Guidelines

BADP3002
_Assignment 3 Guidelines
Dr Rupa Ganguli
Associate Lecturer in Urbanism /
Postdoctoral Research Associate
School of Architecture, Design and Planning
Assessment 3: Group proposal + presentation + team agreement
Reflect critical and theoretical insights from course content, understanding of
local context and observations of the site (90% of group mark):
– Social profile, characteristics and history of the neighbourhood
– Changes in land value and potential impact of gentrification
– Plans for and impact of infrastructure improvements - precinct in renewal corridor or close to
proposed project (impact on revenue/sales-rents and costs in proposed to project)
– Role and perspectives of other stakeholders including government policy
– A concept design for development on the select site that responds to the social context (BAEN3001
Design Integration Lab students can leverage off housing design project proposal, other students can
select one/multiple lots in a specific precinct in renewal corridor – see separate map boundaries)
– Incorporate basic market and feasibility assessment of your proposal
– Who would deliver your proposal, kinds of risk they may be exposed to and risk strategies
Presentation (10% of group mark)
– 10 minutes in tutorial time summarising the written proposal (Groups 1-4 on 23 October, Groups 5-6 on
30 October, please be punctual in attending tutorial)
Team agreement to be signed by all members and submitted
Project site selection
Students who have completed the ‘BAEN3001 Design Integration Lab: Urban’ unit may
choose the same site that was part of the proposed housing/mixed-use project, within one
of the Urban renewal corridor precincts
BUT beware of self-plagiarism (have copies of completed group assignments)
This BADP3002 assignment is a development NOT a design proposal.

Sydenham to Bankstown Urban Renewal Corridor
Inner West
Canterbury-
LGA
Bankstown
LGA
https://www.planning.nsw.gov.au/plans-for-your-area/priority-growth-areas-and-precincts/sydenham-to-bankstown-urban-renewal-corridor
Canterbury-Bankstown Council Ward Map
Suburbs along Urban

Renewal Corridor:
– Canterbury
– Campsie
– Belmore
– Lakemba
– Wiley Park
– Punchbowl
https://www.cbcity.nsw.gov.au/council/about-us/wards-suburbs
– Bankstown
Bankstown Site Map
Select on land parcel

or multiple lots within
this area.
Remember to consider
planning, stakeholder
management and cost
considerations with lot
amalgamation.
Go to LEP Map: https://www.cbcity.nsw.gov.au/development/planning-control-policies

https://www.planningportal.nsw.gov.au/spatialviewer/#/find-a-property/addresstw
Canterbury Site Map
Select on land parcel or

multiple lots within this area.
management and cost
amalgamation.

Campsie Site Map
management and cost
amalgamation.

Belmore Site Map

management and cost
amalgamation.

Lakemba Site Map

management and cost
amalgamation.

Wiley Park Site Map

management and cost
amalgamation.

Punchbowl Site Map

management and cost
amalgamation.

Inner West Council Ward Map
Suburbs along Urban Renewal

Corridor include:
– Hurlstone Park
– Dulwich Hill
– Marrickville
https://www.innerwest.nsw.gov.au/about/the-council/mayor-and-councillors/ward-map-of-inner-west-council/inner-west-council-ward-map
Hurlstone Park Site Map

management and cost
amalgamation.
Go to LEP Map:
https://www.innerwest.nsw.gov.au/develop/plans-policies-and-controls/development-controls-lep-and-dcp/local-environment-plans-lep
Dulwich Hill Site Map
Select on land parcel
or multiple lots within
this area.
management and cost
amalgamation.
Go to LEP Map:
Marrickville Site Map

management and cost
amalgamation.
Go to LEP Map:
Background literature
Examples of what to include
Sydenham-Bankstown Urban Renewal Corridor: academic references
City Futures Research Centre (2018) Renewing the Sydenham to Bankstown Corridor: A Prospectus for Inclusive Renewal, UNSW Sydney
Pinnegar, S., Randolph, B. & Troy, L (2020) Decoupling Growth from Growth-dependent Planning Paradigms: Contesting Prevailing Urban
Renewal Futures in Sydney, Urban Policy and Research, 38 (4): 321–337.
Strategic planning context: Six Cities Region
Source: https://greatercities.au/strategic-planning/region-plans/six-cities-region
https://www.nsw.gov.au/building-our-way-forward/what-were-building/six-cities-vision
https://greatercities.au/strategic-planning/city-plans
Sydenham-Bankstown renewal
corridor across two regions
Six Cities regions include:

