A NEW AUTHORITY FOR THE WESTERN CITY

The airport area

So not just one land theft authority (Metro) but two.

The new one appears not to have a name yet.

There appears to be no end to the “capture” …

Wouldn’t it be more apt to name the alleged three cities (of urban sprawl) Sydney CBD, Parramatta and Badgery’s Creek

Western Sydney Aerotropolis Land Use and Infrastructure Implementation Plan Stage 1: Initial Precincts

Copyright Notice from the document

You are required to acknowledge that the material is provided by the Department or the owner of the copyright as indicated in this Planning Report and to include this copyright notice and disclaimer in any copy. You are also required to acknowledge the author (the Department of

Planning and Environment) of the material as indicated in this Planning Report.

http://www.planning.nsw.gov.au/~/media/Files/DPE/Plans-and-policies/western-sydney-aerotropolis-stage-1-plan-08-2018.ashx

Page 25

3.3.2 A new Authority for the Western City

A new Authority will be established to coordinate development within all nine precincts of the Aerotropolis. It will ensure the development of the Aerotropolis is consistent with the vision of this Plan and will work with the

Sydney Metro Authority and the Planning Partnership to ensure the new precincts can be feasibly developed.

The new Authority will be jointly governed by the NSW and Australian governments, and will be created under NSW legislation with powers and responsibilities to:

  • acquire and consolidate land
  • plan for infrastructure provision and coordination,

including public domain and open space

  • develop government-owned land, including potential

joint ventures with private landowners

  • assist with industry/business attraction initiatives
  • liaise with WSA Co.

Page 26

3.3.3 Sydney Metro Authority

Sydney Metro is a key part of delivering the NSW Government’s Future Transport Strategy 2056 priorities.

Sydney Metro Authority will work across government to deliver a world-class metro rail system focused on customers and creating great local places.

The principal objectives of the Sydney Metro Authority are to:

  • deliver safe and reliable metro passenger services in

an efficient, effective and financially responsible manner

  • facilitate and carry out the orderly and efficient

development of land in the locality of (existing or

proposed) metro stations, depots and stabling yards.

Sydney Metro Authority will focus on the delivery of the

North–South Rail Link (Stage 1) connecting to the Airport

and the development of the land adjoining new stations,

depots and stabling yards. Sydney Metro Authority will

work closely with the new Authority on the development

and delivery of the infrastructure to assist the new Authority

in delivering the Aerotropolis.

 

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Land around Western Sydney Airport to be rezoned by 2019

“Powers to consolidate land” – the new weasel words from the NSW Liberal Party – compulsory acquisition to benefit developers via the Metro Bill.

NOTE … The development of the land is to be led by a statutory authority, which is yet to be created, as well as the Sydney Metro Authority, recently created to drive development near rail infrastructure. The proposed authority is to be given powers to consolidate land, develop government-owned land and plan for infrastructure and open space.

LAND AROUND WESTERN SYDNEY AIRPORT TO BE REZONED BY 2019

Areas for employment and residential development to the immediate north and south of the Western Sydney Airport at Badgerys Creek will start to be rezoned as early as next year.

The Department of Planning and Environment on Tuesday released an initial land-use plan for the so-called Western Sydney Aerotropolis, a region earmarked to take advantage of economic activity stimulated by the airport.

An artist’s impression of residential neighbourhoods for the Western Sydney Aerotropolis.
An artist’s impression of residential neighbourhoods for the Western Sydney Aerotropolis.

Photo: NSW government

The plan breaks the land around the 1780-hectare Western Sydney Airport site into nine precincts. It selects two of those precincts – “Aerotropolis Core” and “Northern Gateway” for immediate planning, with rezoning to be completed by the end of 2019. The development of other areas around the airport is to be staged.

Work on a third precinct, “South Creek”, which cuts through the area and is intended to be a green spine “providing open space, amenity, biodiversity and wellbeing values” is also intended to start soon.

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The Aerotropolis Core section includes a large plot owned by the federal government. The Aerotropolis Core and Northern Gateway sections are to be targeted for employment land, but will also be able to include some residential development.

The two areas are on the proposed route of a mooted north-south rail link to be built through the area.

David Borger, the Western Sydney director of the Sydney Business Chamber, welcomed the plan for providing certainty to the area.

“Within 13 months we are going to have land rezoned that can actually accommodate employment uses,” Mr Borger said.

The development of the land is to be led by a statutory authority, which is yet to be created, as well as the Sydney Metro Authority, recently created to drive development near rail infrastructure.

  • The proposed authority is to be given powers to consolidate land, develop government-owned land and plan for infrastructure and open space.

“It’s great to see the authority is going to be given broad powers, but we need to get a wriggle on to make sure the development authority is operating soon,” Mr Borgert said.

An artist’s impression of the town centre of the Aerotropolis.
An artist’s impression of the town centre of the Aerotropolis.

Photo: NSW government

The airport itself is being built be Western Sydney Airport Co, a federal government-owned corporation. By the middle of next year, WSA Co expects to award a contract to clear and level the airport site. The airport is scheduled to be operational by 2026.

In a release, the Department of Planning and Environment’s Executive Director for Western Sydney and Aerotropolis Activation, Brett Whitworth, said: “The new airport and the surrounding Aerotropolis will be a game-changer for NSW with the potential to provide up to 60,000 homes and contribute to 200,000 new jobs in Western Sydney.”

