

I’d love to hear your views. What do you think?


When will the NSW Local Government Elections be?

https://youtu.be/o2ELM-_ZGP4

Council elections were supposed to happen in NSW in September 2020.
Then COVID put them off to September 2021.
Recently, the Minister delayed them a second time to December 4th, 2021.
Now there's a rumour going round that they will be delayed to next year.
This should concern all of us.
Accountability to the voting public is the cornerstone of our democracy.
Worse, there may be restrictions in place that make it almost impossible for candidates to put forward their views and policies for your scrutiny.
A recent bulletin to Councillors and candidates from the NSW Electoral Commission included the following statement:

Participants should be aware of new arrangements that have been made for posters and electoral material distributed during the COVID-19 pandemic, contained in recent changes to the Local Government election legislation.

To comply with public health orders at the time of the elections, or to reduce the risk of COVID-19 infection, the Electoral Commissioner may direct that no posters are to be displayed and that noelectoral material is to be handed out to voters for the December 4 elections at:

  • a polling place or a pre-polling venue, or
  • premises occupied, used by, or under the control of the NSW Electoral Commission, other NSW government agencies or a council within 100 metres of a polling place or a pre-polling venue.

Premises include buildings of any description, other structures and land (such as the street).

Given the evolving Delta strain outbreak, candidates and parties should be prepared that directions limiting posters and how-to-votes may be made by the Electoral Commissioner across NSW.

This will heavily distort the vote as worthy ideas or candidates are unable to reach you for your consideration.
I have found that a diversity of ideas and skills makes our Council better, and I believe this is what the community wants and deserves.
 
The answer: Sit up. Tune in. Ask questions.
 
In 1864, Abraham Lincoln held an election in the middle of a civil war.
In 1944, Roosevelt did the same during WW2.
Australia held two wartime elections in 1940 and 1943.
In the UK, there were 141 by-elections held during WW2.
If they could hold elections in emergencies like that, so can we.
 
Demand your right to vote.

The Vineyard Development area

Recently I completed a trio of short videos that go together in covering issues relating to housing development.

My desire is to touch on larger issues affecting our city and its future growth, but I use the example of the proposed development of the Vineyard area to illustrate them.

They cover:

  • The extent of the Vineyard development in the context of the North West Growth Sector
  • The role of both developers, the State Government, and Councils have in funding and delivering infrastructure
  • The role of IPART, the Government's independent pricing regulator, in adjudicating whether Council's infrastructure plans are economical.

Here they are together.

Part 1: Development and Congestion in Hawkesbury City

Part 2: Who should pay for Infrastructure when housing development comes?

Part 3: Don't let population pressure tear our community apart.


The BLOR and M9/OSO Corridors, Part 2

This post is the second of two in response to a proposal to create two motorway and rail corridors through the Hawkesbury.

The first video provides some historical context to the broader phenomenon of State and Federal governments foisting large projects on unsuspecting communities. The challenge of balancing long term planning and the impact on individual communities has frequently been botched, and I cited the history of corridor sell-offs, and earlier proposals for airports, prisons, dumps and new suburbs, by both major political parties, as salutary examples.

What follows is a transcript of the video, with documents referenced on-screen linked or inserted as needed.

TRANSCRIPT:

In the first video, I provided a small history lesson about the litany of misguided schemes that governments of both hues have cooked up over the decades for the Hawkesbury, and how each one, after a fight from the community, was scuttled, and the government of the day had their asses handed to them, on a plate.

Today, let me be far more specific about the current corridor proposals. This video is also a part of my submission to Transport for NSW.

Point 1:  Both these corridor proposals are equally bad.

It is true that the Bells line of road corridor has gained more publicity here in the Hawkesbury, including through a very well attended meeting at Clarendon showground a few weeks ago. But the fundamental problem of both corridors are the same.

Both corridors divide rural communities, destroy productive agricultural and equine lands, diminish visual amenity, endanger ecological communities and threaten the futures that families thought they had by buying homes outside of what I call ant-nest Sydney.

