Like the rest of Australia, New South Wales is in the grip of a housing crisis that has been years in the making, driven by a combination of population growth, inadequate housing supply, and skyrocketing property prices.
The latest recommendations from the Productivity and Equality Commission aim to address these challenges head-on with a range of innovative and, at times, controversial proposals.
The report outlines 32 recommendations to support home building in NSW.
Here are some of them:
1. Building higher and denser: more towers, smaller houses
One of the key recommendations from the Commission is to significantly increase housing density, particularly in metropolitan areas like Sydney.
This means building higher apartment towers and encouraging the construction of smaller, more affordable homes.
The rationale is simple: increasing the number of dwellings in areas with existing infrastructure can alleviate the supply crunch and make housing more accessible.
The Commission argues that expanding vertically allows more people to live closer to work, amenities, and public transport, reducing the need for urban sprawl and the associated environmental impacts.
However, this approach isn't without its critics.
Some argue that high-density living can strain local services, reduce green spaces, and alter the character of neighbourhoods.
Balancing these concerns with the need for more housing will be critical to the success of this strategy.
2. Streamlining the planning process
Another significant recommendation is to streamline the planning and approval process for new developments.
It is well known that the current system is often slow and cumbersome, with lengthy approval times that can delay projects and add significantly to costs.
By cutting red tape, the Commission believes that housing supply can be ramped up more quickly, helping to meet the urgent demand.
This proposal includes simplifying zoning laws, reducing the number of planning regulations, and fast-tracking approval processes for developments that meet specific criteria, such as affordability or sustainability benchmarks.
While this could undoubtedly accelerate housing construction, it also raises concerns about the potential for reduced oversight and community consultation, which are vital for maintaining quality and liveability in new developments.
3. Reforming land use and taxation policies
The Commission has also recommended a review of current land use and taxation policies, including stamp duty and land tax.
The proposal suggests replacing stamp duty with a broad-based land tax, a move that could reduce the upfront cost of buying a home and encourage more efficient use of land.
This shift could make housing more accessible, particularly for first-home buyers who are often priced out of the market by the high initial costs.
Additionally, the Commission advocates for a more flexible approach to land use, including the possibility of rezoning underutilized commercial and industrial land for residential purposes.
This could unlock new areas for housing development without encroaching on greenfield sites or protected areas.
4. Innovating with 'missing middle' housing
To address the gap between high-rise apartments and detached houses, the Commission recommends promoting 'missing middle' housing options like townhouses, duplexes, and low-rise apartments.
These types of homes can provide a more diverse range of housing options that cater to different needs and price points, offering a middle ground between the extremes of high-density living and suburban sprawl.
By encouraging the development of these medium-density housing options, the Commission hopes to create more vibrant, mixed communities that are better suited to modern living and more resilient to changes in housing demand.
5. Prioritizing affordable housing and social inclusion
A core focus of the Commission’s report is ensuring that new housing developments include a significant proportion of affordable housing.
This involves setting targets for affordable housing in new developments and providing incentives for developers to meet these targets.
The Commission also emphasizes the importance of social housing as a safety net for the most vulnerable, calling for increased investment and innovative funding models to expand the social housing stock.
Creating inclusive communities where people of all income levels can live is a fundamental goal of these recommendations.
This means not just building houses, but also investing in the infrastructure, services, and amenities that make neighbourhoods liveable and sustainable.
Conclusion: a bold vision for the future of housing in NSW
The Productivity and Equality Commission's recommendations represent a bold vision for tackling the housing crisis in New South Wales.
Whether these recommendations will be adopted in part or in full remains to be seen, but one thing is certain: the need for action has never been more urgent.
For mine, I feel there are too many vested interests, and I can’t see significant changes occurring quickly, and that’s a real shame.
