proposed boarding house - home - blacktown city

NSW Land & Housing Corporation

Social Impact Assessment

Proposed Boarding House

1 A Grantham Road, Seven Hills

17 February 2021

Project No. 200644

Author BM

Checked LW

Approved BM

Rev No. Status Date Comments

1 Draft 01/02/2021

2 Final 12/02/2021

Department of Planning, Industry and Environment

Land & Housing Corporation

Postal address: Locked Bag 5022 (Level 15), Parramatta NSW 2124

W www.dpie.nsw.gov.au | E [email protected]

T (02) 8753 9000

ABN 45 013 643 721

This document may only be used for the purposes associated with the

subject activity to which this Social Impact Assessment relates and to

the extent authorised under the provisions of the Environmental Planning

and Assessment Act 1979 and Environmental Planning and Assessment

Regulation 2000, for the express purposes set out under that legislation,

and may not otherwise be copied, reproduced, distributed or used

without the written permission of the NSW Land & Housing Corporation.

TABLE OF CONTENTS

Page numbers

1 Introduction ....................................................................................................................... 7

1.1 Overview.................................................................................................................................... 7 1.2 Methodology ............................................................................................................................ 7

2 Site Analysis ........................................................................................................................ 9

2.1 Site Description ......................................................................................................................... 9 2.2 Locality ....................................................................................................................................... 9 2.3 Photographs ............................................................................................................................ 10

3 Proposed Development ................................................................................................ 11

3.1 Description of Development................................................................................................. 11 3.2 Development Alternatives .................................................................................................... 13

4 Demographic and Social Overview ............................................................................ 14

4.1 Population ............................................................................................................................... 14 4.2 Employment ............................................................................................................................ 15 4.3 Income ..................................................................................................................................... 15 4.4 Educational Attainment ........................................................................................................ 15 4.5 Dwelling Structure ................................................................................................................... 16 4.6 Dwelling Breakdown .............................................................................................................. 16 4.7 Housing Affordability .............................................................................................................. 16 4.8 Homelessness .......................................................................................................................... 17 4.9 SEIFA Index of Disadvantage ................................................................................................ 17 4.10 Transport .................................................................................................................................. 18 4.11 Education ................................................................................................................................ 18 4.12 Health Services ........................................................................................................................ 19 4.13 Assistance Needs .................................................................................................................... 19

5 Statutory Planning Controls ........................................................................................... 20

5.1 State Environmental Planning Policy (Affordable Rental Housing) 2009 ........................ 20 5.2 Blacktown Local Environmental Plan 2015 ......................................................................... 20

6 Strategies and Policies ................................................................................................... 21

6.1 Future Directions for Social Housing in NSW ........................................................................ 21 6.2 NSW Homelessness Strategy ................................................................................................. 21 6.3 Greater Sydney Regional Plan A Metropolis of Three Cities ............................................ 21 6.4 Blacktown Housing Strategy 2020 ........................................................................................ 22

7 Stakeholder Consultation .............................................................................................. 22

8 Social Impact Assessment ............................................................................................. 23

8.1 Location and Land Use ......................................................................................................... 23 8.2 Demographic and Population Change ............................................................................. 23

8.3 Economic Impacts ................................................................................................................. 23 8.4 Crime and Safety ................................................................................................................... 24 8.4.1 Surveillance ..................................................................................................................................... 24

8.4.2 Access .............................................................................................................................................. 24

8.4.3 Territorial Reinforcement.............................................................................................................. 25

8.4.4 Space Management .................................................................................................................... 25

8.5 Local Housing Market ............................................................................................................ 26 8.6 Accessibility ............................................................................................................................. 26 8.7 Transport and Parking ............................................................................................................ 26 8.8 Amenity .................................................................................................................................... 27 8.8.1 Amenity of the Locality ................................................................................................................ 27

8.8.2 Amenity within the Development ............................................................................................. 27

8.9 Open Space & Recreation Facilities ................................................................................... 28 8.10 Community Facilities and Services ....................................................................................... 28 8.11 Minority Groups ....................................................................................................................... 28 8.12 Quality of Life, Health and Wellbeing .................................................................................. 28

9 Mitigation of Impacts ..................................................................................................... 30

10 Conclusion ....................................................................................................................... 34

Table of Contents

Page numbers

List of Figures

Figure 1: Aerial view of site (Sixmaps 2020) .............................................................................................. 9 Figure 3: Proposed Site Plan (WMK Architecture) .................................................................................12 Figure 4: Architectural Perspective - proposed development viewed from Grantham Road

(WMK Architecture) ..................................................................................................................................12 Figure 5: Age Breakdown (ABS Census Data) .......................................................................................14 Figure 6: Population growth 2006 - 2019 (Profileid Blacktown City) ...................................................14 Figure 7: Employment Breakdown in Seven Hills (ABS Census Data 2016) ........................................15 Figure 8: Median Weekly Income (ABS Census Data 2016) ................................................................15 Figure 9: Educational Attainment (ABS Census Data 2016) ................................................................15 Figure 10: Breakdown of Dwelling Structure in Seven Hills (ABS Census Data 2016) ........................16 Figure 11: Breakdown of Dwelling Bedrooms (ABS Census Data 2016) .............................................16 Figure 12: Household Composition (ABS Census Data 2016) ..............................................................16 Figure 13: Rent Weekly Payments (ABS Census Data 2016) ................................................................17 Figure 14: Breakdown of Travel to Work Statistics (ABS Census Data 2016) ......................................18 Figure 15: Current Education Statistics (ABS Census Data 2016) ........................................................18 Figure 16: Need for assistance with core activities (Profileid - Blacktown City 2020) ......................19 Figure 17: Extract from Land Zoning Map (ePlanning 2020) ...............................................................20 Figure 18: Proposed Grantham Road Elevation identifying opportunities for natural

surveillance ................................................................................................................................................24

List of Tables

Table 1: Pre-DA Meeting Minutes .............................................................................................................. 7 Table 2: Mitigation of Potential Social Impacts .....................................................................................30

200644- 1A Grantham Road, Seven Hills Social Impact Assessment

1 Introduction

1.1 Overview

This report has been prepared by Barker Ryan Stewart on behalf of NSW Land and Housing Corporation.

