31 October 2025

In this Edition...

1. Innovation critical to elevating feasibility in construction

2. Government must review the rules around the TODs

3. NSW Opposition taking great strides in housing and transport

...and much, much more.

4. Urban Taskforce puts to bed some myths around zombie DA’s
5. Urban Taskforce Twilight Tour to the new Fish Markets
6. NSW Productivity Commissioner channels Shakespeare to convey a telling point
7. NAB’s foreshadows big play in housing
8. Federal Treasurer releases Discussion Paper to streamline foreign investment
9. Victoria embraces more Planning reforms
10. Federal Audit office to take a look at the HAFF
11. Council watch
12. Federal Government introduces Environment Protection Reform Bill 2025 – but Senate already sending Bill off for review
13. NSW Government leading the way in women in construction
14. NSW Investment Delivery Authority attracting interest
15. Rezoning proposal for Gosford City Centre
16. Members in the news

1. Innovation critical to elevating feasibility in construction

Tom Gellibrand, Brenton Grove, Princess Ventura, James Sherrard, Megan Gorrey, Daryl Patterson, Paul Scully

Urban Taskforce held its own version of the Productivity Summit (remember that?) this week where the property sector gathered in numbers on Wednesday to hear from political leaders, our public service leaders and industry players on how we can drive the cost of housing supply down.

While the Federal politicians are bickering in Canberra, their State counterparts are showing the way forward.

NSW Minister for Planning, Scully and Shadow Minister Scott Farlow have worked in a bipartisan fashion to deliver a significant improvement to our planning system. Both deserve praise for their part in improving the Planning Act.  Paul Scully can be proud of his record of reform and his determination to push approvals forward towards meeting the National Housing Accord completed dwelling targets.

Scott Farlow also stressed the Coalitions new-found pro YIMBY attitude, highlighting recent announcements in relation to their support for the housing development at Rosehill/Camellia, Long Bay, Woollahra, Newtown, Macdonaldtown, St Peters and Erskineville.

Mr Farlow also pledged that the Coalition would put a stop to the HPC state government infrastructure tax for the period of the Housing Accord, and also declared that they would make these infrastructure contributions payable at the end of construction, not just before it starts.  These are commitments that will make a significant difference to the feasibility of housing supply.

Peter Achterstraat, the NSW Productivity Commissioner, painted a bleak picture when it comes to productivity in the property construction sector. Building Commissioner James Sherrard noted the shortages in skills and highlighted the need for a fresh approach to housing construction.

But their sombre message was the catalyst for several stimulating presentations, including those from Professor Daryl Patterson from the Collaborative Research Centre, NSW Government Architect office’s Paulo Macchia and a couple of fantastic panel sessions which showcased new construction methods already being used to drive productivity forward.

The SMH’s Megan Gorrey hosted a tremendous panel discussion involving Gavin Carrier from Ironbrook, Princess Ventura from Urbis, and Michael Edgar from The Hills Shire Council, exposing many opportunities arising from modern methods of construction while also with identifying areas where improvements in process , and willingness to embrace innovation, can still make a difference.

Throughout the conference one theme was clear. The key to any substantial uptake of modern methods of construction is scale.  The key to delivering at scale is having a standard set of basic rules, then encourage industry to take those up by offering planning fast track incentives.

The one topic area which none of the government officials addressed explicitly is the negative impact of the CFMEU. 

It was up to CEO Tom Forrest to bell the cat, causing a few few faces to blush in the front two rows.

The union movement was once a driver of productivity reform through the period of Australia Reconstructed and the original Accord. Sadly now, the CEMEU’s driving up of construction costs through EBAs in the context of shortages in the construction workforce, has had two effects: it has placed significant upward pressure on construction costs; and the property sector has shifted to be now actively looking to avoid the CFMEU workforce altogether by minimising their members future relevance to the sector.

Liz Pike from the Telegraph picked up on this point in her article on Thursday on the Conference.

The conference, the policy discussions and the detailed analysis could not have happened without the support of the Principle Sponsor, Decode and the Major Sponsor, Turner Studio.