Jacob Saulwick is City Editor at The Sydney Morning Herald.

SOURCE:  https://www.smh.com.au/national/nsw/land-around-western-sydney-airport-to-be-rezoned-by-2019-20180821-p4zyul.html

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COUNTRY GARDEN PAID $69.88M FOR 364 HECTARE SITE SET TO BENEFIT FROM NEW M9 CORRIDOR BEFORE ESTABLISHED PROPERTY OWNERS WERE TOLD!

IS this a coincidence, or a case of “privileged information”?  With Country Garden ties to former disgraced MP Maguire …

Following the purchase, Country Garden made an application to the Greater Sydney Commission to build an M9 interchange

The December 15 application was made over three months before the proposed M9 route was made public, The Daily Telegraph reported.

High immigration and Visa manipulation particularly from China and Hong Kong it appears will continue to provide the client base for the high density housing

“Chinese developers pay $69.88 MILLION for a huge chunk of land from grandmother, 90, on Sydney outskirts that’s set to be used for a new freeway – before hundreds of smaller property owners were even told”

• Country Garden, listed in Hong Kong, paid Beryl Rofe and family $69.88million
• The Chinese property developer bought land to benefit from new M9 corridor
• The sale was made before homeowners were aware of the part of the new road
• Another family were told by letterbox drop that their home would be demolished
• Country Garden lobbied for an M9 interchange months before route announced

By SAM DUNCAN FOR DAILY MAIL AUSTRALIA
PUBLISHED: 5 June 2018

A Chinese property giant paid almost $70 million for land on the new M9 orbital corridor three months before the route was publicly announced.
Country Garden forked out $69.88 million to acquire six chunks of land belonging to 90-year-old Beryl Rofe and her family late last year.
The Hong Kong-listed company then made an application to the Greater Sydney Commission to build an M9 interchange on its 364 hectare site.

Country Garden forked out $69.88 million to acquire six chunks of land belonging to 90-year-old Beryl Rofe and her family last year (pictured is land on the proposed road path)

A Chinese property giant has paid almost $70 million for land on the new M9 orbital corridor, months before the route was announced (pictured are Matt and Aleena Wise, whose home is set to be demolished)

The December 15 application was made over three months before the proposed M9 route was made public, The Daily Telegraph reported.

The 200m-wide M9 Orbital Outer Sydney Orbital corridor will link growth areas in the south-west and north-west of the city with a motorway and freight rail line.
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After the proposed road path was unveiled, hundreds of rural homeowners were suddenly told they would lose their properties.

The Wise family said they were informed by letterbox drop that their 32 hectare dream home – bought in 2015 for $4.05 million – fell within the corridor and would be demolished.

The 200metre-wide M9 Orbital Outer Sydney Orbital corridor is slated to link growth areas in the south-west and north-west of the city (pictured)

The 200 metre-wide M9 Orbital Outer Sydney Orbital corridor is slated to link growth areas in the south-west and north-west of the city (pictured)

‘The current alignment of the M9 Orbital is anticipated to pass through the northeast corner of the site, with potential for an interchange at Remembrance Drive,’ Country Garden’s application stated (pictured is the proposed corridor at Cawdor)
Suburbs surrounding the new Badgerys Creek airport are soaring

‘We were absolutely gutted when we found out,’ Mrs Wise told Daily Mail Australia.

‘We found out from a leaflet put in our letterbox, and by watching the six o’clock news, there has been no communication from Transport NSW.

‘Words can’t describe the impact this has had on us, to work hard to find a place and then to be faced with losing it all, and not knowing when it will happen.’

The Wise family have been told they will have no recourse if the government uses mandatory acquisition to take their land.

Nor have they been informed about compensation – Mrs Wise said they have no been told when the land would be acquired, or how much they will be compensated.

‘We spent seven years looking for this place, where we live with our in-laws and my husband runs his trucking business, now we stand to lose everything we’ve worked for,’ she said.

Country Garden asked the Greater Sydney Commission in December to recognise their new site under the Regional and District Plan (stock image)

Ms Rofe did not comment on the sale of her land at Cawdor, south-west of Sydney, and a tenant of hers, 92-year-old Judy Geelan was unaware of the purchase price.

Country Garden asked the Greater Sydney Commission in December to recognise their new site under the Regional and District Plan.

The lobby effort is related to the plan’s provisions for high density housing built to satisfy demand created by population increases.

‘The current alignment of the M9 Orbital is anticipated to pass through the northeast corner of the site, with potential for an interchange at Remembrance Drive,’ Country Garden’s application stated.

Consultation on the M9 Outer Sydney Orbital corridor ended on June 1.
Daily Mail Australia contacted Country Garden for comment.

After the proposed road path was unveiled, hundreds of rural homeowners were suddenly told they would lose their properties (pictured is the Prime Minister, left, at a Transport NSW road upgrade event)

SOURCE: http://www.dailymail.co.uk/news/article-5805827/Chinese-developer-pays-90-year-old-woman-70million-land-sitting-new-M9-corridor.html

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CAAN UPDATE ON COMPULSORY ACQUISITION LAWS  … S71A ADDED TO THE EXISTING LEGISLATION

The WestConnex proposal includes a plan for the acquisition of a property on Lilyfield Road, Rozelle.

