Perspectives on the Six Cities Plan
Gary White, Chief Planner at Solve Property Group, is a proven industry leader in strategic and urban planning, with over 40 years of national experience. He is acknowledged as a visionary across the public and private sector and has held the two most senior strategic planning positions in Australia as the Chief Planner for the NSW Department of Planning & Environment, and as Government Planner for the QLD State Government.
Sydney is on the path to become an exemplar global city, not because of any prowess around the planning system, but the potential that has been presented by one of the most significant infrastructure programs shaping future investment of any capital city in Australia over the last 10 years. As the past and first Chief Planner for the NSW Department of Planning and Environment this might be considered a surprise statement.
I’m eagerly awaiting the release of the draft housing targets and the Six City Plans. I’ll be looking for a plan which builds on the constructive shaping infrastructure which has already been put in place. Outcomes are more likely to be achieved by using shaping infrastructure, and over time I believe the regulatory fabric will eventually respond. However, it is a shame that we are challenged strategically by a planning system so driven by statutory process that it’s impacting on the effectiveness of the planning discussion.
I’ll also be interested to see how the new plan encompasses the regional nuances, considers the new drivers of change, embraces the local understanding of who we are planning for, and the challenges currently faced by the strategic impediments (i.e. Metropolitan Rural Area, alignment of enabling infrastructure, housing targets etc).
Success will be driven and measured by good strategic planning, characterised by a principles-based system that should be responded to and reflected in both sub district and Local Government strategic planning frameworks, and in turn addressed by Government. The Government needs these principles spelt out in these plans to support their logic for housing and density, not only around the specified precinct, but as a response to the significant infrastructure mentioned earlier across the Metropolitan landscape.
Shaping Infrastructure requires Government Departments to plan and deliver the “supporting infrastructure” such as schools, as density materializes. There should be a low tolerance for excuses like “it is not in our 5- or 10-year programme”. If it is not, it should be to align with the Governments Regional planning agenda.
I welcome reviewing land use definitions to allow more flexibility, and a modern interpretation of definitions and movement to a more strategic conversation around future planning. All levels and agencies within government must work collaboratively, transparently, and efficiently. They should be responsive to the principles around which the Regional planning agenda is cast and will be applied by the Government equally across the region. There must be one, cohesive story for regionally significant issues around housing, jobs and connectivity, whilst being respective of the nuances for smaller geographical areas represented by local government.
In my previous role as Chief Planner, I had responsibility for the first-ever Metropolitan Plan for Greater Newcastle (2018), the first for a non-capital city in Australia. The Metropolitan Plan provided a vision of Greater Newcastle as:
Dynamic and entrepreneurial, with a globally competitive economy and the excitement of the inner city and green suburban communities.
Offering great lifestyles minutes from beaches or bushland, the airport or universities, and from the port to the lake.
A national leader in the new economy, with smarter cities and carbon neutral initiatives, and with collaborative governance that makes it a model to others in creating and adapting to change.
The Greater Newcastle Metropolitan Plan demonstrates that Government investment in infrastructure does provide the platform for a network of centres, corridors, and precincts. The federal government is challenged by the current high inflation environment, as such is questioning the extent of future investment in major city shaping infrastructure projects. History provides insights on the path forward. For example, the Gold Coast Light Rail created a series of connected centres, delivered with innovative funding models and was stimulated by local government.
The policy debate is hedging greenfield development vs density along our transport corridors. Industry is challenging government to take a more holistic view about the potential for development in terms of location, approval timeframes and housing product.
The opportunity to facilitate development on surplus government assets is a strong candidate to support important community initiatives (social and affordable housing)
The statistics of the city are being challenged to consider how to utilise the transport network
The post covid-19 world has presented landlords, tenants, communities and policy makers with a new range of mega trends to manage and respond to
The economics and feasibility of development has been challenged – significant competition between major construction projects, labour shortages, cost escalation, investment hurdles etc
A NSW Productivity Commission report identified 60 reforms across a range of areas intended to boost productivity and prosperity across the state. Among the recommendations are changes to development planning to increase housing supply and density in high demand areas. Recommendations of the broad-ranging report included investing in better education and skills training, adapting business regulations and tax systems, improving outcomes from infrastructure and transport, and ensuring sustainable water and energy supply. The report also recommended reforming planning structures to increase housing supply by avoiding excessive regulation.
The new six cities plan must provide a platform for consistency and clear guidance to local government of the key performance criteria (housing, employment, environment etc). As we have seen in other parts of Australia, like Southeast Queensland, local government has provided the platform and support for sub district implementation. SEQ celebrates 20 years of commitment to regional planning in 2023, the origins of which were significantly driven by Local Governments. A subject deserving of a separate discussion….
If you would like to continue the conversation with Gary, we welcome the opportunity to collaborate with you and your organisation. Please reach out to admin@solveproperty.com.au to arrange a time to connect.