– Eastern Harbour City
– Central River City
Eastern Harbour City includes:

– Inner West Local Government Area (LGA)
Central River City includes:
– Canterbury-Bankstown LGA
About Six Cities Region
Source: https://greatercities.au/insights/six-cities-region-explained
District Plans set new housing targets out to 2036
Central River City Eastern Harbour City:
South District Plan Eastern City District Plan
Canterbury – Bankstown LGA Inner West LGA target =

target = 50,000 dwellings 20,000 dwellings
Affordable Housing Policy (draft) - Affordable Housing Policy - contribution

uplift of residential floor >1,000m2 to affordable housing for larger
of GFA, at least 5% of increased rezonings of: 15% of new dwellings
residential floor space should be within a development in areas with
dedicated to affordable housing significant uplift; 30% of new dwellings
supply, or as a cash payment for the within a development on Government
purposes of affordable housing owned land
Literature: Sydenham to Bankstown Urban Renewal Corridor
Sydenham to Bankstown Urban Renewal

Corridor Strategy & station specific
reports (Conybeare Morrison International
P/L, various Architectural practices)
Bankstown, Belmore, Campsie, Canterbury,
Hurlstone Park, Sydenham, Punchbowl, Lakemba,
Wiley Park, Marrickville, Dulwich Hill
Heritage assessment (NBRS&Partners P/L)
Dwelling take-up & employment analysis
(AEC Group)
Social infrastructure assessment (ARUP)
Source: https://www.planning.nsw.gov.au/plans-for-your-area/priority-growth-areas-and-precincts/sydenham-to-bankstown-urban-renewal-
corridor/documents
Inner West Council planning-policy reports
– Local Strategic Planning Statement (LSPS)
– Council’s vision and planning strategies. Link between NSW
Government's Regional and District plans
– Community Strategic Plan – Our Inner West 2036
– Strategies – Employment-Retail Lands, Local Housing
Strategy, Affordable Housing, Integrated Transport
– Precinct masterplans, Local Environmental Plan (LEP),
Development Control Plan (DCP)
– Zoning-building controls and guidelines for allowable
development. Written instrument and accompanying maps
– Development Contributions Plan, Voluntary Planning
Agreements (VPAs). Costs associated with development.
https://www.innerwest.nsw.gov.au/develop/plans-policies-and-controls/strategic-plans
https://www.innerwest.nsw.gov.au/develop/plans-policies-and-controls/strategic-plans/future-planning
Canterbury-Bankstown Council planning-policy reports
– LSPS– Connective City 2036
– Community Strategic Plan – 2028 cbcity
– Draft Strategies – Employment, Economic Development,
Housing Affordable Housing (2020-2021)
– Precinct Masterplans completed / underway
– Canterbury-Bankstown Local Environmental Plan 2023 and
Development Control Plan 2023 (combined Bankstown –
Canterbury LEPs-DCPs)
– Draft Development Contributions Plan, Infrastructure
Contributions Plan, VPA (Canterbury – Bankstown)
– SEPPS - Affordable Rental Housing, Apartment Design Guide
(SEPP 65), Codes SEPP, Low Rise Medium Density Housing
https://www.cbcity.nsw.gov.au/development
https://www.cbcity.nsw.gov.au/development/housing-target
Canterbury-Bankstown Council Affordable Housing Strategy
– Issues: unaffordability, gentrification, lengthy social
housing waitlists.
– 1,700 social dwellings in development pipeline will not
meet demand. More affordable dwellings needed.
– Inclusionary zoning (Voluntary Planning
Agreements/VPAs)
– Proposals seeking uplift of residential floor space >1,000m2