 

CAAN UPDATE ON COMPULSORY ACQUISITION LAWS  … S71A ADDED TO THE EXISTING LEGISLATION

BACK in 2016 the NSW LNP changed the “Compulsory Acquisition” laws and

added S71A to the existing legislation …

Previously if the Government changed their mind about needing your property they would offer it back to you … however to bypass this the government is offloading the property to another government department rather than offering it back …  We understand this is what Perrottet has done, and it seems that is why they are fighting the Desane decision.

To date the NSW Government appeal against the Desane decision is awaiting decision … it may be a couple of weeks away or months away!

If Desane wins this the NSW Government is ***ked if they try the same thing again!

WE have on good information that if the NSW Government wins, Desane will take the matter to the HIGH COURT!

This legislation as it stands destroys lives!

The community must fight back; toss this LNP out and their Cohort of lobbyists, politicised bureaucrats and politicians!

Assented on Mon 14 Nov 2016 – Act No 59 of 2016

https://www.parliament.nsw.gov.au/bills/Pages/bill-details.aspx?pk=3351

 

View the link for what went through Parliament; Part 71A only; there were other changes.

Land Acquisition (Just Terms Compensation) Amendment Bill 2016

https://www.parliament.nsw.gov.au/bill/files/3351/Passed%20by%20both%20Houses.pdf

 

[19] Section 71A

Insert after section 71:

71A Land not required for acquired purpose to be first offered to former owner

(1) This section applies to land:

(a) that has been acquired by an authority of the State (being an acquisition

to which this Act applied as referred to in section 5), and

(b) that the authority proposes to dispose of because the land is no longer

required for the public purpose for which it was acquired.

 

(2) The authority must, if practicable, first offer the land for sale to the former

owner at the market value of the land at the time the offer is made if:

(a) not more than 10 years has elapsed since the acquisition, and

(b) the authority has not made substantial improvements to the land, and

(c) the land is not Crown land, and

(d) the land is not proposed to be disposed of to another authority of the State for a public purpose.

 

(3) For the purposes of this section, land is no longer required for the public

purpose for which it was acquired if:

 

(a) the land has not been used and is no longer proposed to be used for the

public purpose for which it was acquired, or

(b) the regulations otherwise provide that the land is no longer required for

the public purpose for which it was acquired.

 

(4) The regulations may make provision for or with respect to offers for sale, the

review of decisions of authorities and other matters arising under this section.

(5) A person dealing with an authority of the State is not concerned to inquire

whether this section has been complied with, and the vesting in a person of an

interest in land is not affected by any contravention of this section.

(6) In this section:

former owner of land means:

 

(a) if the land was acquired by the authority of the State from only one

individual who is still alive or from only one corporation that is still in

existence—that individual or corporation, or

(b) in any other case—such persons (if any) that the authority of the State

considers, having regard to the interests in the land that existed

immediately before the land was acquired, should be fairly entitled to

the benefit of this section.

market value of land at any time means the amount that would be paid for the

land if it is sold by a willing but not anxious seller to a willing but not anxious buyer.

 

https://www.parliament.nsw.gov.au/bills/Pages/bill-details.aspx?pk=3351

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MORE ABOUT THE ‘PLANNING MINISTERIAL CORPORATION’

Consultation: Transport for NSW is investigating a suitable corridor for the Outer Sydney Orbital to provide a north-south connection for a future motorway and freight rail. Areas of Rouse Hill and The Ponds are among those areas being investigated. Graphic: Brenden Budd

 

AND ….

Graphic: Transport for NSW

 

MORE ABOUT THE ‘PLANNING MINISTERIAL CORPORATION’

IT would appear … in our humble opinion … the Minister has too much power, and it would seem that the meaning of ‘public interest’ has been broadened … perhaps it should read ‘developer interest’?

PEOPLE … you need to be more aware of the Government agenda – where the profit (to developers) and economic growth appear to be more important than the environment and our communities.

With the changes to Legislation that began on 1 March 2018 – what can we expect?
Will they come for our homes? To divvy them up for profit to investors … their developer mates?

IT would seem now with the NEW HOUSING CODE of both the Medium-Density Housing Code and the Greenfields Housing Code to come into force on 6 July 2018 this would be so!

Suppose many lines in the Office of Strategic Lands (OSL) document tells us what we need to know about our overdeveloping overlords …..

“OSL will acquire and repurpose land and partner with UrbanGrowth NSW, Landcom or private developers to deliver the projects.”

“OSL has the expertise to resolve land fragmentation to enable development by the market, including compulsory acquisition to complete a parcel if required.”

Also the new legislation Part 6.  It would appear there is too much power centred in the Minister who can take anything “which the Minister considers should be made available in the public interest for any purpose…..”

31. 1 and 2 (a)

31 Power of Corporation to acquire land etc (cf previous ss 9, 10)

(1) The Planning Ministerial Corporation may, for the purposes of this Act or pursuant:

to any function conferred or imposed on the Minister or the Planning Secretary by an environmental planning instrument, acquire land by agreement or by compulsory process in accordance with the Land Acquisition (Just Terms Compensation) Act 1991.

(2) Without limiting the generality of subclause (1), the Planning Ministerial

Corporation may acquire in any manner authorised by that subclause:

(a) any land to which an environmental planning instrument applies and which the

Minister considers should be made available in the public interest for any

purpose, or…

Updates to the Environmental Planning and Assessment Act 1979 commence on Thursday 1 March 2018

http://www.planning.nsw.gov.au/Policy-and-Legislation/Under-review-and-new-Policy-and-Legislation/Legislative-Updates-to-the-Environmental-Planning-and-Assessment-Act

Additionally, an unofficial consolidated version of the amended Act is available for information purposes. Please note the changes do not yet have legal effect.