And both corridors suffer from the deficiencies of process that have landed these proposals on unsuspecting voters, without sufficient community consultation, without  enough knowledge of the options to make meaningful contributions to the debate, and in a time-frame that is far too short.

The community has had barely 8 weeks to inform themselves and organise to have their say on  projects that may happen decades from now. What’s the rush?

Point 2: The River crossing has to be back on the table

We are free to speculate that the government will change its mind about the Castlereagh corridor. It may default to the original 1951 alignment, and it may choose to stop at the Hawkesbury Nepean river instead of crossing over it.

If that’s the case, then the question of an extra crossing of the river must be back on the table.

I always believed that only someone as major as the M9 could deliver what we’ve always needed – a new crossing of the Hawkesbury Nepean River, somewhere between North Richmond and Wilberforce.

The BLOR/ Castlereagh corridor (purple, at left) and the M9/ OSO corridor (blue, at right), and the floodplain. Castlereagh is a long way from where traffic relief is needed, which should be between North Richmond and Wilberforce

It turns out that we got proposals for two corridors, and neither delivered. The briefing Council received on the Castlereagh corridor actually suggested that it would help alleviate traffic on Windsor Road, by putting a new crossing of the river at Castlereagh, more than half the way to Penrith. Bollocks!

But what  a huge political win it would be for the party that redirected the M9 along, say, the south creek floodplain, crossed the Hawkesbury river downstream of Windsor bridge, and joined it to the Putty road, providing a link to both the Hunter and Newcastle as originally intended.

An alternative route that would cross the South Creek floodplain and cross the Hawkesbury River downstream of Windsor.

Point 3: Why are both corridors roads to nowhere?

The Bells line corridor is irrelevant unless there is a major amplification of Bells line itself west of Kurrajong Heights and over the range. There isn’t anything like a compelling case for this given that billions have been spent over the last two decades to upgrade the Great Western Freeway.

A summary of the major capital works spent on the Great Western Highway.

And the M9 corridor konks out at Maraylya. Here’s what the terrain looks like between there and Newcastle. Mountainous terrain, National parks, wetlands, another major crossing of the Hawkesbury River, and well downstream, so the river is broader and deeper.

The terrain north of Maraylya is hilly, heavily forested, and crosses both the Hawkesbury at a location that is deeper and wider than Windsor, and passes through National Parks

If there’s little prospect of the corridor being driven north of Windsor Road, why endure the political pain of taking it even that far?

Point 4: Why is the government’s material contradictory and incomplete?

Why do the government’s press releases and maps state that the corridor passes through Box Hill?

The Outer Sydney Orbital brochure referencing the corridor as passing through Box Hill. You'd think they could name the suburb correctly.

Below, the area in purple is Box Hill, in the Hills Shire, and on the left is the corridor. They are not the same.

Why does the draft EIS reference the M9 corridor as only running from Windsor Road and south to the Hume Highway at Menangle?

vegetation

Why is the vegetation study in the draft EIS so incomplete?

I’ve created a tool in the program  Google Earth. The online map that Transport for NSW provides is difficult to navigate and doesn’t allow you to leverage other geographical datasets and overlay them on the corridor.

This overlay I’ve created allows you to see the Hawkesbury ends of both corridors and toggle them along with other useful data, like alternative routes and a vegetation study.

There’s a link to this overlay at my website, along with a longer video tour of what it shows. All you need is the Desktop version of Google Earth for Mac or Windows, and that’s a free program.

Nobody else seemed to be doing this kind of analysis, so I thought I’d do my bit.

What you can see here is the area of the M9 north of Windsor Road, in Oakville, Vineyard and Maraylya. Here is an overlay of the vegetation study map that appears on page 96 of the OSO Draft EIS dated March 2018.

The northern extent of the proposed M9 corridor overplayed on the vegetation study created by Transport for NSW.

This looks a little muddy, but the green areas represent “Threatened ecological communities” and the hatched areas represent “Cumberland Plain Priority Conservation Lands”. Even from this map, it’s obvious that the M9 corridor goes through threatened ecological communities.However, what concerns me more is that this map is incomplete.

