The Boyce Group, Epping NSW, made the following submission on the project:

Proposed amendment to parking provisions for boarding houses: ARHSEPP

Dear Sir / Madam,


Review of NGBH â€" Parking Reqiurements.


We are an established provider of boarding homes in the inner west of
Sydney having developed and now operating several properties in the
last 10 years . Prior to the inception of the SEPP we provided advice
to the Dept of Planning on the mechanisms to assist in increasing the
supply of this form of low cost housing. Our buildings are seen as
exemplars by the department and photographs of our buildings appear in
the Department of Planning’s literature on New Generation Boarding
Homes.( NGBH )

An abridged background may be helpful. The key to a successful NGBH is
the location of the property. We are highly selective on the site
procurement, one of the main drivers being access to public transport.
The majority of tenants rely on public transport as their only form of
transportation. Through the management of our properties, we undertake
an annual survey our residents. These surveys indicate vehicle
ownership of less than 5%. Through our surveys we note the residents
are looking for secure safe, ensuited accommodation, within close
proximity to services and transport. Accordingly, our developments are
within B1, B2, B4 and R4 zones.
We are happy to provide this data to the Department of Planning to
assist in making amendments to the SEPP.

We are conscious of the impact on the neighbourhood and note the
character test provides the assessing Council a metric to ensure
compatibility. We note the parking issue is of concern to residents
and draw attention to the low density zones where this has been most
impacting. It may be more effective to consider amending the SEPP’s
parking requirements in these specific zones. Noting the higher
density anticipated by the SEPP in the form of NGBH’s are
appropriate in R3, R4, B1, B2 and B4 zones where complementary high
densities are the prevailing form of development.

Further, we note the bonus FSR triggered by the permissibility of a
residential flat building is a key driver for the market at large.
There is one anomaly that we have written to the department on during
the life of the SEPP, being the omission of a bonus in B1 and B2
business zones. It would be appropriate to encourage the development
of boarding homes in these zones where services and transportation is
readily available.

Stereo Typing

In our experience the main driver for community objection is due to
the outdated stereo typing of the future resident. Through the
application process we often have residents lodge objections making
value judgements of the future residents which are unfounded.
Furthermore in 12 years of developing and operating these properties
we have not had one complaint lodged with the presiding councils
whilst the NGBH is in operation.

In an attempt to address this unfortunate stereo typing. We have work
shopped several name alternatives with the Department at meetings we
have attended and arrived at â€oeMicro Apartments”. This would
remove a great deal of the stigma associated with boarding home
residents. The perception is now outdated as the NGBH’s are the most
cost effective form of self contained accommodation.


In Summary

We would like to request the following amendments to the SEPP :


1. Change the name of the SEPP from NGBH to â€oe Micro Apartments”

2. Make provision for the FSR bonus to apply in B1 and B2 zones.

3. Retain existing parking controls for R4 and Business zones.


Unfortunately the present plans to increase the parking rates would
effectively stop the supply of NGBH’s. The land cost is often
prohibitive given the residential boom. There is a need to address the
parking and impact of a NGBH in low density zones, however levying a
0.5 per room parking control across all zones would be a very blunt
instrument to reduce the supply of this much needed form of
accommodation. Further the character test was introduced by the
O’Farrell administration to ensure compatibility with the local
area. Should this control be insufficient or ineffective, parking
controls could be amended to ensure low density zones addressed the
parking needs.

Given our experience we would like to extend an invitation to inspect
one of our facilities at a time convenient to you.

Yours Sincerely,




Greg Boyce.