GFA must deliver equivalent of at least 5% of increased
GFA in affordable housing, or as cash payment for the
purposes of affordable housing.
– Alternative rate may be negotiated subject to feasibility
testing and/or other types of public benefits- infrastructure.
Source: Canterbury-Bankstown Council,
https://haveyoursay.cbcity.nsw.gov.au/draft-consolidated-lep-supporting-studies/draft-affordable-housing-strategy 25
Canterbury-Bankstown Council: social housing sector overview
Supply Demand
– 9,800 social housing dwellings. >9,800 households in dwellings:
– 47% concentrated in 8 suburbs / estates, - 50% a single person
remainder in older established areas of LGA - 21% 2-person households
not in new housing release areas. - 12% families with children
– Around 35% of dwellings have 2 bedrooms - 7% large households
and 30% have ‘0-1’ bedrooms
– Supply > demand for ‘Studio – 1 and 2- Most tenants older, past working
bedroom dwellings (i.e., existing tenants – age, live alone and rely on age, disability
priority and general waitlisted people). or some other pension for income.
– Supply < demand for 3-4 bedroom dwellings
– Aging social housing portfolio > high Greatest demand, for smaller dwellings for
maintenance costs one or 2 people.
Source: NSW Land and Housing Corporation (2021) Local Area Analysis – Canterbury-Bankstown,
26
https://www.dpie.nsw.gov.au/__data/assets/pdf_file/0010/509374/Canterbury-Bankstown-local-area-analysis.pdf
Canterbury-Bankstown master planning stages
Local Strategic Planning Statement – Connective City 2036
Inner West Council: Affordable Housing Policy (AHP)
– Issues: unaffordability, gentrification, homelessness
– Estimated 571 affordable dwellings - boarding
rooms at an affordable rental rate need by 2036.
– Affordable Rental Housing Program
– ‘Key worker’ program provides assistance to lower income
workers employed in essential – emergency services jobs in the
LGA. 19 affordable housing units built through planning
agreements, managed by Link Wentworth (registered CHP).
– Inclusionary zoning (planning agreements - VPAs)
– Affordable Housing Contribution Schemes under Part 2 of State
Environmental Planning Policy (Housing) 2021 (Housing SEPP).
Note this SEPP currently under review.
Source: Inner West Council (2023) Affordable Housing webpage and policy document,
29
https://www.innerwest.nsw.gov.au/live/community-well-being/affordable-housing
Inner West Council – social housing sector overview
Supply Demand
– 2,800 social housing dwellings. 2,700 households in dwellings:
– 800 dwellings owned by NSW Land and - 56% a single person
Housing Corporation (LAHC) and managed - 13% 2-person households
by CHPs (Amelie, Bridge, Evolve, Mission, St - 7% families with children
George) - 2% large households
– 72% of dwellings, 3 or more bedrooms
– Supply of 2-bedroom dwellings > demand Most tenants older, past working
(i.e., existing tenants – waitlist). age, live alone and rely on the age,
– Supply < demand for Studio–1-bedroom, disability or some other pension for
seniors and disability housing income.
– Aging social housing portfolio > high
maintenance costs Social housing under-utilisation an issue.
Source: NSW Land and Housing Corporation (2023) Local Area Analysis – Inner West,
https://www.dpie.nsw.gov.au/__data/assets/pdf_file/0004/543496/LAHC-Inner-West-LGA-Analysis.pdf 30
Sydney Metro South West – impact on proposed development?
NSW Infrastructure
Strategy 2018-2038
Transport NSW (2018)