The Act will not be amended to reflect these changes until they commence on 1 March 2018.

The Department will shortly make available a guide that illustrates the key changes to the Act and provide further information on the commencement timeframes for new features of the planning system.

This is the link to the unofficial consolidated version of the amended Act:

http://www.planning.nsw.gov.au/Policy-and-Legislation/Under-review-and-new-Policy-and-Legislation/~/media/0B102DB055AC4BFF85111D934B5890D8.ashx
Division 2.2 Planning Ministerial Corporation

2.5 Constitution and functions of Corporation (cf previous s 8)

(1) There is constituted by this Act a corporation with the corporate name of the Planning Ministerial Corporation.

(2) The Planning Ministerial Corporation has such functions as are conferred or imposed on it under this or any other Act.

(3) The Planning Ministerial Corporation is a NSW Government agency.

2.6 Management of Corporation (cf previous s 8)

(1) The affairs of the Planning Ministerial Corporation are to be managed by the

Planning Secretary in accordance with any directions of the Minister.

3.46 Minister or GSC may direct councils with respect to development control plans

(1) The Minister or, if the matter relates to the Greater Sydney Region, the Greater

Sydney Commission may, subject to the regulations (if any), direct a council to

make, amend or revoke a development control plan in the time and manner specified in the direction

Part 6 Planning Ministerial Corporation—property provisions

31 Power of Corporation to acquire land etc (cf previous ss 9, 10)

(1) The Planning Ministerial Corporation may, for the purposes of this Act or pursuant to any function conferred or imposed on the Minister or the Planning Secretary by an environmental planning instrument, acquire land by agreement or by compulsory process in accordance with the Land Acquisition (Just Terms Compensation) Act 1991.

(2) Without limiting the generality of subclause (1), the Planning Ministerial

Corporation may acquire in any manner authorised by that subclause:

(a) any land to which an environmental planning instrument applies and which the

Minister considers should be made available in the public interest for any

purpose, or

(b) any land of which that proposed to be acquired under this clause forms part, or

(c) any land adjoining or in the vicinity of any land proposed to be acquired under

this clause, or

(d) a leasehold or any other interest in land.

(3) The Planning Ministerial Corporation may acquire, by gift inter vivos, devise or

bequest, any property for the purposes of this Act and may agree to the condition of

any such gift, devise or bequest.

(4) The rule of law against remoteness of vesting does not apply to any such condition to which the Planning Ministerial Corporation has agreed.

(5) If the Planning Ministerial Corporation acquires property under subclause (3),

neither an instrument that effects the acquisition nor any agreement pursuant to

which the property is acquired is chargeable with duty under the Duties Act 1997.

(6) For the purposes of the Public Works and Procurement Act 1912, any acquisition of land under this clause is taken to be for an authorised work and the Planning

Ministerial Corporation is, in relation to that authorised work, taken to be the

Constructing Authority.

Sections 34, 35, 36 and 37 of the Public Works and Procurement Act 1912 do not apply in respect of works constructed by the Planning Ministerial Corporation.

Page 217 ………

Schedule 7 Paper subdivisions

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CHANGES TO NSW LEGISLATION … WITH sinister Planning Minister set up in a Planning Ministers Corporation as NSW Treasurer pushes “Build to Rent” for Sydney Millennials

 

NSW Treasurer Dominic Perrottet is pushing to overhaul planning rules to kick start the build to rent apartment market, ...

 

CHANGES TO NSW LEGISLATION … WITH sinister Planning Minister set up in a Planning Ministers Corporation as NSW Treasurer pushes “Build to Rent” for Sydney Millennials

 

IT appears that with Premier Gladys Berejiklian and her minions, having sold off many of our State assets, they are looking for new things to sell.

If this Government report is correct, she thinks she can take our privately owned homes and sell them off to their developer mates ……

Further, the Planning Sinister has set himself up in a Planning Ministers Corporation.

Perhaps took lessons from Wa$teCONNex when they set up SMC?

THERE is a NSW Government Report flying under the radar … that ties in with NSW

Treasurer Dominic Perrottet pushes ‘build to rent’ for Sydney millennials … see transcript below!

BACKGROUND …

IT is the NSW LNP Government (2011 – to date) in concert with the Turnbull Government (following the Howard Government in 2004) during which period a whole Cohort of Australians have been locked out of home ownership.

THIS has also coincided with high immigration … Howard opened the floodgates allowing as many as 300,000 migrants per annum and introduced the 457 Visa …

AND with the FIRB ruling change allowing developers to sell 100 per cent of “new homes” to foreign buyers.  The May 2017 Budget Reg for the 50 per cent sell-off only applies to apartment projects of 50 dwellings plus …

QUESTION what sort of a government that allows Australian domestic housing to be sold overseas, and grants a Residency Visa to those purchasers as it proposes to

shepherd Australians into rental accommodation?

 

THE OFFICE OF STRATEGIC LANDS

This is the direct link – Anthony Roberts has set himself up a “Planning Ministers Corporation.”