This Social Impact Assessment (SIA) has been prepared to support the DA lodgement of a Boarding House

development comprising nine (9) rooms, at- grade parking, landscaping, private and communal open

space and associated facilities at 1A Grantham Road, Seven Hills.

The site is located within the Blacktown City Council Local Government Area (LGA).

The report identifies expected social changes to the suburb and region as a result of the proposed

development. An analysis of the broader proposal has been undertaken, as well as its immediate and

broader geographic context. This includes the identification of land uses and review of existing

demographic profile. Potential positive and/or adverse social impacts are also documented, including

recommended mitigation measures to address any potential adverse social impacts.

1.2 Methodology

This SIA has been prepared considering the following:

Site and locality of Seven Hills;

The proposed development;

Demographic and population profiles;

Community / stakeholder consultation;

Council and State Government policies and strategies; and

Potential social impacts of the development and mitigation measures to limit or manage those

potential impacts.

This methodology is consistent with general requirements of SIA preparation including those elements of

SIA requested by Blacktown City Council at a pre-DA meeting in Table 1.

Table 1: Pre-DA Meeting Minutes

Council Request Comment

A social impact assessment (SIA) is to be included

in the SEE to be submitted with the DA, outlining the

social, economic and cultural impacts of the

development. This is to include, though is not

limited to, demographic characteristics of the

area, access to and from public transport to the

site, how the proposed development meets the

needs of the community. The SIA should identify

impacts of the proposed development on

boarders/ lodgers and residents of surrounding

properties, and identify strategies that will be used

to minimise potential negative impacts resulting

from the development.

Noted.

This SIA addresses all points raised by Council.

The applicant must provide a draft plan of

management covering the operation of the

A Draft Plan of Management has been prepared

for the boarding house development.

200644 - 1A Grantham Road, Seven Hills Social Impact Assessment

boarding house, information regarding potential

clientele eg. selection criteria, affordability.

The communal room proposed in the boarding

house is to be redesigned to make the space more

usable by encouraging social interactions and also

adequate facilities must be provided to facilitate a

more communal living.

The communal room provides opportunity for

table seating and lounge facilities directly

adjacent to outdoor facilities. The size of the

communal room is consistent with SEPP (ARH)

requirements and all boarding rooms are provided

with private living and dining facilities.

The stairs to the upper level proposed outside is not

favourable due to safety concerns. The proponent

is to consider ways of mitigating/ addressing this

matter.

Plans have been amended to internalise stairs to

the upper level.


2 Site Analysis

2.1 Site Description

The real property address is Lot 10 DP 35491 located at 1A Grantham Road, Seven Hills.

The site currently supports one single storey residential dwelling house and associated landscaping.

Site topography exhibits a level difference of approximately 3m from the Seven Hills Road South frontage

to the eastern boundary. The site is moderately vegetated with a mixture of semi - mature trees, shrubs and

groundcover of native and exotic species.

Vehicular access to the site is currently provided from Grantham Road.

An aerial view of the site is provided in Figure 1.

Figure 1: Aerial view of site (Sixmaps 2020)

2.2 Locality

The site is situated within a residential locality generally characterised by a mix of older residential housing

developments, newer single and multi-dwelling housing and outdoor recreation facilities.

Surrounding development includes:

To the north of the site: mix of residential and commercial/ retail development on the northern side

of Seven Hills Road South/ Prospect Highway;


To the east: Low density residential development and further to Our Lady of Lourdes Catholic

School;

To the west: single and multi-dwelling residential housing orientated to Seven Hills Road South; and

To the south: low density residential development interspersed between home occupation

premises and public open space provision.

Recent development in the area is largely confined to development associated with single to medium

density dwelling premises in close proximity to schools and services.

The site is situated on the corner of Grantham Road and Seven Hills Road South / Prospect Highway,

approximately 3.8km south east from the Blacktown CBD. The site is located within 300m metres of a wide

range of bus and retail/ commercial facilities within Seven Hills and greater Blacktown.

2.3 Photographs

The following photographs identify the existing site and surrounding development.

Photo 1: 1A Grantham Road as viewed from

Seven Hills Road


Grantham Road


Grantham Road

Photo 4: No 267 Prospect Highway


Photo 5: No 1 Grantham Road

Photo 6: No’s 53 Seven Hills Road & 2A Grantham

Road

3 Proposed Development

3.1 Description of Development

The proposed development description includes:

Nine (9) studio style boarding rooms with internal kitchen, laundry and bathroom facilities;

Dedicated communal facilities including common room and communal open space provision,

Rooms 1-4 at ground level and Rooms 5-9 on the first floor, including one ground floor room which

is accessible;

Car parking is provided for 2 vehicles (both spaces have been designed in accordance with

accessible parking requirements);

Provision of two (2) motorcycle and two (2) bicycle spaces;

Building entry orientated to Grantham Road with vehicular access and parking infrastructure

positioned within the south east of the site.

Waste bin storage facilities within the car park infrastructure to the south east of the building; and

Replacement landscaping with provision of mature replacement tree species as a result of tree

removal.

Figures 3 and 4 illustrate the Site Plan and views of the proposed development from Grantham Road.

Detailed architectural plans, including landscaping, form part of the development application.


Figure 2: Proposed Site Plan (WMK Architecture)

Figure 3: Architectural Perspective - proposed development viewed from Grantham Road (WMK

Architecture)


3.2 Development Alternatives

The site is zoned R2 Low Density Residential pursuant to Blacktown Local Environmental Plan (LEP) 2015 and

can be developed, with consent, for any of the following land uses:

Bed and breakfast accommodation; Boarding houses; Building identification signs; Business

identification signs; Centre-based child care facilities; Community facilities; Dual occupancies;

Dwelling houses; Emergency services facilities; Environmental facilities; Environmental protection

works; Exhibition homes; Exhibition villages; Flood mitigation works; Group homes; Health consulting

rooms; Home-based child care; Home businesses; Oyster aquaculture; Places of public worship;

Pond-based aquaculture; Public administration buildings; Recreation areas; Respite day care

centres; Roads; Seniors housing; Tank-based aquaculture; Veterinary hospitals; Water reticulation

systems.