Kim Samuel, Paulo Macchia, Megan Gorrey, Peter Achterstraat, Princess Ventura, Scott Farlow 

Michael Edgar, Princess Ventura, Kim Samuel, Brett Hocking, Gavin Carrier

2. Government must review the rules around the TODs

While it does not come as a shock to anyone in the industry, data coming through is showing that the Government’s TOD program is underperforming.

We told the Government 18 months ago that affordable housing levies (particularly when they require the handing over of GFA to a CHP in perpetuity), fractured ownership and the continuation of a number of local planning controls would all limit the success of the program.

Recent reports in the SMH reveal that little more than 5,000 new homes in the 37 TOD Tier 2 precincts have progressed. 93% of these are in the 4 Ku-ring-gai TOD areas – which also could have been lost if Urban Taskforce hadn’t urged the Government to impose savings provisions on SSD proposals which were lodged before Ku-ring-gai Council came up with their own version of the TOD plan.

A simple calculation shows that the remaining 33 TOD Tier 2 precincts have on average led to proposals for a mere 10 new homes each!

While three inner west stations have been delayed, as Inner West Council came up with its own plan, the data is not a good sign.

And the Accelerated precincts under the TOD Tier 1 program are not exactly shooting the lights out either – with only one approval to date – Home Apartment’s project at St Leonards.

Home’s Christian Grahame hit the nail on the head when he told the SMH:

3. NSW Opposition taking great strides in housing and transport

The NSW Opposition Leader, Mark Speakman, continues to push the agenda on housing and housing enabling infrastructure. This week he has not only sought to resurrect the floundering Camelia/Rosehill precinct, but furthermore flag commitments to build on the former NSW Coalition Government’s successful metro program.

Firstly, Mr Speakman deserves to be congratulated by highlighting the opportunity for new homes and jobs around the Camelia/Rosehill precinct.

While we think the plan for more than 15,000 jobs in an area so close to the Parramatta CBD is overreach, and 10,000 new homes slightly underdone, it is pleasing to see an Opposition actually push the Government to deliver even more housing and jobs.

When the Rosehill Racecourse proposal fell over, Urban Taskforce said the Government needed to come up with plans B to Z.

Mark Speakman has recenty been leading the way with new ideas for forgotten precincts with huge potential for new housing. Camelia Rosehill is the latest.

The Opposition Leader has also raised stakes on the next phase of metro building in Sydney – identifying five options that would be considered in the lead up to the next election.

Western Sydney is being short changed when it comes to infrastructure.

Underinvestment is holding back greenfield housing and associated jobs in Sydney’s Greater West. Only last week the NSW Premier was expressing his disappointment with his Federal colleagues on their efforts in terms of the infrastructure for a growing Western Sydney.

Labor would be foolish to assume Western Sydney seats are not contestable. 

The status quo is a handbrake on housing, jobs and growth in Western Sydney. And the Opposition Leader was spot on when it came to the new airport and its lack of connectivity with Western Sydney.

Paying for these extensions is the challenge. While value capture has been flagged by some, the best way to apply this is through broad-based land tax.  As the value of land goes up with government investments in infrastructure and amenity, the land tax bill rises. Those benefitting most from the improvements, will all  pay through land tax.  Those further away, will pay less. Why should builders of new homes bare the burden of paying for infrastructure? This cost should be broadly spread across all those that benefit, including existing home owners. 

Rightfully, Mr Speakman cautioned against solely relying on the tax and spend approach;

The best way forward is through a well-argued case for renewed asset recycling program – something that would present a crucial point of difference with the Minns Government which has ruled out privatisation and thus effectively killed off the opportunity for metro extensions in Western Sydney in the short term.

The Opposition has a strong case for the prosecution when it accuses the Minns Government relying on the efforts of the previous Coalition Government when it comes to funding, shaping and delivering the city's growth infrastructure.

4. Urban Taskforce puts to bed some myths around zombie DA’s

Never let legislation get in the way of a Parliamentary committee hearing. 