Download Strategic Business Plan for the Planning Minister’s Corporation 2017 (PDF, 5.6MB)

REFER to Pages 27,  36 and 38:

http://www.planning.nsw.gov.au/~/media/Files/DPE/Plans-and-policies/strategic-business-plan-for-office-of-strategic-lands-2017-11.ashx

 

NSW Treasurer Dominic Perrottet pushes ‘build to rent’ for Sydney millennials

by John Kehoe

Feb 4 2018

NSW Treasurer Dominic Perrottet is pushing to overhaul state and local planning rules to kick start the “build to rent” apartment market to ease Sydney’s housing affordability problem, in a move that could create a new investment asset class for superannuation funds.

On a trade mission to the United States last week Mr Perrottet scoped out the burgeoning build to rent sector that has delivered 18 million US residences underwritten by institutional investors.

Greystar, America’s largest operator and with 435,000 units globally, has set up in Australia and aims to begin the country’s first build-to-rent project later this year in Sydney or Melbourne.

In Washington DC, Mr Perrottet toured the firm’s 307-unit “Anthology” apartment block, replete with communal bar, BBQ area, gym, swimming pool, family room and dry cleaning service.

NSW Treasurer Dominic Perrottet and Greystone CEO Bob Faith at the company's Washington DC Anthology apartment complex ...

“This is the type of environment that is entirely unique and Millennials want to live in developments like this,” the 35-year old Treasurer told The Australian Financial Review in Washington.

The housing affordability debate, he said, was too narrowly focused on home ownership and that 20-somethings were prepared to rent in attractive areas before buying later in life than their parents did.

The build to rent system works by developers building residential complexes specifically for renters, with projects funded by long term institutional capital.

The model is mature internationally and Greystar has $US23 billion of rental assets across the US, United Kingdom, China, Germany, Spain, Mexico and Chile.

The typical tenant age in the US is 22-35, plus some baby boomers and retirees downsizing from family homes.

NSW Treasurer Dominic Perrottet, NSW Treasury Secretary Mike Pratt and T Corp CEO David Deverall with Lend Lease ...

In a blow, Mr Perrottet’s push for federal government tax breaks for developers in the build to rent sector was swiftly slapped down by Treasurer Scott Morrison.

“He wants to give a tax cut to foreign investors in high-end, high-rent housing,” Mr Morrison told the Financial Review in the US on Friday. “We haven’t been in favour of foreign tax breaks for housing.”

Greystar chief executive Bob Faith wants more flexible rules on the size of units and bedrooms, the number of units on a floor and the scale of complexes.

“It’s about adding to the supply and building affordable housing for 20 years from now,” Mr Faith said.

Australia’s Lendlease, which is building a 160 unit building in New York that the NSW Treasurer toured, is pressing for tax issues to be fixed at home.

“Based on our international experience in the US and UK, Lendlease is very supportive of build to rent and would like to see it overcome various hurdles to become established in Australia,” said Lendlease executive Kylie Rampa.

“Australia’s tax treatment of build-to-rent and build-to-sell is unequal. The lack of a level playing field, particularly at a time when BTR is in its infancy is probably the main barrier to the sector’s establishment and development.”

NSW has set up an industry working group and Mr Perrottet has lobbied Mr Morrison to extend existing managed investment trust tax breaks for social and affordable housing to the build-to-rent industry.

Mr Perrottet flagged that NSW would seek to reform state and local planning and zoning rules to enable a more flexible system to get projects off the ground around Sydney.

“Governments get it wrong when we become so prescriptive on the planning side,” he said.

“Then great apartment developments like this one don’t get over the line for some technical reason because some government computer says no.”

The projects are financed by long-term institutional capital and Australian superannuation funds are seen as a natural investor base due to their desire for steady long-term income streams. One Australian fund already invests in Greystar’s US projects.

Rental yields, taking into account all costs, are typically about 4.5-5 per cent in the US.

In Australia yields are lower at about 2.5 per cent, due to landlords betting on strong price appreciation and negative gearing.

Wes Fuller, the executive helping Greystar’s expansion into Australia, said the rules needed to recognise that the economics of a for-rent project were different to developers building properties to sell to owner-occupiers or investors.

“Theirs is a transactional investment, whereas ours is a long-term hold investment for income.”

In return the company typically offers discounted rents to a set proportion of units, roughly about 10-15 per cent, so the community in the building is diverse from school teachers to bankers.

Prospective renters can sign a lease midway through construction, as early as six months from scheduled completion. They do not pay a deposit or contribute directly to the building cost, other than a usual rental bond and monthly rental payments.

Leases typically run for 12 months.

Mr Faith said the recent state stamp duty surcharge’s on foreign buyers and other tax issues had “inadvertently” deterred offshore investors in long-term build-to-rent projects.

He hopes to announce a project in Sydney or Melbourne this year, begin construction in 2019 and have renters move in around 2020.

SOURCE:

http://www.afr.com/news/nsw-treasurer-dominic-perrottet-pushes-build-to-rent-for-sydney-millennials-20180203-h0t3r7

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SO, IT HAS BEGUN … THE LEGALISED THEFT OF PEOPLE’S HOMES TO ENABLE MORE DEVELOPMENT … Office of Strategic Lands …

 

No automatic alt text available.

Image may contain: text

 

SO, IT HAS BEGUN … THE LEGALISED THEFT OF PEOPLE’S HOMES TO ENABLE MORE DEVELOPMENT … Office of Strategic Lands …

Photos 3 & 4 current “Missing Middle Medium Density”… what most would call ugly development robbing communities of their amenity … with the New Housing Code medium-density from 6 July 2018 will include a row of ten terraces, townhouses or a Manor House block of 3 or 4 flats on a 600 M2 lot!

