Sydneys High-Rise Future |
Sydney will be reinvented as a high-density metropolis serviced by mass-transit subways under a transport blueprint being developed by senior state and federal government bureaucrats.
Powerful new legislation underpinning a proposed metro network costing $13 billion will enable transport and planning officials to reshape the inner suburbs of Sydney, paving the way for apartment towers as high as 15 storeys as well as large-scale retail and office blocks.
To justify the multibillion-dollar investment, tens of thousands more people would have to live and work within walking distance of the proposed Parramatta Road metro stations, according to planning officials behind the overhaul.
Heritage inner-west suburbs such as Glebe, Leichhardt, Rozelle and Camperdown are to be among the first to face radical changes should both the $8.1 billion West Metro underneath Parramatta Road and the $4.8 billion CBD Metro go ahead.
A joint state and federal government study into the West Metro, leaked to the Herald, revealed it would "significantly reduce travel times between western Sydney and the Sydney CBD".
"It would also provide significant support for transit-oriented development, urban revitalisation and services to new rail markets,"it said.
The controversial population targets in the inner west, set in the State Governments planning blueprint, the Metropolitan Strategy, would be eclipsed by new targets to support a mass-transit subway.
"It is not to say the Metro Strategy is wrong but the world has shifted,"said a senior state planning official. "The next round of the Metro Strategy will have to consider greater in-fill [urban density]."
But in the face of anti-development campaigns in the inner west, the state Labor Government may have trouble selling the high-rise living plans to nervous western Sydney MPs.
The Transport Minister, David Campbell, acknowledged that an overhaul of the areas serviced by the metro was a central concern for the State Government.
"One of the main benefits of this corridor would see the revitalisation of urban growth and employment for communities along Parramatta Road,"he said.
Late last year, a team of advisers from Infrastructure Australia took a bus tour to one such location, MarketPlace shopping centre on Marion Street, Leichhardt, to scout the location for a metro station.
A new transport authority, quietly legislated by the State Government in late November, has been given unprecedented powers to develop the land above and around proposed metro stations.
On November 26, a Sydney Metro Authority was created by a special amendment to the Transport Administration Act. It still does not have a board or chief executive but it has new powers "to carry out development, or facilitate, manage or finance development, on land located on, or in the vicinity of, metro railway systems". RailCorp has no equivalent power.
Concentrating housing around train stations is a well established policy in cities around the world to ease congestion, prevent suburban sprawl and reduce the cost of services such as water, power and transport.
The Rudd Government is leading a new push to make Australian cities look more like London, Tokyo and Singapore, which have twice as many people and jobs per hectare as Sydney.
Infrastructure Australia, a federal body set up to recommend funding for transport projects across the country, said in a recent influential report that residential and commercial densities in Sydney were too low.
"Increasing densities around rail stations can increase the economic and other benefits that might flow from the considerable public investment in urban rail projects. Howe'ver, this is an area where governments have a mixed record,"it said. "Much more can be done to increase densities around transport nodes. A strong, proactive approach needs to be taken to integrate land use, zoning and planning policies more effectively."
One member of the Infrastructure Australia board, Professor Peter Newman, said in an interview with the Herald that Sydney and Melbourne could no longer afford to exist as two-tiered cities where the wealthy had access to transport and the poor struggled on the fringes.
"That is one of my themes, that we stop cities developing into eco enclaves surrounded by Mad Max suburbs,"he said.
"If you want to go with the metro, you would need to think about higher densities, and in particular, high densities around the train stations.
"They will be apartments, there is no doubt about that. Chatswood is the best example but a lot of people will find that hard to take."
A spokesman for the Planning Minister, Kristina Keneally, said there would continue to be a mix of housing styles in the city, including single dwellings, terraces, townhouses and low-, medium- and high-rise apartment buildings. "Home purchasers will continue to make choices between these housing styles which suit their personal circumstances,"said the spokesman.
Two previous government plans in 2001 and 2005 tried to force councils to boost population throughout the inner west and revitalise Parramatta Road. Both failed in the face of strong community opposition.
Initially, 130,000 dwellings of up to six storeys were to be built along the road at a rate of 4000 a year. Four years later that was cut to 70,000.
The 2005 Metropolitan Strategy declared 30 per cent of new residents would be housed in greenfield areas in the north-west and south-west of Sydney, serviced by extensions to the CityRail network. The remainder would be squeezed into existing suburbs.
But since the former premier, Morris Iemma, dumped the rail expansion in favour of a metro network, the Metropolitan Strategy has fallen by the wayside. Now, as Sydney continues to grow, the argument that established suburbs should house more people has gained currency.
Ku-ring-gai could be seen as a model for how these new densities could be achieved. Last year, the Government usurped council planning powers to allow a dramatic increase in building heights along CityRails North Shore line. Two-storey shopping strips like Roseville and Turramurra will be overshadowed by mixed-use developments as high as seven to nine storeys, and Gordon will have 15-storey towers.
Technically, the Department of Planning remains the consent authority for any such development. "Any changes will be managed in the context of existing planning processes, including consultation with local communities,"Mr Campbell said.
Transport officials behind the new railway line successfully lobbied to have the power enshrined in legislation, creating new tensions with the Department of Planning.
The legislation makes it easier to package property development with private sector construction contracts to help finance the railway line.
One source told the Herald funds from property development were better spent, howe'ver, on local amenities that could include anything from bicycle lockers to libraries.
"It is better off to help the amenity around the stations,"he said.
Story by Linton Besser and Wendy Frew, www.smh.com.au
❊ Web Links ❊
➼ Sydneys High-Rise Future
➼ www.smh.com.au
Update Page