Future Transport
Strategy
Sydney Metro (2018)

Sydenham to
Bankstown, Preferred
Infrastructure Report
Overview
https://www.sydneymetro.info/sites/default/files/2021-09/Sydenham_to_Bankstown_Preferred_Infrastructure_Report_Overview.pdf
Financial feasibility of a proposed housing project: key references
Murray C (2020) Feasibility guide for town planners, Halloran Trust, University of Sydney
Murphy, L. (2019) Performing calculative practices: residual valuation, the residential development process and affordable housing,
Housing Studies, 35:9, 1501-1517, DOI: 10.1080/02673037.2019.1594713
How to source revenue and cost data
for development feasibility analysis?
Sales price – rent
(revenue stream)
– Existing properties
– NSW Government Rent &
sales data
– New properties –
off-the-plan sales
– Real estate digital advertising
portals focused on new
projects in area
(Realestate.com.au,
Domain.com.au, A-d.com.au)
https://www.facs.nsw.gov.au/resources/statistics/rent-and-sales
Off-the-plan
sales prices –
new properties
(revenue stream)
https://www.realestate.com.au/new-homes/,
https://a-d.com.au/,
https://www.domain.com.au/new-homes
Future demand: State Government population-household projections
Can search by LGA

and SA2 geography
https://www.planning.nsw.gov.au/research-and-demography/population-projections/explore-the-data
Assessing future housing supply at LGA level
https://pp.planningportal.nsw.gov.au/local-development-performance-monitoring-ldpm
https://www.planningportal.nsw.gov.au/insights-and-demography/urban-development-program
Understanding development feasibility: Land value, purchase costs
– Land values – completed sales data, value
of existing site for rating – land tax
purposes (NSW Valuer General website)
– Development sites – land for sale now
https://www.realcommercial.com.au/
– Legal (sales contract, purchase conditions –
put / call /put & call option)
– Taxes (stamp duty, foreign investor –
property developer application fee)
– Site costs (remediation if contaminated,
excavation)
– Land servicing costs (water – sewage –
electricity connections)
– GST (complicated, can be a deferred
payment) Source: https://valuation.property.nsw.gov.au/
Understanding development feasibility: Project costs
– Investigations
– Geotech, Chemical, Soil, Drainage, Planner, Architect, Valuer, Engineers,
Quantity Surveyor (QS)
– Holding costs
– Finance costs
– Establishment fees
– Legal
– Valuations
– Council rates
– Land Tax
Source: Bryant (2012: 120), Rowley et. al. (2014: 17)

Understanding development feasibility: planning approval costs
– Development application (DA) fees
– Local infrastructure contributions (i.e.,
Section 7.11 / 7.12, formerly Section 94)
https://youtu.be/XjJgUWy3arU
– The Housing and Productivity Contribution
Rate (starts Oct-2023, new private sector
property development)
– State Voluntary Planning Agreements
(SVPAs)
– Inclusionary zoning (affordable housing)
Source: NSW DP&E (2023: 6)

Understanding development feasibility: Costs
– Construction costs – cost
per unit/m2
– Services to site
– Consultants
– Demolition
– Site preparation
– Latent and known site
conditions
– Data sources
– Rawlinsons Construction Cost
Guide (USyd library)
– River Levett Bucknell
Construction Cost Calculator
Source: https://www.rlb.com/ccc/
Understanding development feasibility: Project costs
– Investigations
– Geotech, Chemical, Soil, Drainage, Planner, Architect, Valuer, Engineers,
Quantity Surveyor (QS)
– Holding costs
– Finance costs
– Establishment fees
– Legal
– Valuations
– Council rates
– Land Tax
Source: Bryant (2012: 120), Rowley et. al. (2014: 17)

Social – affordable housing project revenue: income streams
– Rental income
– ‘Social’ housing tenancies: income based (i.e., rents capped at 30% of income)
– Affordable housing tenancies: market based (i.e., 74.9% of market rent)
– Commonwealth Rent Assistance (CRAS) to non-public housing tenants, if eligible.
– Government policy
– National Rental Affordability Scheme (NRAS) largest new affordable housing
supply funding scheme in Australia - >38,000 new properties approved nationally,
including 6,545 in NSW but ceases in 2026. Dwellings must be leased to low-
income households at discounted rates for 10 years (CHIA NSW 2021).
– Sales revenue
– Many developments sell some of the dwellings as market housing
– Cross-subsidise social and affordable housing
43
CHP / Not-For-Profit housing providers: cost reductions
– Not-for-profit organisations can access tax concessions
– Stamp duty on land purchase
– Land tax
– Goods and Services Tax (GST)
• On land
• On building materials and labour
• On sale of dwellings - 10% of the sale value should contribute towards GST for
commercial development
– Reduces holding charges + development costs
44
Social – affordable housing project funding cost considerations
– Any model of funding for social or affordable housing will require
government subsidy
– Upfront capital funding is the lowest cost to government over the long term
– Privatised models of investment and financing produces largest cost to government
– Funding requirements needs to respond to market contexts
– High need areas often have high development cost areas
– Meeting housing need requires long term commitment from multiple
actors
– Large part of housing growth needs to be social and affordable housing
– Urban renewal will be the context where much of this occurs – we are in uncharted territory!
– Funding one part of the puzzle. Planning policy also needs to address:
– Access to development sites
– Setting of land price
– Reposition not-for-profit housing development as a major part of all housing development
45
See Week 10 Lecture slides and reading material
A reminder of attendance policy at School of ADP
“8 Attendance
(1) Students are required to be in attendance at the correct time and place of any formal or informal
examinations. Non-attendance on any grounds that is insufficient to claim special consideration or
disability adjustment will result in the forfeiture of marks associated with the assessment. Participation in a
minimum number of assessment items may be included in the requirements specified for a unit of study.
(2) Students are expected to attend a minimum of 90% of timetabled activities for each unit of study, unless
granted exemption by the Head of School and Dean, Associate Dean Education or relevant Unit Coordinator.
The Head of School and Dean, Associate Dean Education or relevant Unit Coordinator may determine that a
student fails a unit of study because of inadequate attendance. Alternatively, at their discretion, they may set
additional assessment items when attendance is lower than 90%.
Architecture, Design and Planning Handbook 2022