After a 12-month hiatus – the Parliamentary Inquiry into Historical Development Consents risked having its deliberations deemed effectively mute, when the Planning Reform Bill passed the Legislative Assembly, with the support of all the members of the Committee of Inquiry, including on a Government amendment on “Zombie DAs”.

It was, frankly, hard to understand the purpose of the Committee, given that they had all recently voted on historical DA consents, agreeing that they could only be amended or repealed, with compensation, after 25 years and only by the Secretary of DPHI.  That seemed to us to have closed the matter.

However, the Chair of the Committee, Clayton Barr MP, was at pains to point out that, thanks to a filibuster from the Greens in the Legislative Council, which was absolutely lambasted by the Premier and Leader of the Labor Party, Chris Minns, the Bill had not passed through the Legislative Council into law. So, technically at least, the Legislative Council could still consider the findings of the Committee of Inquiry.

That is, of course, notwithstanding that the Bill, as amended in the Legislative Assembly with the support of each and every one of Committee Members present at the Inquiry hearing, now had bi-partisan support to pass through the Legislative Council unamended.

So ... we proceeded.

Urban Taskforce CEO Tom Forrest was called to the Jubilee Room of the NSW Parliament to give expert testimony, pointing out that some of the Committee’s assumptions – “Why are developers land-banking?”, “Why can’t they just build?”, “If they can’t build, why don’t they sell?” – are not grounded in the financial reality of the development sector. 

The Urban Taskforce CEO explained that a developer doesn’t want to sit on an approval to delay development. “If they can build feasibly and profitably, they will”. 

He detailed that the risks inherent in development means that they need to generate higher returns to satisfy their financiers.  It is not super-profit seeking, it is doing what is needed to secure funding for construction and development.

Developers want to build, but if they can’t ensure that the project is financially feasible, they can’t proceed.  They simply won’t build at a loss. 

The plethora of planning hurdles they face, and a sizeable cost of fees, taxes, and charges, are all preventing construction in NSW and holding up housing supply. 

When asked why developers can’t just build once they have an approval, he advised that financial conditions change, as do labour and materials costs, through the effluxion of time that accompanies DA assessments.

The time it takes to satisfy conditions of consent and tax burdens including infrastructure contributions or affordable housing levies, can all make it impossible for developers to recoup their expenses and pay back the banks and financiers.

Put simply:  make it easier to build, reduce the fees, taxes and charges to improve feasibility, and build we will, he said.

5. Urban Taskforce Twilight Tour to the new Fish Markets

Multiplex graciously showcased the soon to be completed Fish Markets on Blackwattle Bay to a full house of Urban Taskforce members in the latest of our Twilight Tours.

Besides being a stunning building, the construction itself was challenging with a tight building footprint and a complex multi-levelled building, all built over the bay. 

When operational, the new Fish Markets will be the largest such market in the southern hemisphere and the 3^rd largest in the world. It is backed by facilities and amenities that are second to none.

Once again Multiplex has delivered an iconic building which will be a drawcard to Sydneysiders and tourists alike. While there has been a lot of media reporting difficulties with the tennants and variations to the project scope, Multiplex has taken this all in their stride, completing the job with justifiable pride.

The project delivery team explained that there is no "rule book" which covers the  construction of a working fishmarket. Urban Taskforce members were given insights into how the Multiplex team resolved the many construction challenges that were thrown their way since demolition works commenced in mid 2020.

Our thanks again to Urban Taskforce Chair and Multiplex Regional MD, David Ghannoum; Project Manager Daniel Murphy; Jackson Maxwell, Louis Soares, Paul Couani, Michael O'Neill, Dave Maher, Anthony Toomeh and Alex Hatten (an avid and devoted ULN reader) as well as the entire Multiplex team for offering this magnificent insight into Sydney’s latest iconic building.

6. NSW Productivity Commissioner channels Shakespeare to convey a telling point

Peter Achterstraat once again gave a brilliant overview of the role of the NSW Productivity and Equity Commission in championing reform and identifying key strategies to address the housing supply crisis as part of the Urban Taskforce “Innovate and Elevate” Policy conference this week

One of the most telling facts in Peter’s presentation was that for every 30 to 40 year-old that comes to Sydney, 2 leave! This is what led to his warning last year that Sydney risked becoming a “city with no grandchildren”.

