CEC Highlighted for speed and ease of reading.
The ‘GMHE Strategy’ implements the NSW State planning policy the North Coast Regional Plan 2041, which requires Councils to “Identify and direct suitable land to accommodate planned growth” “to respond to higher than expected housing demand.” The GMHE Strategy identifies that land.
From the TSC draft GMHES:
“Current population 99,793, growing to 107,125–119,082 by 2041. Previous GMHES work identified a potential upper limit of 128,333.”
“Capacity to deliver approximately 27,400 new dwellings.” [!]
Hinterland villages to grow via boundary expansions (Burringbar, Tumbulgum, Tyalgum and Uki) and infill: (Chillingham, Crabbes Creek and Stokers Siding).
“Secondary dwellings or dual occupancy in the RU1 Primary Production and RU2 Rural Landscape zones are supported.” (where lot size is 5 hectares or more; second dwelling is max 60m2 floor size; detached by 100m; sharing a single property access point and driveway). [We (CEC) object to the draft 5 hectares minimum lot size for eligibility for the second dwelling / dual occupancy. Our (CEC) position is that such allowance should be only on land over 40 hectares.]
Visitor accommodation: Council are to “Establish an appropriate level and type of visitor accommodation in the key visitor locations” and to “Undertake an economic analysis to inform a policy position on the appropriate number of hosted and unhosted days per year properties can be listed for short-term rental accommodation or holiday letting.”
Greenfield housing areas: “Areas already zoned for green field housing” “providing readily accessible land supply.” “Bilambil Heights, Terranora, Cobaki, Kingscliff (Gales Land), Kings Forest, North Arm, Wardrop Valley (East).”
Urban areas infil: “Located in existing urban areas: Tweed City, Kennedy Plaza, Minjungbal Drive, Banora Point, Kingscliff Integrated Housing Precinct, Cabarita, Pottsville, Murwillumbah Town Centre.”
TSC shall: “Work to prevent LAND BANKING of key development sites which which restrict housing and employment land supply and increase land prices which impacts housing affordability” (currently xxxx houses are approved but developers are ‘banking’ the properties, the houses unbuilt). TSC shall “Advocate to the State Government to implement planning framework amendments that are directed towards the prevention of land banking. Measures for consideration include: Enable the introduction of sunset clauses (use it or lose it) for rezoned land where land development has not been enacted within a timeframe; More robust State Government planning agreement frameworks for developer funded and delivered infrastructure works to bring forward required infrastructure to enable the timely release of land; Incorporation of delivery targets within rezoning and development approvals; Ability for Council’s to collect development performance and infrastructure bonds, guarantees and financial securities to provide incentive for the commencement and completion of development.”