There are a number of housing options for the site, however it is understood that alternative options for the

site were not considered due to project objectives requiring increased residential occupation of the site.

The proposed development will assist in addressing homelessness and those suffering from increased

housing stress in the Blacktown LGA.

It is considered that the boarding house proposal including dedicated accommodation provision for at

risk or homeless older woman generally represents the highest and best use of the land. The proposed

development is considered to be appropriate for this location.


4 Demographic and Social Overview

4.1 Population

According to ABS Census information for 2016, Seven Hills had a population of 19,326 people, comprising

9,750 males and 9,582 females. Figure 5 below shows a diverse breakdown in age service groups. Seven

Hills exhibits a higher proportion of 25 - 44 year old residents than NSW and Australia. This indicates that the

suburb generally exhibits a middle aged population base, with lower proportion of 55 - 85 + aged residents

than comparison rates.

The median age for the Seven Hills suburb is 36 and children aged 0 - 14 years made up 19.2% of the

population. The largest age group is the 30 - 39 years age bracket which is proportionately larger than NSW

and Australian average. The next age group by size is the 25 - 29 year old bracket which is also larger than

comparative statistics for NSW and Australia.

Figure 4: Age Breakdown (ABS Census Data)

Figure 6 identifies change in population from 2006 to 2019 in the Blacktown LGA. Significant growth is shown

through population increase from 278,894 persons in 2006 to 374,451 in 2019.

Figure 5: Population growth 2006 - 2019 (Profileid Blacktown City)


4.2 Employment

Figure 7 below indicates that 62.2% of Seven Hills residents were engaged in full-time employment. 26% of

residents were engaged in part time work and 4.6% were classified as ‘away from work’.

The unemployment rate in 2016 was 7.2% which is higher than NSW and Australian average which indicates

that demand for social housing may be higher.

Figure 6: Employment Breakdown in Seven Hills (ABS Census Data 2016)

4.3 Income

ABS Census data for the Seven Hills suburb indicates that median weekly income was generally on par with

New South Wales and Australian statistics. The median weekly personal income for Seven Hills residents was

$645, whilst the median family income was $1,721 as shown in Figure 8 below.

Figure 7: Median Weekly Income (ABS Census Data 2016)

4.4 Educational Attainment

The population of Seven Hills generally exhibit comparable proportion of persons awarded a Bachelor’s

Degree, Diploma and Advanced Diploma attainment than the NSW and Australian average as shown in

Figure 9.

A higher number of Seven Hills residents attended school to Year 12 when compared with State and

National average.

Figure 8: Educational Attainment (ABS Census Data 2016)


4.5 Dwelling Structure

Figure 10 below shows that 87.3% of occupied private dwellings in Seven Hills were defined as Separate

House. This indicates that the suburb exhibits significantly higher levels of single dwelling housing when

compared with NSW and Australia.

Only 1.3% of residents occupied a Flat or Apartment in the suburb, which is 18.6% less than the NSW

average. Given that current occupation of a Flat or Apartment in the suburb is so low, the proposed

boarding house development would not be expected to contribute to an oversupply of studio apartments

or boarding rooms in the area.

Figure 9: Breakdown of Dwelling Structure in Seven Hills (ABS Census Data 2016)

4.6 Dwelling Breakdown

Figure 11 identifies dwelling bedroom breakdown for the Seven Hills suburb. The average number of

bedrooms per dwellings is 2.9, and in conjunction with the high number of 4 bedroom dwellings in the

suburbs, statistics indicate that larger houses are common.

1 bedroom dwellings account for only 3.8% of the suburbs dwelling total which is lower than NSW and

Australian average. Social housing opportunities in Seven Hills that are suitable for single person households

are critical due to the percentage of small households, as evident by figures reproduced in Figure 12. Note

the proposed development incorporates nine (9) boarding rooms, thus addressing the required need for

smaller studio apartment and boarding room options which could cater for specific single person

household types.

Figure 10: Breakdown of Dwelling Bedrooms (ABS Census Data 2016)

Figure 11: Household Composition (ABS Census Data 2016)

4.7 Housing Affordability

Analysis of rental payments can provide a good measure of the cost of housing. High rental payments may

indicate desirable areas with mobile populations who prefer to rent, a housing shortage, or gentrification.

Low rental payments may indicate public housing, or areas where low income households move by

necessity for a lower cost of living.


Seventy four (74) private properties are currently available for rent in Seven Hills (source:

www.realestate.com.au) at the time of this report with prices ranging from $130 for a private room in a

dwelling to $845 per week for a large dwelling. This website indicates median rent based on 2021 statistics

is currently $415 per week.

Based on 2016 census data, Figure 13 indicates the median rent for Seven Hills is $380 per week which is on

parity with NSW and higher than the Australian average. The majority of private properties available for

rent are currently above the median rental price for Seven Hills which indicates that low and very low

income applicants are likely to experience severe financial stress should they enter into rental agreements

of this capacity.

Figure 12: Rent Weekly Payments (ABS Census Data 2016)

4.8 Homelessness

The ABS defines homelessness as:

When a person does not have suitable accommodation alternatives they are considered

homeless if their current living arrangement is:

in a dwelling that is inadequate; or

has no tenure, or if their initial tenure is short and not extendable; or

does not allow them to have control of, and access to space for social relations.

2016 Census data indicates that Blacktown LGA was ranked 25th in Australia for level of homelessness with

510 persons indicating they met the above criteria. The number of homeless persons in Blacktown LGA

increased by 13.1% from 2011 to 2016.

