good growth demonstration project
TRANSCRIPT
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15 April 2019
GOOD GROWTH DEMONSTRATION PROJECT
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1 Purpose, Site and Process
2 Vision and Principles
3 Demonstrating Design
4 Demonstrating Feasibility
5 Eight Lessons from Good Growth
CONTENTS
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PURPOSE, SITE AND
PROCESS
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PURPOSEDesign a development that benefits all in the community, exemplifies liveable, sustainable and inclusive growth and is set within a commercial and economic reality.
Goldsmith Avenue
Narellan Road
Gilchris
t Avenue
Macarthur Station
Macarthur Square
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3 weeks 1 week
Share Shape Shine Conference
THREE WORKSHOP PROCESS
City Futures Research Centre
UNSW
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VISION AND PRINCIPLES
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“Bringing together people and perspectives to create a new exemplar of a socially, environmentally and commercially sustainable place”
CONVERGE AT MACARTHUR
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Sense of place
> Build on local strengths and respond to local needs
> Connections created with adjacent uses and the
surrounding community
> Benefits to the broader community
Inclusive community
> An integrated and tenure blind community
> Integrated infrastructure and services, with
equitable access for all residents
> High quality design and construction throughout
the public and private domain
Diverse housing
> Housing opportunities across the housing spectrum
> Housing options for people of all ages and life stages
> Secondary compatible uses enabled
Financially viable
> A commercially viable development model
> A sustainable operating model
> Clear funding sources
Future proofed
> Design for flexibility, including flexible housing,
infrastructure and services
> Design for environmental sustainability, climate and
water sensitivity
> Good governance for sustainability and endurance
Accountable planning
> Planning controls established and optimised
through an accountable planning proposal
GOOD GROWTH PROJECT PRINCIPLES
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DEMONSTRATING DESIGN
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30 MINS TO FUTURE JOBSMacarthur
60 mins direct
77 mins -peak hour
60 mins - interchange at Glenfield
60 mins
30 mins
40 mins
Parramatta
Western Sydney Aerotropolis
Sydney
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AN EMERGING URBAN
TRANSFORMATION
PRECINCT
Mt. Annan Botanic Garden
Smiths Creek
Reserve
Billabong Park
Western Sydney
University
Narellan Road
M5
TAFE
Site
Macarthur Square
Campbelltown CBD
Campbelltown Hospital
Campbelltown
CBD
Macarthur
Campbelltown
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13 HA
THE SITE
Goldsmith Avenue
Gilc
hrist A
venu
e
Menangle Road
Macarthur Square
Western Sydney University
TAFE NSW Campbelltown
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CURRENT CONDITION
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Contextual
> Adjacent land uses remain in
place
Environmental
> Some vegetation able to be
cleared to consolidate the
development footprint .
> A small section of Bow Bowing
Creek can be realigned to
manage flooding and bring
development closer to the station
Housing
> Housing tenures integrated on a
building-by-building basis.
> Social and affordable housing
owned and managed by a
registered community housing
provider.
PROJECT ASSUMPTIONS
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Promote permeable and walkable neighbourhood
Activate the place for people
Embrace inclusive and active public realm
Promote sustainable smart city
Provide mix of housing offer
1 2 3 4 5
URBAN DESIGN PRINCIPLES
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Central Park
WSUD
Goldsmith Avenue
Gilc
hrist A
venu
e
Macarthur Station
Menangle Road
Bow Bowing Creek Riparian Park
Gilchrist Oval
Future Sporting Fields and Water
Management
Western Sydney University
TAFE
Macarthur Square
Arrival Plaza
Main Street
Community Hub
Potential University & Underneath
car park
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Provide mix of housing offer1
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1,600TOTAL UNITS
20%SOCIAL HOUSING
10%AFFORDABLE HOUSING
1 Provide mix of housing offer
Social housing for older people
Affordable Housing
Affordable Housing
Terrace Homes
Social Housing Apartment UnitsApartment Units Youth Foyer
Specialist Disability
Accommodation
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2 Promote permeable and walkable neighbourhood
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1.3KMPEDESTRIAN WALKWAY
1.0KMCYCLEWAY
2 Promote permeable and walkable neighbourhood
Riparian corridor
Connection to Macarthur SquareMacarthur station
Western Sydney University
TAFE
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3 Embrace inclusive and active public realm
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7,400SQMCENTRAL PARK
3 Embrace inclusive and active public realm
38% TOTAL PUBLICLY ACCESSIBLE OPEN SPACE INCLUDING WATER AND RIPARIAN CORRIDOR
17% ROOFTOP AND COMMUNAL OPEN SPACE COVERAGE OF TOTAL SITE AREA
13HA TOTAL SITE AREA
Slow traffic street
Wide shared path
Passive surveillance from
residential
Rooftop parks
Riparian corridor
Active footpath
Active park for everyone
Universal access
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4 Activate the place for people
Railway concourse
Rooftop Park
Shared Street
Playground
Outdoor dining area
Water play
