15 April 2019

GOOD GROWTH DEMONSTRATION PROJECT

1 Purpose, Site and Process

2 Vision and Principles

3 Demonstrating Design

4 Demonstrating Feasibility

5 Eight Lessons from Good Growth

CONTENTS

PURPOSE, SITE AND

PROCESS

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

3 weeks 1 week

Share Shape Shine Conference

THREE WORKSHOP PROCESS

City Futures Research Centre

UNSW

VISION AND PRINCIPLES

“Bringing together people and perspectives to create a new exemplar of a socially, environmentally and commercially sustainable place”

CONVERGE AT MACARTHUR

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

DEMONSTRATING DESIGN

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

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

13 HA

THE SITE

Goldsmith Avenue

Gilc

hrist A

venu

e

Menangle Road

Macarthur Square

Western Sydney University

TAFE NSW Campbelltown

CURRENT CONDITION

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

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

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

Provide mix of housing offer1

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

2 Promote permeable and walkable neighbourhood

1.3KMPEDESTRIAN WALKWAY

1.0KMCYCLEWAY

2 Promote permeable and walkable neighbourhood

Riparian corridor

Connection to Macarthur SquareMacarthur station

Western Sydney University

TAFE

3 Embrace inclusive and active public realm

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

4 Activate the place for people

Railway concourse

Rooftop Park

Shared Street

Playground

Outdoor dining area

Water play

Community HubRetail activated street

Arrival Plaza

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

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

> 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

DEMONSTRATING

FEASIBILITY

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

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

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

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

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

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

EIGHT LESSONS FOR

GOOD GROWTH

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

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