4.9 SEIFA Index of Disadvantage

SEIFA Index of Disadvantage measures the relative level of socio-economic disadvantage based on a

range of Census characteristics. It is a good place to start to get a general view of the relative level of

disadvantage in one area compared to others and is used to advocate for an area based on its level

of disadvantage.

The index is derived from attributes that reflect disadvantage such as low income, low educational

attainment, high unemployment, and jobs in relatively unskilled occupations. When targeting services

to disadvantaged communities, it is important to also look at these underlying characteristics as they

can differ markedly between areas with similar SEIFA scores and shed light on the type of disadvantage

being experienced.

A higher score on the index means a lower level of disadvantage. A lower score on the index means

a higher level of disadvantage.

In 2016, Seven Hills exhibited an index score of 990.6 on the SEIFA Index of Disadvantage. The best ranked

suburb within the City of Blacktown was Colebee with an index score of 1,122.0 and the lowest was Bidwill

with 661.0 This indicates that the site area is centred within the middle of the LGA based on the SEIFA index

of disadvantage.

(Source: SEIFA – Socio-Economic Indexes for Local Government Areas and Small Areas - 2016)

http://www.realestate.com.au/

http://profile.id.com.au/newcastle/individual-income?

http://profile.id.com.au/newcastle/qualifications?

http://profile.id.com.au/newcastle/qualifications?

http://profile.id.com.au/newcastle/employment-status?

http://profile.id.com.au/newcastle/occupations?


4.10 Transport

The table below in Figure 14 shows the method of transport to work for residents of Seven Hills. In

comparison to NSW and Australian statistics, a similar proportion of people drive a car or truck to work or

are a passenger in a car in the Seven Hills suburb. Further, a larger proportion of residents utilise public

transport in Seven Hills, particularly train travel which accounts for 13.5% of trips.

Seven Hills Station is located within 1km of the site which is likely to contribute to high levels of train travel

throughout Greater Sydney.

Figure 13: Breakdown of Travel to Work Statistics (ABS Census Data 2016)

4.11 Education

In 2016, 34.9% of Seven Hills residents were attending an educational institution as shown in Figure 15. Of

these, 5.7% attended a preschool, 24.3% attended a primary school and 17.5% attended a secondary

school.

A comparative proportion of residents were attending a university or tertiary institution (15.8%) when

compared with NSW (16.2%) and Australia (16.1%).

Figure 14: Current Education Statistics (ABS Census Data 2016)

The site is located in relative proximity to the Western Sydney University with campus locations as follows:

Western Sydney University Parramatta Campus - 8km; and

Western Sydney University, Westmead Precinct - 6km.

Blacktown TAFE is located 2km to the north west of the site, with Nirimba and Baulkham Hills TAFE within

8km.

The site is proximate to a number of primary and high schools, including:

Our Lady of Lourdes Primary School, 100m east;

Bert Oldfield Public School, 590m west; and


The Hills Sports High School, 750m north west.

In additional there are a number of pre-schools and child care centres in the locality.

All tertiary and other education services are generally accessible by public bus services.

Based on the likelihood that future residents would already reside in the region, it is considered that existing

education infrastructure will exhibit capacity to accommodate any additional enrolment associated with

future residents. It should be noted however that families with children are unlikely to be placed within a

boarding house setting and it is understood that intended clientele is likely to be older single women.

4.12 Health Services

A range of hospital facilities are located to service the site within a 5km radius and include:

Blacktown Hospital - 1.5km;

Westmead Hospital - 4.9km; and

Norwest Private Hospital - 4.2km.

The following medical centres are sited within 850m of the proposed development:

Alpha Medical Centre;

Seven Hills Medical Centre

Stride Mental Health;

Best Road Medical Centre; and

Orana Medical Practice.

The Community Care Medical Clinic is located 2km to the north of the site and provides bulk bill services

on Wednesdays and Fridays.

4.13 Assistance Needs

Figure 16 identifies level of assistance required by persons in the City of Blacktown LGA. Disability statistics

relate directly to need for assistance with persons classified as exhibiting a ‘severe or profound disability’.

A total of 17,276 persons were identified as needing assistance in 2016 which equates to 5.1% of the LGA

population. The number of persons needing assistance increased from 2011 to 2016 and accounted for a

greater percentage of the residential population in comparison to Greater Sydney statistics.

Figure 15: Need for assistance with core activities (Profileid - Blacktown City 2020)


5 Statutory Planning Controls

5.1 State Environmental Planning Policy (Affordable Rental Housing) 2009

SEPP (Affordable Rental Housing) 2009 (ARHSEPP) was introduced by the NSW Government to provide

planning incentives to encourage the development of new affordable rental housing.

The proposal is permissible in accordance with Division 3 of the SEPP which facilitates development of

boarding houses to assist with the needs of the community.

5.2 Blacktown Local Environmental Plan 2015

The site is zoned R2 Low Density Residential pursuant to Blacktown LEP 2015 as shown in Figure 17. The

relevant objective of the R2 zone are:

To provide for the housing needs of the community within a low density residential environment.

The proposal is permissible with consent in the zone and is consistent with the R2 objective as follows:

The development will assist with provision of contemporary short term residential accommodation

that will service the needs of the community.

The site is well located to capitalise on walking distance access to Seven Hills facilities and public

transport links via bus and rail; and

The proposal incorporates high quality residential design elements to generate positive streetscape

contribution through articulation, diverse palette of colours and site landscaping.

Figure 16: Extract from Land Zoning Map (ePlanning 2020)


6 Strategies and Policies

6.1 Future Directions for Social Housing in NSW

Future Directions for Social Housing in NSW is a Government strategy prepared to document the

consolidated vision for social housing over the next 10 years.

A Discussion Paper was prepared in May 2020 - A Housing Strategy for NSW, which identified affordability

as one of the primary barriers to home ownership. Low income growth coupled with rising cost of housing

has increased mortgages and placed significant pressure on social housing services. The Discussion Paper

identified a range of affordability concerns, including impacts associated with the rental price of housing

within centres and close to services and amenities. Where prices are often inflated in ‘liveable’ areas, the

Government identified provision of support for social housing residents who need to live near local facilities,

jobs and their networks to assist with generation of financial sustainability. The proposed development is

consistent with this approach through facilitation of high quality social housing within direct walking

proximity to jobs and services.