Community HubRetail activated street
Arrival Plaza
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1,600 SQMARRIVAL PLAZA
4 Activate the place for people
180M ACTIVATED MAIN STREET
Multipurpose space
Community library
Child care
Retail activated street
Universal access
Outdoor dining
Water play
Railway concourse
Active Plaza
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4 Promote Sustainable Smart Cities
Dedicated Path for Pedestrians and
Cyclists
Smart Homes
Active/Functional Park
Recycled Water Management
Farmers Market
Public Wi-Fi
Cloud Technology
Low Energy Facade Material
Smart Resident Apps
Health Care
F&B Delivery
Public Transportation
Estate Management
Smart Waste Management
Community Park
Solar Harvesting
Electric Car Charging Point
Car Share Pods
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> Extensive and stakeholder community
engagement
> Further modelling of non market
housing feasibility
> Deeper understanding of local history
and culture to inform design details
> Potential design competition for a key
building or open space
> Detailed design for climate and
sustainability
> Potential for place based community
governance
OTHER FEATURES
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DEMONSTRATING
FEASIBILITY
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Using residual land value model
Begins with total sales revenue
Subtracts
infrastructure contribution
site costs
construction costs
other costs
profit
Viable when residual amount = land value
FINANCIAL MODEL
$700M
$600M
$500M
$400M
$300M
$200M
$100M
$M
Gro
ss R
ealis
atio
n
Mar
ketin
gGST
Profit
Infra
stru
ctur
e
Site P
repar
atio
n
Cons
truct
ion
Cont
igen
cy
Finan
cing
and
Tax
es
Resid
ual L
and V
alue
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Assumptions
> Based on sales of comparable units in area
> 4% commissions on sales
> 10% GST
REVENUE
$700M
$600M
$500M
$400M
$300M
$200M
$100M
$M
Gro
ss R
ealis
atio
n
Mar
ketin
gGST
Profit
Infra
stru
ctur
e
Site P
repar
atio
n
Cons
truct
ion
Cont
igen
cy
Finan
cing
and
Tax
es
Resid
ual L
and V
alue
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Assumptions
> Developer enters into VPA with Council
> Land owner provides:
- 7,000+sqm public park
- 1.3km walking/cycling trail
- public plaza
- community hub site
- social and affordable housing sites
> No local infrastructure contributions payable
> No state infrastructure contributions payable
INFRASTRUCTURE CONTRIBUTIONS
$700M
$600M
$500M
$400M
$300M
$200M
$100M
$M
Gro
ss R
ealis
atio
n
Mar
ketin
gGST
Profit
Infra
stru
ctur
e
Site P
repar
atio
n
Cons
truct
ion
Cont
igen
cy
Finan
cing
and
Tax
es
Resid
ual L
and V
alue
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Assumptions
> Includes:
- site preparation
- enabling infrastructure
- stream reallocation
> CHPs contribute to site preparation costs,
pro rataed
SITE COST
.
$700M
$600M
$500M
$400M
$300M
$200M
$100M
$M
Gro
ss R
ealis
atio
n
Mar
ketin
gGST
Profit
Infra
stru
ctur
e
Site P
repar
atio
n
Cons
truct
ion
Cont
igen
cy
Finan
cing
and
Tax
es
Resid
ual L
and V
alue
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Assumptions
> Above ground parking
> 0.7 per unit
> Excludes:
- Commercial building
- community hub building
- social and community housing building
CONSTRUCTION COST
$700M
$600M
$500M
$400M
$300M
$200M
$100M
$M
Gro
ss R
ealis
atio
n
Mar
ketin
gGST
Profit
Infra
stru
ctur
e
Site P
repar
atio
n
Cons
truct
ion
Cont
igen
cy
Finan
cing
and
Tax
es
Resid
ual L
and V
alue
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Assumptions
> Private sector financing
> 6% interest
> Includes:
- professional fees
- contingency
> 18% profit
OTHER COSTS
$700M
$600M
$500M
$400M
$300M
$200M
$100M
$M
Gro
ss R
ealis
atio
n
Mar
ketin
gGST
Profit
Infra
stru
ctur
e
Site P
repar
atio
n
Cons
truct
ion
Cont
igen
cy
Finan
cing
and
Tax
es
Resid
ual L
and V
alue
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EIGHT LESSONS FOR
GOOD GROWTH
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Good Growth thrives on collaboration and iteration
> With time for direct dialogue
between diverse perspectives.
5 7Good Growth takes a long view
> With space for flexibility and
adaption over time
4Good Growth is place specific
> With no one size fits all model .
1 2Good Growth is based on a shared understanding of the social and commercial challenges
> With collective responsibility for
solving problems at the strategic
level and on each site
Good Growth is driven by common purpose and strong focus on the vision
> With a clear understanding of
the urcomes being sought by all
partners.
6Good Growth flourishes when there is trust and transparency
> With faith in collective good
intentions and sharing of
information and knowledge
3Good Growth needs everyone to contribute
> With the property industry,
community housing providers,
communities, peaks and all
levels of government coming to
the table
8Good Growth requires a different way of working
> With government playing an active
leadership role in working with all
partners to overcome obstacles
and achieve better outcomes for
current and future communities
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THANK YOU Property Council AustraliaWill Power
Community Housing Industry AustraliaTom Kehoe
Homelessness NSWDigby Hughes
Shelter NSWKaren Walsh
Committee for SydneyEamon WaterfordJames Hulme
Sydney Business Chamber
In collaboration with…
LandcomJeff BannermanJanet ChappellSteve ZhouNandita Das
UNSW City Futures Research CentreBill RandolphLaurence Troy
UrbisRachel TriggCarlos FriasClinton Ostwald John WynneHadi M Nurhadi Felipe Romero Stella ZhouTheresa O’Neil Brigitte Bradley James Courtney-Prior
Virtual Ideas