Besides an overview of the work of the Productivity Commission over the past few years, Peter outlined the next steps for the Commission in terms of housing – with the 3 priorities being:

• How to maintain the social licence for density?
• How to best address the construction skills crisis?
• How to improve feasibility for new housing?

Peter’s presentations are always insightful and engaging.

Not averse to a historical or cultural allusion ourselves, Urban Taskforce was particularly impressed when, in setting out the upcoming tasks of the Commission, Peter drew upon the wisdom of the Immortal Bard himself who penned the following lines for Lord Bardolph^# in Henry IV, Part 2:

Drawing lessons from rebellious northern lords scheming against a usurper King of England, the import of the Productivity Commissioner’s Shakespearean allusions was not lost on the audience – that an unaffordable design or policy will, if not addressed, lead to fewer "offices" or more modest design, or in the worst case, no building at all.

Lord Bardolph (centre) explains a few home truths in Henry IV, Part 2 (BBC production, 1960)

It is something the NSW Government should take on board with emerging policy concerns over the affordable housing aspirations in the TOD program, as well as the ongoing concerns regarding design mandates and design competitions - all having an impact on building feasibility.

7. NAB’s foreshadows big play in housing

NAB chief Andrew Irvine is showing initiative by announcing a big move into backing residential development.

NAB will “go big” by investing at least $60 billion over the next 5 years. This is a positive development and a recognition that the Big 4 need to work with other stakeholders (including Governments) in addressing the “biggest societal and policy challenge” facing the nation.

NAB believe this investment will underpin at least 100,000 new homes across Australia.

According to the AFR’s Chanticleer, NAB will allocate $30 billion over the next five years for up to 55,000 first home buyers tapping the federal government’s 5 per cent deposit scheme and $30 billion for housing supply, including commercial real estate development projects that are primarily aimed at the residential sector.

But they want more bang for their buck- with the NAB CEO saying it will supplement its own balance sheet with third-party capital from superannuation funds, sovereign wealth funds and other large institutional investors.

It is an ongoing shame that Treasuries around the country are still discouraging foreign investment in housing.

In NSW alone, increases in the surcharge purchase duty (up from 8% to 9%) and surcharge land tax (up from 4% to 5%). We need to attract foreign capital, not discourage it. NAB’s foray show give Treasuries more food for thought.

8. Federal Treasurer releases Discussion Paper to streamline foreign investment

We have Canberra moving in one direction while the States take a punitive approach to investment. More consistency is needed!

Submissions accepted until 5:00 pm on 12 December 2025.

9. Victoria embraces more Planning reforms

Following the lead from NSW Premier Chris Minns and Opposition Leader Mark Speakman, the Victorian Government is introducing its own version of planning reforms. 

The Planning Amendment (Better Decisions Made Faster) Bill 2025 was introduced into the Victorian Parliament by Planning Minister Sonya Kilkenny MP on Tuesday to “improve efficiency, provide for greater transparency, increase certainty and ensure that the act is fit for purpose” for residential development. 

Taking the lead from NSW, the Minister said that the Bill, if passed into law, would improve transparency and accountability, and increase proportionality in their planning system. 

The Premier called it the biggest shake up in decades. Central to the overhaul is the removal of notorious third-party appeal rights for standalone housing, duplexes, townhouses and low-rise apartments.

The Bill proposes some key reforms to improve development assessment in that state. 

Firstly, it will create a three-pathway approvals process to match the type of home: 

stand-alone homes or duplexes will have a 10-day approval timeline with no public notice;

town houses and low-rise apartments will have a 30-day timeline, again with no public notice; and

high-density apartments will have a 60-day timeline with notice only for direct neighbours. 

The Government says this will reduce planning permitting significantly from what the Victorian Government reports would normally take between 140 and 300 days. 

A second change is the abolition of third-party appeal rights for all bar high-density apartments, which will only be available for direct neighbours. 