The NSW Government Future Directions for Social Housing strategy has been prepared to assist with

avoidance of long term social housing tenancies. The strategy is underpinned by three strategic priorities:

More social housing, More opportunities, support and incentives to avoid and or leave social housing and

A better social housing experience. Action 1.1 identifies the need to increase redevelopment of Land and

Housing Corporation properties to renew and grow supply which aligns directly with the proposed

residential development to be provided by LAHC. This is further underpinned by the Governments

commitment to better utilise social housing properties to ensure the allocations process will provide the

best fit between tenants and properties. Typically, this incorporates provision of one bedroom dwellings/

studios for single persons which is expected to represent the tenant profile for this development.

The proposed development is directly aligned with the objectives detailed in this policy and will assist with

provision of a niche social housing development.

6.2 NSW Homelessness Strategy

Further to the above Strategy, the NSW Government has prepared a strategy that considers homelessness

and a new comprehensive approach to prevent and improve the ways homelessness is responded to over

a five year timeframe from 2018-2023.

The Strategy has three areas of focus:

identifying people who are vulnerable early

providing better support and services

making the system simpler, more integrated and person-centred

As part of the provision of additional housing, LAHC were tasked with providing projects to deliver 97 rooms

across six LGAs in the Sydney metropolitan region. Currently LAHC have 103 rooms across three LGAs being

developed under this program and this project is one of those. This proposal will be aimed at providing

accommodation to single older women, which were identified in the strategy as being at higher risk.

6.3 Greater Sydney Regional Plan A Metropolis of Three Cities

The Greater Sydney Region Plan was released in 2018 to guide the growth and development of Sydney.

The site is located within the ‘Central City’ district and Planning Priority C5 is relevant to the provision of

social housing as follows:


C5 - Providing housing supply, choice and affordability, with access to jobs, services and public

transport.

Further analysis of the strategy indicates that the development is consistent with the government’s desire

to provide housing in the right places; locations that are in walking distance to trains, buses, retail facilities,

open space and schools. The subject site is well located to capitalise on a range of important amenities

provided within Seven Hills. Further, the boarding house typology effectively responds to the changing

demand for social housing, particularly provision of housing to assist residents in times of immediate need.

The proposed development will therefore contribute to regional social housing objectives through effective

utilisation of an underutilised residential site.

6.4 Blacktown Housing Strategy 2020

The Blacktown Housing Strategy outlines a 20 year housing vision for the LGA and aims to concentrate

housing growth around established areas and key Strategic Centres.

Housing priorities include:

1. Plan for housing supply to meet population growth

2. Plan for housing supported by infrastructure

3. Plan for appropriate housing in suitable locations

4. Plan for diversity and choice in housing

5. Plan to improve housing affordability

6. Promote excellence in housing design

7. Improve housing resilience and sustainability

The proposed development is consistent with the housing priorities as follows:

The development will support population growth through accommodation of 9 tenants where

the existing dwelling house could support four persons maximum.

The development is located in close proximity to transport infrastructure, opens spaces and retail

facilities to support residents and visitors to the site.

The proposed boarding house will accommodate tenants where a demand has been

determined by LAHC in the Blacktown LGA.

The contemporary architectural design represents an upgrade to the site and surrounding

development and continues with LAHC’s high standards for social housing.

The boarding house will contribute to affordable rental provision of high quality accommodation

for members of the community on low incomes.

In addition to the above, the development will maintain the character of existing low density residential

areas outside the urban renewal precincts in accordance with key requirements of the Blacktown

Housing Strategy.

7 Stakeholder Consultation

As part of the assessment of the development application, Section 4.15(1)(d) of the EP & A Act requires

the consent authority to take into account any submissions made during the exhibition period. It is

acknowledged that the DA will be publicly exhibited, at which time Land & Housing Corporation may be

given an opportunity to respond to any legitimate concerns raised.


8 Social Impact Assessment

8.1 Location and Land Use

The site is zoned for residential development and as detailed above the proposed development meets the

objectives of the R2 zone.

The walking distance proximity to shops, services, public transport and open space will ensure that future

tenants will have access to jobs, education, health, recreational and entertainment facilities.

Potential adverse impacts on neighbouring properties are generally minimised given the unique corner

location of the site incorporating two road frontages. Overshadowing, privacy impacts and the changes

introduced by a new and relatively large building are therefore minimised. The residential properties

nearest to the site are located predominantly to the north and east and will not be unacceptably

impacted by overshadowing, noise or privacy impacts.

The proposal will therefore generate beneficial effects on the streetscape through demolition of the

existing building that contributes to underutilisation of the site and construction of a contemporary

boarding house designed to meet the needs of the community.

8.2 Demographic and Population Change

The Blacktown allocation zone for social housing (GW03) currently exhibits waiting times of 5-10 years for

studio or 1 bedroom properties. There are currently 1,180 general applicants and 80 priority applicants on

the waiting list for the Blacktown allocation zone. It is therefore unlikely that the proposed development will

influence population change in the region given that local residents in unsuitable local accommodation

or without accommodation would likely be transitioned into the new development before inter regional

applicants. https://www.facs.nsw.gov.au/housing/help/applying-assistance/expected-waiting-times.

Should the development be occupied by persons from outside the region however, the review of ABS data

for the area suggests that the profile for new residents, likely to be older women, will generate no

substantive impact to the existing resident profile. The lack of studio/ boarding room options contributes to

the demand for higher density housing stock, which the development will address.

The shift to include boarding rooms in close proximity to jobs and amenities may allow workers to live closer

to their place of employment. The changes are also likely to enable the creation of a more balanced,

cohesive and healthy community, with future residents of the site able to reside within walking distance of

services, public transport and open space.