OBJECT!  THIS IS NOT ON!

 

Image may contain: sky, plant, tree, house and outdoor

 

Image may contain: house, tree, sky and outdoor

 

The ‘legalised theft’ of people’s homes to enable more development.

Doubtless developers are waiting to landgrab even more!

Apparently ‘economic development’ is now a public benefit …..

They will rent the land out “until it transfers land to end owners”

Funny values for Liberals – is this communism or fascism – unable to decide which?

The Chinese have better land rights than we have here.

Part 6 Planning Ministerial Corporation—property provisions

(2) Without limiting the generality of subclause (1), the Planning Ministerial

Corporation may acquire in any manner authorised by that subclause:

(a) any land to which an environmental planning instrument applies and which the

Minister considers should be made available in the public interest for any

purpose, or

http://www.planning.nsw.gov.au/~/media/Files/DPE/Plans-and-policies/strategic-business-plan-for-office-of-strategic-lands-2017-11.ashx

page 27

Uniquely positioned due to Office of Strategic Land’s (OSL’s) legislative mandate it is uniquely positioned with:

• a purpose to deliver projects for public benefit;

• an ability to secure land for projects in the medium to long term rather than a short term focus;

• the ability to hold lands until it is needed by the ultimate owner; and

• some funds to acquire land for the Green Grid.

Page 36

Pilot initiatives to increase housing supply

There is an opportunity for OSL to pilot new policy initiatives with DPE to support an increase in the availability of affordable housing. These could include Build to Rent and Rent to Buy models and land to build the winning design from the Missing Middle design competition.

It is anticipated OSL will provide existing land or acquire new land to develop and pilot policy initiatives with DPE.

Land amalgamation to enable development of key growth sites

Land fragmentation can inhibit development due to the complexity, cost and challenges of managing multiple parties to amalgamate land. OSL has the expertise to resolve land fragmentation to enable development by the market, including compulsory acquisition to complete a parcel if required.

OSL will focus on key sites in growth precincts where development is behind the provision of infrastructure. Where appropriate, OSL could consider creating inclusionary zoning for affordable housing which lowers the cost of land. Voluntary community approach There is an opportunity for OSL to develop a voluntary community approach to rezoning land for a specific purpose.

OSL could facilitate the rezoning of land for a group of land owners to achieve a targeted new use. OSL could also make relevant improvements, e.g. utilities. This would result in uplift shared by land owners and government and may unlock land for development for a more pressing requirement.

Catalyst projects in the regions

The Planning Minister’s powers can be used to acquire critical parcels of land for urban renewal or greenfield development to stimulate economic development, employment or other public benefits.

OSL will identify projects in collaboration with DPE, partners and local authorities, which will be incorporated into regional plans.

OSL will acquire and repurpose land and partner with UrbanGrowth NSW, Landcom or private developers to deliver the projects. Potential projects include:

• creation of town centres (replicating the successes of projects such as Rouse Hill and Mt Druitt in Sydney);

• reservation of land for health precincts nearby major hospitals; and

• acquisition and repurposing of major non-government sites.

Page 38

Strategic approach OSL will pursue opportunities to:

• align activities across its portfolio of lands for different agencies;

• prioritise acquisitions to best meet the Government’s planning objectives;

• facilitate appropriate transition uses for the land until it transfers land to end owners, such as leases to enhance revenue;

• decide appropriate end use of green space consistent with DPE strategies, including bio banking or multi use;

• amalgamate land to enable development; and

• continue to build its toolkit of planning tools to secure and improve land, including a voluntary approach to rezoning land.

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RICHARD’S STORY ABOUT HOW COMPULSORY ACQUISITION CHEATED HIM!

 

RICHARD’S STORY ABOUT HOW COMPULSORY ACQUISITION OF HIS ST PETERS HOME HAS ROBBED HIM & MANY IN HIS FORMER COMMUNITY

Richard Capuano shared his experience to Hawkesbury BLOR Corridor Action Group (BLORCAG)

FYI… my home in St Peters was stolen, and I’ve been fighting the RMS and their unfair Compulsory Acquisition process for 3 1/2 years… I’ve been bullied by the RMS and TforNSW, seen the adverse effects of acquisitions on my neighbours and community, and been forced into the L&E Court… it’s now impossible for me to purchase another home in St Peters.

The RMS and TforNSW have sent a clear message to residents — you will be bullied and cheated out of compensation… they are prepared to forcibly remove you from your home and turn your life upside down – if that’s what it takes… do not trust them.

It’s now common knowledge that Baird, Perrottet and GladysB have willfully cheated/defrauded residents out of compensation for homes Compulsory Acquired by the RMS for WestConnex – and forced many into the L&E Court… meanwhile, GladysB continues to pay $millions to dodgy Lawyers and Valuers to cheat and bully residents.

Melinda Pavey is aware the RMS has cheated/defrauded residents out of compensation, yet doesn’t care.

For those who appeal the unreasonable RMS offers, we’ve found the independence and integrity of the VG and L&E Court has been ‘compromised’ and ‘tainted’ as they deliver favourable outcomes for the RMS… the VG ‘assigned’ to oversee our appeals was the former Acting Chief Executive of WestConnex, and the Valuer an employee of dodgy RMS Valuers who completely ignored our valuations, forcing many into the L&E Court which is biased towards the RMS.

