The proponents of a 74-apartment development on Dales Road say they were shocked it was knocked back this week, especially when Warrnambool is in the middle of its worst ever housing crisis.
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After two-and-a-half years' work at "considerable expense" - and despite council officers recommending it be approved because it met regulations - the project was dismissed by city councillors in about 15 minutes at Monday's council meeting.
News the project was rejected was met with anger by the majority of The Standard Facebook readers who commented on the story, labelling the decision "ridiculous", "disappointing" and "bizarre".
Spokesman for the developer, building designer Graeme Schultz, has written an open letter to councillors about his frustrations with the council process in the hope councillors will negotiate a solution to help solve the housing crisis which has forced people to sleep in tents and cars. Mr Schultz said the development was not a "fleeting application" nor what a councillor labelled as "opportunistic".
He said developers had engaged with the city council on the project since mid-2017 and, when in April this year the plans attracted 24 objections, it was "significantly" redesigned and scaled down.
Let's not do the whole VCAT dance
- Graeme Shultz
When the new-look development attracted six objections - 75 per cent less than before - it was still not given the thumbs up. Mr Schultz said the "ghetto stigma" was long gone from medium density style housing.
"The developer did not create the housing crisis but was simply attempting to provide a solution to the need," he said. "The inaction of councillors has created the problem, and the problem will remain until they act.
"There are only seven people in Warrnambool who can solve the housing crisis.
"I wonder if the councillors realise that the solution is in their hands and that those who will spend tonight sleeping in a car or tent can be properly housed if the councillors will pro-actively take up the challenge."
Mr Schultz said that sending the developer off to the Victorian Civil and Administrative Tribunal was not the best way to manage Warrnambool's housing crisis.
"Let's not do the whole VCAT dance, it's too costly for everyone," he said. "Why not simply engage with the developer, why not be pro-active and find a solution that is good for all?"
- Below is Graeme Schultz's open letter to the council
Apartment developments
Two property developers are presently proposing apartment style developments in Warrnambool.
This type of medium density development is becoming the housing preference for many in regional Victorian cities, having already proven it's suitability as a lifestyle option for a large number of people who live in the bigger cities. The freedom to live on a small footprint without the responsibility for a large garden and to have a home which reflects ones choice of lifestyle without surplus rooms which are not required, is a well-established option for many. The ghetto stigma is long gone from this choice of housing, and has been replaced by a sense of community, security and convenience.
Warrnambool is presently in the middle of a serious housing and rental shortage, this crisis is well documented - it is in the public domain. Medium density apartment style housing has the potential to address this crisis to a large degree; it is particularly aimed at 1 and 2 person households and recognises the demographic of single parents and single working women as a group who are not presently well served by Warrnambool's existing housing stock.
The refusal by the City Councillors of the Development Plan amendment for 15 Dales Road on Monday came as a shock to the proponents of that project. This was not a fleeting application made by an 'opportunistic' developer; the developer didn't create the housing crisis but was simply attempting to provide a solution to the need. Not to put too fine a point on it, the inaction of Councillors has created the problem, and the problem will remain until they act.
There are only 7 people in Warrnambool who can solve the housing crisis, the 7 City Councillors - they have the power to engage with genuine solutions to this crisis so that an outcome for the benefit of all can be achieved. I wonder if the Councillors realise that the solution is in their hands, and that those who will spend tonight sleeping in a car or a tent can be properly housed if the Councillors will pro-actively take up the challenge.
The Dales Road plan was a very significant undertaking for the proponent Reid Developments. In mid-2017 the process of engaging with Council began, Council officers recommended a Development Plan amendment as a starting point; this was supported by Traffic, Stormwater, Waste Management and Cultural Heritage consultant's reports. The developer addressed Councillors at a Council briefing to present the concept, and detailed design was then undertaken. Upon completion of the design a further Council briefing was attended by the developer, this time including a Planning Consultant to articulate for Councillors the difference between a Development Plan and a Planning Application. The application was lodged and 24 objections were received. The developer responded to these objections by significantly redesigning the project to address objector concerns, complete with updated consultant reports. The Councillors opted to re-advertise the project to gauge the community response and 6 objections were received - a reduction of 75%. This dramatic reduction in community concern was not sufficient for Councillors to support the project, and so the needs of a large sector of the community have bowed to a few.
A process of 2 and a half years work at considerable expense to the proponent, complete with a detailed planning assessment and recommendation to approve by the Council officers - was dismissed by the Councillors in about 15 minutes.
There is no doubt that the task of City Councillors is significant and important, and it is not my intention to undermine or denigrate them, but sending the proponent off to VCAT is not the best way to manage Warrnambool's housing crisis.
Why not simply engage with the developer, why not be pro-active and find a solution that is good for all.
This letter is not about whether a permit was approved or not, it is about whether the Councillors will take seriously the housing crisis in Warrnambool. The people I represent stand ready to work with Council, to my knowledge they are the only developers presently ready to significantly address the housing crisis, they have demonstrated this genuine intent for the past 2 and a half years, so let's not do the whole VCAT dance, it's too costly for everyone - let's just talk and find a way forward.
Graeme Schultz
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