Whilst it is assumed that the development would be occupied by local residents on the waiting list for social

housing, if residents from outside the area were given the opportunity to occupy new rental housing, it is

expected that any potential minor population change associated with the proposed development would

not have any material adverse impacts on the local community or services.

8.3 Economic Impacts

It can be expected that local trade professionals will be utilised in the construction phase of the

development creating a positive outcome in the short to medium term. It can also be expected that the

increased servicing needs of the development will require a new set or expanded set of local businesses

to fill the void. The cleaning, maintenance and other services required by the future tenants of the

development will provide sustained, long term employment to the local service industry.

https://www.facs.nsw.gov.au/housing/help/applying-assistance/expected-waiting-times


Further opportunities can also be created in the retail / service sector with more people spending money

at cafés, restaurants and entertainment venues. The economic multiplier effect could therefore have a

reasonably positive impact on the amount of local business investment and employment in the area.

The proposal could therefore have a significant positive impact on local business investment and

employment in the area. No adverse economic impacts can be expected from the proposed

development with the site suitably located to support the continued growth of Seven Hills and surrounding

commercial enterprises.

8.4 Crime and Safety

Crime Prevention through Environmental Design (CPTED) provides a clear approach to crime prevention

and focus on the ‘planning, design and structure of cities and neighbourhoods’.

An assessment of the four primary CPTED principles is provided below.

8.4.1 Surveillance

The site is afforded dual street frontages which assists in provision of natural surveillance to and from the

development (refer to Figure 18 for reference). The dual frontage delineates the site from surrounding

development and architectural design, where possible, has responded to CPTED requirements to achieve

unobstructed sightlines to primary building entry points.

Opportunities for passive surveillance of site perimeters, access driveway and open space areas are

provided from balconies and windows above.

Figure 17: Proposed Grantham Road Elevation identifying opportunities for natural surveillance

8.4.2 Access

Access control is maximised through the following design elements:

Single vehicle ingress/ egress point;

Pedestrian entry to the

site clearly visible from

Grantham Road

Balconies provide

opportunities for

surveillance of

car parking

Sightlines to road

frontage from

balconies


Secure fencing to north and east boundaries which will assist with unauthorised access control to

the communal courtyard at ground level;

Secure lobby entries and high quality door/ window locks in accordance with LAHC building

standards; and

Internal stairs providing access to first floor boarding rooms.

8.4.3 Territorial Reinforcement

Effective territorial reinforcement and community ownership of a space can be achieved through design

that encourages people to feel some responsibility for its use and condition. Design elements that assist

with this include:

Architecturally designed common area at ground level that promotes resident interaction and a

responsibility of users for the area;

The entrance designs to building wings provides a clear demarcation between public and semi-

private space;

Clear design cues associated with fenced boundaries which delineate these spaces and identify

who they are to be used by.

8.4.4 Space Management

Space management ‘ensures that space is appropriately utilised and cared for’. Strategies include activity

and tenant coordination, site cleanliness, rapid repair of vandalism and graffiti and the replacement of

decayed physical elements.

Designated bin storage areas are provided and the design of facilities will provide suitable access for

cleaning and maintenance.

A Plan of Management (POM) has been prepared for the site to assist with ongoing maintenance

protocols. The POM also outlines the responsibility of tenants and management, particularly in relation to

complaints and use of spaces.

Further to the above, the Department of Communities and Justice (DCJ) has in place a policy for dealing

with disruptive tenants. The DCJ Antisocial Behaviour Management Policy has the following key features:

A ‘one strike’ policy where serious breaches of a tenancy agreement will result in direct application

to the NSW Civil and Administrative Tribunal for termination of a tenancy;

A ‘three strike’ policy that could result in termination, if three strikes are validly issued to a tenant

within a 12 month period; and

Acceptance of Neighbourhood Impact Statement by the NSW Civil and Administrative Tribunal to

give the community and neighbours a voice in the Tribunal process.

Further information about the policy can be found at the following link:

http://www.housing.nsw.gov.au/forms,-policies-and-fact-sheets/policies/antisocial-behaviour-

management-policy

The property will be managed by a Community Housing Provider who will be responsible for

implementation of a maintenance program to include urgent repairs, regular lawns and grounds

maintenance, and upgrading programs. Maintenance contractors are responsible for communal area

maintenance, and tenants are responsible for their own private open space maintenance. This is consistent

with space management principles within CPTED that require building management or residents to ensure

the site is well presented and cared for.

DCJ has a dedicated 24 hour hotline, 1800 422 322, where local residents can report any tenancy related

matters. In addition, the Local Housing Office and the community housing provider can be contacted with

any tenancy related queries.

http://www.housing.nsw.gov.au/forms,-policies-and-fact-sheets/policies/antisocial-behaviour-management-policy

http://www.housing.nsw.gov.au/forms,-policies-and-fact-sheets/policies/antisocial-behaviour-management-policy


The potential impact is therefore considered to be negligible based on CPTED driven building design and

implementation of ongoing maintenance programs for LAHC development.

8.5 Local Housing Market

The proposal will provide additional social housing opportunities within a niche market where studio type

room rentals are scarce. The development will increase the available dwelling mix within Seven Hills

through provision of nine (9) boarding rooms designed to support single person households.

Noting that the development will be managed by Land & Housing Corporation or a community housing

provider, the rental housing is unlikely to generate any significant adverse impacts on the local housing

market. Upon review of the limited private rental opportunities available for single person households, the

proposed development would also allow members of the community, who might otherwise be displaced

due to housing stress or lack of rental supply, to remain in Seven Hills and the Blacktown LGA.

8.6 Accessibility

As discussed in section 4.13, 5.1% of the Seven Hills population require daily assistance. The development

will be required to be designed in accordance with the relevant Building Code of Australia (BCA) standards

for accessibility. Lift access has not been provided to Level 1 however the accessible room (room 3) is

located on the ground floor with compliant path of travel from Grantham Road achieving a maximum

gradient of 1:23.