Finally, the Bill proposes to simplify the system for councils and the Government to update local planning rules or to make planning scheme amendments, by simplifying the process for simpler changes and allowing complex proposals to go through more detailed review. 

The Victorian Government believes that this will unlock more than $900 million of economic value each year, although it waits to be seen whether its residents are happy losing their appeal rights. 

Given that Victoria is already outpacing New South Wales in terms of approvals and completions of residential dwellings, this is another shot across the bow for local housing supply. 

If only they could do something about their irresistible urge to tax new housing, Victoria would win by a landslide in terms of meeting the Housing Accord targets.

10. Federal Audit office to take a look at the HAFF

The Australian National Audit Office (ANAO) will examine the design and effectiveness of the Housing Australia Future Fund amid concerns it is failing to stimulate sufficient supply of new housing.

HAFF's objective is to deliver 40,000 new social and affordable homes by mid 2029. With a new Chair and a clean out of the Board, there is some hope yet.

Of the first round, only $223 million of the allocated $500 million had been spent.

A focus of the audit will be Treasury’s design and delivery of the HAFF.

Given the severity of the crisis, Urban Taskforce maintains the funding should have been more universal and focussed on shovel ready projects regardless of whether they are market, social or affordable.

An audit is prudent and hopefully will identify failures that can be addressed.

No wonder there is much eye-rolling and frustration from the States when it comes to the Albanese Government’s response to the housing supply crisis. The stuttering start of the HAFF is one illustration of this.

11. Council watch

Ku-ring-gai affordable Housing taxes of up to 10% will kill off most development in Ku-ring-gai

Recent reports on the underwhelming TOD program show that the only traction being gained is in the Ku-ring-gai LGA. And even this required savings provisions when Council continued to challenge the Government’s proposals.

In a case of a “death by a thousand cuts” Ku-ring-gai have now put in place more checks against any further housing in their LGA, with Council development, recently resolved to implement its Affordable Housing Contributions Scheme which will impose affordable housing taxes of up to 10% in the four TOD locations.

Affordable housing taxes are beloved by NIMBY Councils as they appear on the surface as a sign of politicians trying to deliver more affordable housing, whereas in reality they stifle the supply of all types of housing.

To view the Council report, click here

To view the Council resolution, click here

Not content with feasibility killing taxes, Ku-ring-gai  Council have also added that ephemeral concept of “character” to their DCP.  Council will now include local character considerations to “manage the impact of development on Ku-ring-gai’s character.” (i.e. to impede new housing).

NIMBYism revels in the subjective and the uncertain.

To view the Council report,  click here

If taxes don’t kill off feasibility, then vague and subjective concepts like “character” will surely put an end to any further development along the north shore line.

Does the Minns Government accept this as a fait accompli?

To view the Council resolution, click here

Mosman - when is an 800-metre walk not an 800-metre walk????

The latest on the court case against LMR reforms in Mosman appears to be resting on what is an 800-metre walking distance.

Lawyers arguing against the LMR reforms argue that the distance that might be safely walked could depend on the slope or width of footpaths, the state of the footpath and whether they are well-lit.

Land and Environment Court’s Justice Sarah Pritchard reserved her judgment on the interlocutory motions. The case is yet to be listed for a full hearing.

We hear the $500,000 stumped up for the legal challenge is eroding faster than anticipated. Suchis the high cost of self ascribed "entitlement".

It comes in the week that the Mayor told the Mosman Daily that Council would like the Minns Government to “slow down” and “allow the council to negotiate its own density planning rules to better suit its needs”.

And what's all this hyperventilating and teeth grinding about? They have given the less than orerous task of delivering 500 new homes over 5 years!!! 

Ron Hoenig should do us all a favour and just sack them.

But it gets worse. We also have seen a letter from the Mosman Mayor foreshadowing a massive hike in local infrastructure contributions.

Who knows what Mosman Council might really use these funds for?

Woollahra tries on NIMBY distraction

This is a cynical proposal from a Council which rejects additional housing supply but seeks to trick the public with gimmicks to pretend they are attempting to help the housing crisis.

In the bin!