Despite false claims by Perrottet that these acquisitions were ‘negotiated’, there is nothing ‘fair’ or “just’ about the Compulsory Acquisition process:

– residents were bullied into accepting unreasonable RMS offers far below market values,
– they will prey on weak, sick, older residents, and will divide communities to drive down market value,
– residents were bullied and dissuaded from appealing RMS offers – mostly due to substantial legal costs and delays, and many were told ‘this is the best offer you’ll get’,
– acquisitions were not allowed to be considered when determining ‘market value’,
– negative impact of the project on property values is not taken into consideration in the L&E Court, immediately wiping 25% off the market value,
– residents are only entitled to compensation from date of acquisition – even if VG and L&E Court appeals take several years, making it impossible to purchase another home in in the area,
– residents are forced to pay substantial legal fees, leaving many out of pocket
– VG and L&E Court process takes years to complete, and are completely biased towards the RMS.

The RMS are also taking over a year to reimburse legal and associated displacement costs, leaving many out of pocket… and the RMS even demanded a resident forfeit 20% of costs as a discount to the RMS to ‘pay early’.

Also be careful who you engage as your Lawyer… we found Slater and Gordon encouraged residents to compromise and accept lower offers, while others were willing to fight…

Baird and Perrottet refused to implement the ‘re-instatement recommendation’ in the Russell Review, indicating Market Value should be satisfactory to re-instate residents into their communities — instead residents have been willfully defrauded/cheated out of compensation, their lives turned upside down, and many have been forced to move away from their communities.

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THE OFFICE OF STRATEGIC LANDS ADMINISTERS THE FUNCTIONS OF THE CORPORATION …the Minister for Planning is incorporated as the Corporation!

 

 

THE OFFICE OF STRATEGIC LANDS ADMINISTERS THE FUNCTIONS OF THE CORPORATION

CONCLUSION …

The Minister for Planning is incorporated as the Corporation Sole ‘Minister Administering the Environmental Planning and Assessment Act 1979’.

The Corporation’s main activities are to:

acquire land, control and manage its vested lands and dispose of surplus land.

The Office of Strategic Lands administers the functions of the Corporation.

 

THE OFFICE OF STRATEGIC LANDS ADMINISTERS THE FUNCTIONS OF THE CORPORATION

Corporation Sole ‘Minister Administering the Environmental Planning and Assessment Act 1979’

Audit Opinion

An unqualified audit opinion was issued on the Corporation Sole ‘Minister Administering the Environmental Planning and Assessment Act 1979’ 30 June 2013 financial statements.

Operational Snapshot

The Corporation identifies, acquires, manages (on an interim basis) and transfers land to

other government agencies as required for planning purposes throughout the Sydney region.

The Corporation acquires land for:

  • infrastructure projects, such as road and rail corridors
  • regional open space, including recreational and conservation areas
  • specific sites for strategic planning projects, such as the Rouse Hill regional centre.

In 2012-13, the Corporation purchased land for $23.4 million ($68.2 million in 2011-12). It

transferred land with a value of $82.0 million ($31.0 million) to other agencies.

Key Issue

Completeness and Accuracy of Land Holdings

 

The Corporation

Sole recognised

$470 million of land managed by local councils

 

During 2012-13, the Corporation assessed the accounting treatment for land under the care, control and management of local councils. It provided evidence to support the recognition of these assets in its financial statements. The Corporation recognised $470 million in core land assets and $5.3 million in non-core land assets, which it accounted for as an adjustment to the Asset Revaluation Reserve in 2011.

The recognition of these assets resulted in an unqualified audit opinion on the 30 June 2013 financial statements. The audit opinion in each of the last three years was qualified, as the Corporation could not determine the completeness and accuracy of its land assets.

Other Information

Quality of Financial Statements

The Corporation improved the quality of its year end work papers. The work papers supported the audited financial statements. Most of the information was received on time. This helped the Corporation meet the earlier reporting timeframes required by Treasury. Last year’s report to Parliament recommended the Corporation improve the quality of its financial statements and supporting work papers.

Land Purchases

During 2012–13, the Corporation spent $12.3 million on acquiring land for open space

purposes in Fairfield, Blacktown, Liverpool, Pittwater, Ryde, Wollondilly and the Blue

Mountains. Most of the open space land (11 hectares) was for transfer to the Western Sydney Parklands Trust.

The Corporation also purchased nine small parcels of land for environmental conservation purposes in Riverstone and Marsden Park, as well as small parcels of land adjoining coastal environments in Pittwater.

P.2

It spent a further $6.0 million on land required for infrastructure as part of the South West Rail Line, which it transferred to Transport for NSW in late 2012.

Land Sales

Land sales generated proceeds of $41.5 million for the Corporation during the year. The

Corporation has entered into arrangements to facilitate the sale of land, including:

  • an agreement with UrbanGrowth NSW to develop and sell land at Bunya
  • an agreement with UrbanGrowth NSW and a private developer to develop and sell land in the Rouse Hill town centre.

Land Transfers

During the year, the Corporation transferred land valued at $82.0 million to several

government agencies. The land transfers were to Transport for NSW ($80.5 million), Western Sydney Parklands Trust ($1.4 million) and the Roads and Maritime Services ($100,000).

Other

Opportunities for improvements to accounting and internal control procedures were identified during the audit and reported to management.