The proposal will therefore generate no adverse social impacts to persons requiring accessible facilities

and to the contrary, inclusion of one (1) accessible dwelling will accommodate persons with varying

degrees of physical ability. Flexibility afforded to residents within accessible dwellings is considered to

represent an important benefit where elderly or persons with accessibility needs can feel comfortable

within social housing settings.

8.7 Transport and Parking

Two (2) accessible car spaces will be provided on the site to meet the needs of future proposed parking

provision is compliant with requirements of Division 3 of State Environmental Planning Policy (Affordable

Rental Housing) 2009 for accessible sites.

A Traffic and Parking Impact Assessment was undertaken by ttm and submitted with the development

application. The report confirmed that proposed parking was considered to be sufficient to service the

proposed boarding house. Further, ample provision of on street parking spaces is also available

immediately adjacent the site on Grantham Road which is generally unrestricted outside of ’no stopping’

areas associated with school bus infrastructure to the east of the site.

The site is located approximately 900m from Seven Hills Railway Station. This station is on the Main Western

line, which is serviced by Sydney Trains T1 Western and T5 Cumberland line services.

The development is located within 300 metres of a bus stop on Olive Street (‘Olive St before Prospect

Highway’ - Stop ID: 2147275 - 702, 705 & 711 services). The Traffic Engineering Assessment confirmed the

existence of additional bus stops on the Prospect Highway, with access to the 611, 630, 702, 711, N70 and

N71 routes

Formal concrete pedestrian footpaths are located on both sides of all streets in the vicinity. Signalised

pedestrian crossings are included on both the northern and western legs of the Seven Hills Road South /

Prospect Highway intersection (approximately 50m north of the subject site), and a pedestrian zebra


crossing on Grantham Road, associated with the adjacent school, is located approximately 60m east of

the subject site.

8.8 Amenity

8.8.1 Amenity of the Locality

Seven Hills is a well-established urban hub that has a distinct character and amenity, including access to

community facilities, open space and services. Over time the character of Seven Hills has had to adapt to

change, from both internal and external sources. Some of the catalysts to change include:

Population growth and lack of social housing;

Aging housing stock;

Deteriorating public facilities;

Vandalism and malicious damage to property;

Business closures as a result of newer precincts; and

Limited funds for maintenance.

The proposal incorporates the following elements to improve the amenity and character of the Seven Hills

area:

High quality architectural design;

Improvements to an underutilised residential site;

Improved natural surveillance from residential development (day and night);

Potential minor increase to population or relocation of some residents to a more central area which

will service shops and employment; and

Increased housing choice.

Amenity can be improved through various public projects. Access to housing is a key aspect of urban

amenity and investment in accessible social housing by LAHC is expected to create longer term positive

impacts for the suburb.

Typical amenity impacts generated by Boarding Houses can include overshadowing, privacy impacts and

acoustic noise generation over and above typical residential levels. The potential for these amenity

impacts to detrimentally impact surrounding development is mitigated through an architectural design

response that has considered surrounding development and the prevailing character of the locality and

the implementation of the Plan of Management for the development.

8.8.2 Amenity within the Development

The internal amenity of the proposed development is of a high standard. Elements that contribute to

amenity within the development include:

All boarding rooms are self-contained;

All boarding rooms are provided with kitchen and bathroom facilities;

All rooms include their own private outdoor space in the form of a balcony or terrace;

All rooms include suitable window/ door openings to assist with solar access and natural ventilation;

and

Common outdoor open space area at ground level is likely to be highly valued and utilised by

residents, particularly older residents who may seek more consistent social interaction outside family

groups.


8.9 Open Space & Recreation Facilities

Private open space areas have been provided on the site in the form of balconies or terraces to all

boarding rooms. Landscaped areas will be provided within communal facilities at ground level and along

site perimeters and street frontages.

Playing fields, additional pocket parks and areas of passive open space are available nearby within

walking distance and through easy public transport connections. Duncan Park and James Ridley Park are

situated approximately 400m to the east of the site with additional public open space provided within

Soldiers Settlement Reserve.

A number of additional public recreational facilities exist in the locality, including Grantham Park and tennis

courts, 1.5km south west of the site and Blacktown Aquatic Centre 4km to the west.

It is not expected that the proposed development would generate unreasonable demand on open space

and recreation facilities and any impact would be considered negligible due to adequate existing

provision of infrastructure.

8.10 Community Facilities and Services

Local community facilities within the Seven Hills - Blacktown area include Blacktown Area Community

Centres Inc, Lalor Park Community Centre and Seven Hills Community Centre.

Seven Hills Community Centre is located 800m to the north of the site and provides a theatre style hall that

supports community events and entertainment.

Although there are opportunities for some minor demographic changes to be experienced as a result of

the development, it is not considered that the demand for community facilities and services in the area

will outstrip supply.

It is expected that if the locality transitions to include more mixed-use residential development, there will

be opportunity for additional community facilities and services to be established in response to the

demand.

8.11 Minority Groups

The proposal is unlikely to generate any adverse impact to minority groups. One (1) accessible unit will be

provided to accommodate persons requiring specific mobility and design elements.

Further the proposal is required to comply with accessibility requirements in accordance with the Building

Code of Australia.

8.12 Quality of Life, Health and Wellbeing

The proposal will assist with provision high quality rental accommodation that is likely to improve the quality

of life for prospective tenants without any significant effect on the quality of life enjoyed by surrounding

residents. The proposal adopts a high standard of architectural design which assists in the maintenance of

existing amenity of surrounding development and improvements to an underutilised site. It is highly likely

that quality of life may therefore be increased through occupation of new dwellings incorporating

sustainable design, landscaping and private open space provision with high levels of solar access and

natural ventilation.


The site is well located in relation to services and facilities and is within walking distance of most household

needs.

Other benefits that will contribute to health and well-being include:

Improved safety and natural surveillance;

Additional employment during and after construction;

Architectural design elements providing visual appeal; and

Additional social housing provision to assist local residents on the current 5-10 year waiting list.


9 Mitigation of Impacts

Table 2 below outlines the potential social impacts; the potential level of impact and what measures are

proposed to mitigate any possible negative effects.

