In 2005, Urban Growth began working with local landowners group the Vineyard Riverstone Marsden Park Development Inc (VRMPD) to find a way to make development happen.
In 2008 we widened this discussion to include all landowners in the Scheduled Lands. Since that time we have provided information through a regular landholder newsletter, this website and an information phone line. We have also continued to seek landowner feedback through a series of landholder surveys.
Urban Growth is interested in talking to landowners in the Scheduled Lands with land zoned Low density R2 residential. We are keen to hear your views about the future development of your land.
More recently, Urban Growth met with landowners in the beginning of May 2013 to update landowners on our work and discuss the next steps in developing the Scheduled Lands.
Information presented at the community information sessions can be downloaded here.
Copies of landowner newsletters are available here
Frequently Asked Questions
- A State-owned Corporation that develops land in NSW. We develop land on behalf of Government. Part of our charter is to assist Government with strategic and complex projects.
- Our first priorities are to:
- further unlock private sector investment by coordinating and delivering lead-in infrastructure and services in development areas, and by planning and fast tracking urban renewal projects.
- drive the government’s approach to housing delivery.
- lead development in identified projects across the state.
- To work with landowners to help them find a way to unlock the development potential of their land to enable orderly development to take place.
- The Scheduled Lands are located in a strategic position in the North West Growth Sector.
- Urban Growth (Landcom) is identified in the Metropolitan Strategy as a body with the skills and expertise to help facilitate development.
- There is a problem – we recognise there is extreme fragmentation – private sector developers not going to invest and develop the land – Urban Growth have the skills to help you (requiring the expertise and coordination for the delivery of infrastructure).
- Government has identified Urban Growth as the body with the skills.
- The majority of the development lots are private owners It is mainly held by private landowners. There are over 320 landowner groups and 1600 lots.
- Urban Growth is not a landowner in the Scheduled Lands.
- Blacktown City Council and the State Government own land out there the majority(predominately) which are conservation lands.
- We have consulted with Landowners on the best way to develop their land, following consultation over a long period.
- Facilitating development (Urban Growth is the coordinator/facilitator).
- Land trading option in the case you are unable to obtain finance for the development of your land.
- Legislation has come out to allow Urban Growth to work more easily with landowners – a tool that will allow us to help you. This is called the Paper Subdivision Legislation.
- For more information about the Paper subdivision legislation click here.
- The Department of Planning has rezoned the Scheduled Lands to allow urban development. Blacktown Council will not allow development to proceed unless sewer, water and electricity capable of servicing all of the development area is available.
Details about Blacktown City Council’s developer requirements can be obtained from Blacktown City Council(www.blacktown.nsw.gov.au).
- Blacktown Council will not allow development without access to water, sewer and electricity.
- If a developer can guarantee access to infrastructure and services necessary to support development is made available – their development application can be considered.
- If you are relying on others to provide critical services, you will need to work with a neighbour or participate in the development model we are offering.
- The existing rural roads and limited water services are not adequate to serve a new urban neighbourhood. These will need to be replaced with new water, sewer, road, power and other services.
- The large new development area will need to be supported by new schools, public transport and community services.
- Government fees and levies:
- Section 94 fees.
- Statel infrastructure Contribution.
- Technical studies including:
- Special infrastructure Contribution:
- The whole of the North West Growth Centre, within which the Scheduled Lands are located, is subject to the regional infrastructure levy administered by the Growth Centres Commission.
- The levy will help contribute towards the cost of State Government services such as schools, transport and emergency services to be provided for the area - Government will pay for the rest of the costs.
- Section 94 fees
- A Section 94 payment will be levied by Blacktown City Council in line with a final Section 94 Plan. This is normal practice for new development areas and will cover your share of the cost of local facilities and services such as drainage areas and parks.
- It is normal practice for developers in NSW to pay for the cost of the roads, water, sewer and other services needed for their developments.
- For all developments across NSW, landowners are required to pay development contributions. In planning jargon these are called ‘Section 94 contributions’. Section 94 contributions help councils provide local infrastructure such as drainage basins, collector roads, parks, sports fields and community facilities.
- In order to establish a process that facilitates the development of the scheduled lands, the NSW Government has gazetted Paper Subdivision regulations. These regulations will enable the Minister for Planning and infrastructure to make a Subdivision Order to appoint a Subdivision Authority (such as Urban Growth) and provide that Authority with the powers and functions to implement a Development Plan for the benefit of the landowners.
- “Paper Subdivision” is a term used to describe land containing lots that only have recognition on paper and, in most cases, have no formed roads, drainage, reticulated water, sewer or electricity.
- The key elements of the Paper Subdivision regulations include:
- Matters to be included in a Development Plan for land that is to be the subject of a subdivision order.
- Requirements for the preparation, notification, adoption and amendment of development plans.
- Ballot procedures for determining whether the required number of landowners consent to the Development Plan being made.
- Matters relating to contributions by owners of the land.
- Circumstances when land subject to a proposed Development Plan may be entered without the owner’s consent.
- A requirement for notice to be given to local councils of Subdivision Orders and the completion of subdivision works on land within their areas.
- A requirement for certain information to be specified on planning certificates.
- Any of the following bodies may be appointed as the relevant Subdivision Authority for developing Paper Subdivision land:
- The Ministerial corporation established under the Environmental Planning and Assessment Act 1979.
- Local councils.
- Urban Growth.
- A development corporation established under the Growth Centres (Development Corporations) Act 1974.
- The optional model is now subject to paper subdivision regulations – there is a new way of operating that applies only to you.
- At this stage the model is conceptual only and is subject to the Urban Growth Board and Government approval.
- The model allows existing lots to be reconfigured into more saleable, developed lots (facilitating people working together).
- It is based on the principle of giving existing landowners the option of paying for their share of the services needed to develop their land into more saleable lots by exchanging part of their land for these services (for example, paying for your share or looking into the land trading model).
- Under the Act, an authority such as Urban Growth can assist in the subdivision and coordination of works for the scheduled lands. This is known as a ‘Subdivision Order’.
- Urban Growth would be responsible for coordinating the landowners and necessary approvals for the area on your behalf.
- To the best of our knowledge a model of this type has not been used to develop land. There are other models which share some of the characteristics of our model that have been used in Western Australia. We’ve looked at these models and drawn on their strengths.
- We believe it could work effectively at Riverstone. It has been tailored to meet the unique characteristics of the Vineyard-Riverstone Scheduled Lands. It enables landowners to retain the title to part of thier land and is financially flexible. This model is primarily for people who have said to us they are unable to obtain finance to develop thier land
- The optional land trading model has the support of the Riverstone sub-committee of Vineyard, Riverstone, Marsden Park Developments Inc.
- We have received positive feedback on it in discussions with Blacktown City Council, the Growth Centres Commission and Sydney Water.
- In response to a questionnaire sent to all landowners at March 2008 we had received responses from about 50% of all landowners and about 85% of those responding had indicated that they were willing to consider working with Urban Growth towards the development of the area.