Financial Information

Abridged Statement of Comprehensive Income

Year ended 30 June 2013

$’000

2012

$’000

Employee related expenses 2,593 4,496

Depreciation and amortisation 338 709

Grants and subsidies 46,364 15,091

Finance costs 21,563 20,947

Other expenses 9,465 5,114

Total expenses 80,323 46,357

Investment revenue 3,163 207

Other revenue 52,806 30,336

Total revenue 55,969 30,543

Other gains 21,468 13,144

Net result-deficit (2,886) (2,670)

Other comprehensive income

Net increase in revaluation of assets 84,831 4,315

Total other comprehensive income 84,831 4,315

Total comprehensive income 81,945 1,645

Employee related expenses decreased by $1.9 million, or 42.3 per cent, mainly due to a

number of staff positions remaining vacant during the year.

Grants and subsidies increased mainly due to $27.6 million provided to Roads and Maritime Services (RMS) for construction of the Erskine Park link road. RMS opened the road in July 2013.

The Corporation achieved a gain of $21.5 million ($13.1 million in 2011-12) on disposal of

land. This is influenced by the location, type and volume of land sold. The Corporation sold 266 lots (97 lots in 2011-12) in the Bunya project and 111 lots (85 lots in 2011-12) in the Rouse Hill project during the year.

 

P.3

The net increase in revaluation of assets was due to the Corporation revaluing its open space land at 30 April 2013.

Abridged Statement of Financial Position

At 30 June 2013

$’000

2012

$’000

Current assets 153,253 170,569

Non-current assets 1,516,303 1,519,666

Total assets 1,669,556 1,690,235

Current liabilities 56,093 107,394

Non-current liabilities 384,269 353,588

Total liabilities 440,362 460,982

Net assets 1,229,194 1,229,253

Current assets decreased by $17.3 million mainly due to a fall in cash to meet the costs of grants and subsidies and other expenses.

Current liabilities decreased by $51.3 million largely due to the settlement of liabilities for property purchases recorded in 2012.

The increase in non-current liabilities is predominately due to a $29.2 million increase in

borrowings to meet the costs of property acquisitions.

 

Corporation’s Activities

The Minister for Planning is incorporated as the Corporation Sole ‘Minister Administering the Environmental Planning and Assessment Act 1979’. The Corporation’s main activities are to acquire land, control and manage its vested lands and dispose of surplus land.

The Office of Strategic Lands administers the functions of the Corporation.

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COMPULSORY ACQUISITION … SYDNEY METRO ACCUSED OF UNFAIR PRESSURE TACTICS

 

 

COMPULSORY ACQUISITION … SYDNEY METRO ACCUSED OF UNFAIR PRESSURE TACTICS

https://www.smh.com.au/national/nsw/compulsory-acquisition-sydney-metro-accused-of-unfair-pressure-tactics-20161028-gscowk.html

By Sean Nicholls
Updated 29 October 2016

At 53, Con Passas wasn’t anticipating having to move home any time soon after buying his apartment and business in the same block on Botany Road in Waterloo in 2010 and 2011.

But then along came stage two of the $12 billion Sydney Metro rail line.

When he first learned his properties were to be acquired for the project, Mr Passas immediately thought of the controversy over forced acquisitions for the $16.8 billion WestConnex motorway.

Con Passas lives and works at Waterloo.

“We saw the bad press but thought a good proportion of the owners were a bit emotional,” he said. “But it’s all true!”

In late August, Mr Passas, like the other 15 apartment and business owners in his block, received letters outlining compensation offers from Sydney Metro.

Not only were the offers at least $100,000 below what Mr Passas believes is fair market value, the agency informed him that he had 21 days to accept after which they are “deemed to be withdrawn”.

“We’re people who want to abide by the law, but the negativity and the pushing causes stress,” he said. “It’s just not fair.”

The practice has prompted Sydney lawyer David Newhouse to ask transport minister Andrew Constance for an “urgent review” of the agency’s “unfair tactics”.

Mr Newhouse, whose firm Newhouse and Arnold Solicitors represents more than a dozen owners dealing with Sydney Metro, told Mr Constance on October 21 the practice is “placing unnecessary pressure on clients when trying to resolve these claims”.

He told Fairfax Media: “I have never seen such tactics used by a NSW Government agency in my 20 years of law practice in compulsory acquisition.”

The revelation comes shortly after Premier Mike Baird announced an overhaul of the compulsory acquisition system in response to increasing concerns about fairness.
Mr Constance has yet to respond to the letter and declined to comment.

Sydney Metro program director Rodd Staples said the 21-day expiry period “represents an offer that’s made at the end of a process of engagement with the property owner and their representatives” that typically takes several months.

“It’s designed to make sure that we do move through the acquisition and negotiation process in a timely fashion and to get feedback from the owner about whether they want to consider an alternative offer,” he said.

Mr Staples said where extensions are requested “typically we have extended the time where it’s reasonable. We have no intention of trying to pressure owners in this process”.

But Mr Newhouse noted that the Land Acquisition (Just Terms Compensation) Act says owners are entitled to fair market value.

“Threatening owners that if they do not accept the government’s offer it will be withdrawn is not in the spirit of the Act,” he said.

Opposition transport spokeswoman Jodi McKay said the practice was “completely unscrupulous and demonstrates agencies are setting their own rules around compulsory acquisition”.

“It comes back to the culture of the organisation, which is established from the very top,” she said.

“If the transport minister thinks this is the appropriate way to behave, then he is not fit for his job.”

Sean Nicholls is the State Political Editor of The Sydney Morning Herald.

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