The northern extent of the proposed M9 corridor overlayed on the vegetation study created by the National Parks and Wildlife service. This shows that TfNSW have vastly underplayed the significance of the remnant Cumberland woodland (specifically, endangered shale forest) in the corridor area.

Here is a 2002 map from NSW National Parks overlayed on the same area. It shows many more stands of Cumberland Shale Forest – areas that just don’t appear on the Transport for NSW Map. And it’s not because there has been mass deforestation since 2002 – the amount of tree cover in this area has remained pretty constant over the years, precisely because landowners look after them as rural lands.

If I toggle the layers, you can see a huge difference. The draft EIS has massively underestimated the tree cover, and the conservation value of the lands under the M9, and it seems apparent that the BLOR corridor study suffers from the same defect.

Point 5: What is the future of this part of the Hawkesbury anyway?

The government can’t have it both ways. It says it needs to reserve this corridor through the area because of future land use pressures. But this land is currently zoned rural, for acreage properties.

Here’s the property on the corner of Old Pitt Town Road and Speets road – part of the Sydney basin’s diminishing store of productive agricultural land. It’s also smack bang underneath the M9 corridor.

Here’s a map you’ve probably never seen. The red area is the area defined by the current North West growth sector. The part that’s in the Hawkesbury is this bit south of Commercial Road and Menin Road.

The outer dashed line represents the outer boundary of what’s called the SEPP – it’s the planning instrument that makes the North West Growth sector possible. It encompasses a much larger area – all of Oakville, the rest of Vineyard, most of Maraylya, and parts of Mulgrave and McGraths Hill.

Why stick a fuse in something unless you’re going to light it? We already know large chunks of land inside the dashed boundary, but outside the North West Growth Sector, are already subject to development, like this huge area north of Old Pitt Town Road. When will the other shoe drop?

Hawkesbury Council will be reviewing its Residential Lands Strategy later this year. I grew up in Oakville, and live there still.  My heart is to protect our rural amenity and provide a buffer between the development at our door, and our agricultural lands, the National Park, and the remnant Cumberland Woodland that still exists outside the boundaries of the park.

But as an elected representative, I have to weigh what is best for the whole community. If there has to be development in the Hawkesbury, this is the area closest to Windsor Road, closest to the new rail infrastructure, not subject to the pinchpoints of the river and its inadequate crossings, and relatively flood free.

I’m calling on the state government to be honest with the community and to tell us if there are any plans to subdivide land outside the current growth sector boundaries.

For example, there's this from the OSO Draft Strategic Environmental Assessment, which says:

The Growth Area LUIIPs have assumed that the recommended corridor will be formally identified in the future, and will inform more detailed planning for precincts yet to be rezoned. For example, the DPE is considering land immediately north of the Vineyard Precinct as providing future opportunities for employment and industry related to the future OSO infrastructure, with detailed planning to commence once the location of the recommended corridor is formalised.

The areas north of the Vineyard Precinct are in Oakville and Maraylya, and are currently zoned "Rural". Questions I have asked of departmental officials about the long term future of Oakville, Vineyard and Maraylya have been met with silence.

A map of the Vineyard Precinct. Note the lands to the north are zoned "Rural"

Point 6: Why weren’t we told?

Minister for Western Sydney, Stuart Ayres made much of saying that the announcement of these corridors was already the culmination of plenty of consultation with the community. Bollocks.

Here’s a glossy document that came out in 2014, three years ago, titled “A plan for growing Sydney”. And in that document is the only map I’ve ever seen that shows, before this announcement in March, where the corridors may have been.

"A Plan for Growing Sydney" (p14), released December 2014

It clearly shows the possibility for these corridors to affect Castlereagh, Grose Vale, Yarramundi, Bowen Mountain, Kurrajong in the west; and Oakville, Maraylya and Vineyard in the East.

No one I have spoken to in any of those communities were consulted. Not one. And not Hawkesbury Council, to the best of my knowledge.

Point 7: There are plenty of alternatives.

I’m not a town or transport planner. Maybe you are. But why has the government placed one option for each corridor before us, and left it to us to suggest alternatives?

I feel inadequate to the task, but here are some starters.