Table 2: Mitigation of Potential Social Impacts

Social Impact Comments Level Measures

Location and

Land use

The site is located in close

proximity to essential services,

recreational opportunities and

public transport (train and bus).

Medium

Positive No measures required.

The site is centrally located to

medical facilities in the area.

Low


Potential for overshadowing

and privacy impacts.

Low

Negative

The building has been designed

and oriented to minimise

adverse privacy impacts. The

corner location adjacent to two

roads greatly assist with this. The

design adopts setbacks and

associated building separation

that mitigates any

unacceptable impact

associated with privacy,

overlooking and

overshadowing. Screening is

provided to further strengthen

levels of internal privacy for

residents.

Architectural design has also

incorporated suitable window

openings and setback to the

street to maintain visual and

acoustic privacy for future

residents of the development.

No additional mitigation

measures are deemed

necessary to address this issue.

Potential for noise impacts from

Seven Hills Road

Low

Negative

To address predicted exposure

to road noise, the following

recommendations have been

derived from the Environmental

Noise Assessment prepared by

ttm and submitted with the DA:

Glazing treatment with

minimum acoustic

performance

requirements.

Explore opportunities for

suitable forms of

ventilation including



Silence Air or Aeropac

noise ventilators.

Wall construction to be

implemented to achieve

specified minimum

acoustic ratings.

Roof and ceiling

construction to achieve

required acoustic ratings.

Demographic and

population

change

The development may increase

the number of residents in the

immediate locality.

Low

Positive

Whilst the proposal may increase

the number of residents in the

locality, it is likely that the

building would be occupied by

local persons who are

transitioning to new or more

suitable social housing.

Notwithstanding, the increase of

persons to a central location in

Seven Hills will likely assist with

servicing of local businesses and

facilities.

Economic Impacts

It can be expected that local

trade professionals will be

utilised in the construction

phase of the development,

creating a positive outcome in

the short to medium term.

Low


It can also be expected that the

increased servicing needs of the

development will require local

businesses to fill the void. The

cleaning, maintenance and

other services required by the

future residents will generate

long term employment.

Medium


Crime and Safety

Increased pedestrian/vehicle

movement and natural

surveillance will promote

passive surveillance of the area

and potentially reduce the

likelihood of criminal or anti-

social behaviour.

Low


Perceived sense of safety issues

associated with social housing.

Low

Negative

In addition to police operations

in the area, DCJ has a

dedicated 24 hour hotline, 1800

422 322, where local residents

can report any tenancy related

matters. In addition, the Local

Housing Office can be

contacted with any tenancy

related issues.



A Plan of Management has

been prepared to ensure

tenants are aware of their

responsibilities.

Opportunities for CCTV

surveillance of building entry

points should be explored by

LAHC following a review of

security measures after 6 months

of building occupation.

No additional measures are

required.

Local Housing

Market -

Affordable

Housing

Result in potential affordable

housing for older sections of the

population.

Medium


New housing opportunities in

the form of boarding rooms

that are currently limited in

supply in Seven Hills.

Medium


Accessibility

Proposal has been designed to

be incorporate one accessible

boarding room.

High


No lift access provided to

upper residential level.

Medium

Negative

Absence of lift facilities will limit

accessible housing options

within the boarding house.

One accessible room is

provided at ground level, no

additional measures are

required.

Transport and

parking

Perceived increase in traffic

along Main Road.

Low

Negative

A traffic impact assessment has

been undertaken and included

with the development

application that found no

significant increase in traffic will

be generated as a result of the

proposed development.

Provision of compliant parking

requirements.

Medium

Positive

Parking is provided in

accordance with SEPP

(Affordable Rental Housing)

2009 requirements.

LAHC should also explore

opportunities for display of bus

and train timetables in lobby

areas to ensure residents can

best utilise public transport.

Amenity of local

area

Proposed development

includes significant

improvements to the visual

amenity and character of the

local area.

High




Open Space and

Recreation

Facilities

Existing open space and

recreation facilities are located

in close proximity to the site

and any increase in demand is

likely to be accommodated by

existing infrastructure.

Medium

Positive

Upgrades to existing facilities are

not required

Community

Facilities and

Services

Seven Hills has a number of

existing community services

whose utilisation may be

increased by tenants of the

boarding house.

Low


Minority groups

Appropriate provision of

boarding rooms proposed

including an accessible room.

Low


Quality of Life,

Health and

Wellbeing

The proposal encourages

walkability, provides adequate

open space, solar access,

safety and amenity.

Medium



10 Conclusion

This Social Impact Assessment has been prepared to address the potential social impacts that may be

generated from the development of Boarding House at 1A Grantham Road, Seven Hills.

The assessment identified some potential minor negative impacts which have been suitably mitigated

through design and additional community benefits.

It can be concluded that the proposal will:

Increase social housing supply in the locality, particularly boarding rooms where supply is limited in

Seven Hills;

Allow social groups and members of the community, who might otherwise be displaced due to

housing stress, to remain in the locality and thus maintain neighbourhood amenity through

diversification.

Be managed by the LAHC / Community housing provider to ensure that occupants are bound to

respect neighbouring development through the strike policy;

Significantly improve residential amenity by replacing an underutilised site with a high quality

residential development that will complement the neighbourhood;

Generate potential economic benefits through accommodation of low income earners in close

proximity to jobs, services and education;

Generate further economic benefits by creating employment opportunities during the

construction, cleaning / maintenance, and ongoing operational phases of the ground floor

commercial tenancies; and

Assist in meeting the objectives of LAHC, NSW State Government and City of Blacktown urban

growth and housing policies to increase the availability of social housing for people who might

otherwise be unable to afford local rental accommodation.

As discussed, impacts to neighbouring residential amenity can be mitigated through implementation of

LAHC’s strike policy where tenants are bound to comply with residential guidelines to ensure surrounding

development is not impacted.

Overall, it is considered that the proposal will generate positive social impacts.

proposed boarding house - home - blacktown city

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