https://rp-handbooks.sydney.edu.au/handbooks/architecture/rules/faculty_resolutions.shtml
No simple extension requests will be approved for group project
“9 Late submission of work
“10 Special consideration for illness, injury
(1) It is expected that unless a simple extension, special consideration
or misadventure
or disability adjustment has been granted, students will submit all
assessment items for a unit of study on the due dates specified. If an Special consideration is a process that
assessment is submitted or otherwise completed within a period of affords equal opportunity to students who
extension granted by successful application for simple extension, have experienced circumstances that
special consideration or an assessment adjustment determined by adversely impact their ability to
Disability Services, no academic penalty will be applied to that piece adequately complete an assessment task
of assessment. in a unit of study, as determined by the
Coursework Policy. The procedures for
(2) If an extension is not sought, not granted, or is granted but work is
applying for special consideration are
submitted after the extended due date, the late submission of
described in each unit of study outline.”
assessment will result in an academic penalty as follows:
(a) For non-public assessments, work submitted after the deadline will
incur a penalty of 5% of the total marks earned for the assessment
per calendar day. Work submitted 20 calendar days or more after
the deadline will not be assessed and will receive a mark of zero.
Architecture, Design and Planning Handbook 2022
(b) For assessments involving public, oral, and/or visual presentations
https://rp-
completed after the deadline, a penalty of 10% of the total marks
handbooks.sydney.edu.au/handbooks/architecture/r
earned for the assessment will be imposed per calendar day. Work ules/faculty_resolutions.shtml
completed 10 calendar days or more after the deadline will not be
assessed and will receive a mark of zero.”
Unit co-ordinator-lecturer:
Dr. Rupa Ganguli

Postdoctoral Research Associate – Associate Lecturer
The University of Sydney
School of Architecture, Design and Planning
Room 512, Wilkinson Building | The University of Sydney | NSW | 2006
+61 2 9114 2199
rupa.Ganguli@sydney.edu.au
anguli@sydney.edu.au

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BADP3002

BUT beware of self-plagiarism (have copies of completed group assignments)

This BADP3002 assignment is a development NOT a design proposal.

Suburbs along Urban

Select on land parcel

Go to LEP Map: https://www.cbcity.nsw.gov.au/development/planning-control-policies

Select on land parcel or

Go to LEP Map: https://www.cbcity.nsw.gov.au/development/planning-control-policies

Go to LEP Map: https://www.cbcity.nsw.gov.au/development/planning-control-policies

Select on land parcel or

Go to LEP Map: https://www.cbcity.nsw.gov.au/development/planning-control-policies

Select on land parcel or

Go to LEP Map: https://www.cbcity.nsw.gov.au/development/planning-control-policies

Select on land parcel or

Go to LEP Map: https://www.cbcity.nsw.gov.au/development/planning-control-policies

Select on land parcel or

Go to LEP Map: https://www.cbcity.nsw.gov.au/development/planning-control-policies

Suburbs along Urban Renewal

Select on land parcel or

Select on land parcel or

Six Cities regions include:

Eastern Harbour City includes:

About Six Cities Region

South District Plan Eastern City District Plan

Canterbury – Bankstown LGA Inner West LGA target =

Affordable Housing Policy (draft) - Affordable Housing Policy - contribution

Sydenham to Bankstown Urban Renewal

Transport NSW (2018)

Sydney Metro (2018)

Can search by LGA

Source: Bryant (2012: 120), Rowley et. al. (2014: 17)

Source: NSW DP&E (2023: 6)

Source: Bryant (2012: 120), Rowley et. al. (2014: 17)

Architecture, Design and Planning Handbook 2022

Dr. Rupa Ganguli

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