Sydney City -philosophy trumping policy

CEO of Urban Taskforce, Tom Forrest, spoke with 7 News Sydney's Paul Kadak on City of Sydney going it alone in terms of mandating electricity over gas for all new developments. Urban Taskforce maintains, as does the NSW Government, that the appropriate way forward is a statewide approach. 

Individual LGA's adopting their own policy simply adds to confusion and costs of delivering new housing. A developer crosses a street and then they could have a completely different set of rules with which to comply. 

City of Sydney sat in their own echo chamber, ignored other views, and is obstinatley pushing ahead with a policy that is more about virtue signalling the good, coherent and consistent policy.

12. Federal Government introduces Environment Protection Reform Bill 2025 – but Senate already sending Bill off for review

Minister Murray Watt – trying to get on with the job

Federal Environment Minister Murray Watt this week introduced the Environment Protection Reform Bill 2025 to Parliament.

The good news was somewhat subdued by a coalition of the convenient in the Senate which will send the Bill off for a committee review.

Green tape has been a significant part of the problem when it comes to aspects of housing supply – and this was a key issue identified in the Federal Productivity Summit.

When it comes to housing, the Bill aims to deliver more efficient and robust approvals, removing duplication in the approvals and assessment systems through new and updated bilateral agreements with states and territories.

Federal Environment Minister Murray Watt has shown himself to be one not afraid to tackle issue that have been placed in the “too hard” basket for too long.

The decision by the Liberal Party to join the Greens, as they did with the HAFF last term, is of concern. Surely they have learnt that bonding with the Greens is bad a recipie for disaster.

13. NSW Government leading the way in women in construction

Pleasing to read this week that the Minns Government will pursue a “stretch target” of 50% of contractors engaged to deliver  new Bank Street Park in Pyrmont to be women.

 The Women in Construction pilot project aims to address the underrepresentation of women in the NSW construction industry, challenge perceptions and support a long-term increase in women’s participation across the sector - an imbalance that limits diversity, reduces the available talent pool, and makes it harder to meet the state’s infrastructure needs.

14. NSW Investment Delivery Authority attracting interest

The NSW Premier and Treasurer this week said the new IDA, modelled on the Housing Deliver Authority, has already received 48 investment proposals worth $136 billion following the first round of expressions of interest which was open  for 4 weeks from 1 October.

22 projects relate to renewable energy and energy security – valued at $63 billion.

23 projects relate to data centres and technology – valued at $72 billion.

3 projects relate to hotels critical to visitor economy growth – valued at $860 million.

Early days, but some positive signs of potential success.

15. Rezoning proposal for Gosford City Centre

The NSW Minister for Planning, Paul Scully, this week released a rezoning planning proposal to update and consolidate planning controls for Gosford City Centre and West Gosford. 

There is growing interest in the historic wasted opportunities that is the Gosford CBD, which is a mere hour’s travel to Central.

The fast-tracked planning proposal hopes to unlock almost 2,000 new homes in the two precincts.

ALAND’s award winning The Archibald was in many ways a sign of things that could come to Gosford. This planning proposal can only help.

ALAND’s The Archibald 

16. Members in the news

*Please note these articles may be paywall protected

“…The Kensington reflects TOGA’s commitment to creating places that enrich communities, in highly connected locations where people want to live, work and play… read more

Southern Courier, 25 October

"The updated proposal by developer Urban Property Group is a direct response to the rapid growth in business activity in the area, along with events at nearby Parramatta Stadium, creating demand for corporate and leisure accommodation … read more

AFR, 28 October

"…Goodman is betting on the global data-centre boom rolling on, buying a Silicon Valley property in the US to develop a new complex among some of the world’s largest technology companies... read more

The Daily Telegraph, 28 October

“…Developer Aqualand launched plans in 2023 for the highrise [in North Sydney], which will be the developer’s first foray into the build-to-rent sector…read more …

The Urban Developer, 29 October 

“…Stockland has lodged a development application to the NSW Planning Portal to build a 52-storey tower that will be a mixed-use building at 601 Pacific Highway, St Leonards… read more …

The Daily Telegraph, 30 October 

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