Stop the corridor at Windsor Road.

This option has the M9 corridor ending at Windsor Road.

Follow the South Creek catchment and cross the river downstream from Windsor (see map above)

Follow the alignment of the North West Rail Line extension corridor.

Or, there's this proposed solution from a road lobby group, Roads Australia.

Lastly,  the funds could be diverted into local road solutions.

Point 8, and my last: Do not forget the political dimension.

I am an elected Liberal, and statistically, most Hawkesbury voters are Liberal voters. This isn’t a left-right thing – my last video showed you a long list of awful thought bubbles foisted on us by past governments of both hues.

But I lament that the bad way in which this issue has been handled by an otherwise praiseworthy state government has given a huge free kick to our political opponents.

The government has made a mistake in both these corridors. I can’t find it in my heart to attribute to malice what can easily be explained through stupidity.

The government simply needs to step back, realise it may well lose the next State election if it keeps this up, and without ego, change its mind – just as it was mature enough to do on the question of council amalgamations, greyhound racing, and stadiums.

I think it’s actually the mark of a good government to put things out there and then really heed criticism. It needs to do that now, because the damage has already been done.

Even if you’re watching this after the deadline for community submissions, which is June 1st, please let me encourage you to keep the pressure up, especially by calling and writing to the office of your state member of parliament, Dominic Perrottet, Stuart Ayres, and the Premier, Gladys Berejiklian.

My name is Nathan Zamprogno, and these views are my own. They are not Council policy and they are not the “Liberal Party line”, whatever that is. I’d love to know what you think.


A Google Earth overlay of the OSO-M9 and BLOR-Castlereagh corridors

In my videos on the OSO-M9 and BLOR-Castlereagh corridors (Part 1 and Part 2 are here) I reference a Google Earth overlay I developed that draws together data from a variety of sources.

My other posts do not tour the various layers that have been incorporated into the layout, so I made another short video to show you around.

Please note that my focus is on the northern extents of the corridors passing through the Hawkesbury LGA. My apologies if you have come here from the Camden locality looking for data on the southern extent of the M9. Perhaps someone down your way can do a similar analysis.

What is a Google Earth overlay?
You are already familiar with Google Maps. Perhaps you use the web based version on your browser or smartphone.
There is a more powerful standalone app called "Google Earth", which allows more sophisticated data to be layered on top of the general map, and layers can be toggled and edited.
The document format for an overlay carries the ".KML" or ".KMZ" extension. They are functionally the same. ".KMZ" files are simply compressed and take up less space.

How do I get Google Earth?
It's free! There are versions for Windows and Mac, and you can download them here.
There is also a version called "Google Earth Pro", and it will work, but the standard version is fine.

Can I use the version of Google Earth through the Google Chrome Browser?
Not to view my overlays. You need to use the app for Mac or Windows. You can't use the Google Earth App for Android or iOS, either.

Where can I get your overlay of the road corridors?

At    THIS LINK HERE.

What do I do once I've got it?
If you have Google Earth installed, and you've got my file "M9_BLOR_Corridor_Analysis_Clr_Zamprogno.kmz"
then double-clicking it should bring it up in the Google Earth program as a series of layers and folder in the left-hand pane of the app. Experiment with toggling  them on and off. You can do this individually or as whole folders.
Note that the layouts will come up with a splashscreen with my notes. It's the first thing you'll turn off by deselecting "Title Graphic" in the left hand pane.


Hawkesbury City Councillor Zamprogno interviewed on Hawkesbury Radio on corridor reservations

I was pleased to be invited by Gary Cotter from Hawkesbury Radio today and talk to him about the State Government's announcements of land reservations for both the Castlereagh corridor (Bells Line of Road) and the Outer Sydney Orbital (M9) corridor.

Both these announcements may have substantial impacts on the Hawkesbury. On the one hand, governments should be praised for forward, generational thinking. On the other hand, their claim that the chosen locations were based on extensive community consultation is completely false.

Listen along to the interview (<14min) and tell me what you think. There will be much more to say about this soon!

https://soundcloud.com/nathan-zamprogno/nathans-hawkesbury-radio-interview