This petition is by the local area residents  who strongly object to the development of boarding houses at 21 Carter Street, Seven Hills 2147  proposed in a quiet family oriented area, close to a public school but distant from other facilities or services normally expected to be available for high density developments, as we are in R2 zoning.   We do not accept that the character or purpose of this proposal will benefit the community, as instead this development would will cause detriment to our enjoyment and security of our properties and neighbourhood.

Submissions to council close by 11 June 2020 and we seek urgent action - please sign up to our petition by 8 June 2020, to protect our community and yours against these type of developments that are a result of State govt planning loopholes and greedy developers seeking Affordable Housing status and government subsidies at the expense of the local residents in R2 zoned neighbourhoods.

The application lodged as DA 20-00562 for 2 boarding houses on the site does not properly assess the level of design, social, acoustic, waste or traffic impact on the immediate neighbours to the site or surrounding neighbourhood, and does not properly assess the impact on infrastructure and public resources such as policing and health.  The assumptions relied on are flawed and contradictory to the plan of management, which itself is inadequate and the statistics used are biased and out of date.  The application reports include incorrect statements. 

The application does not adequately provide justification for net benefits to the community and states that there will be no detriment to the community in the long-term, with no valid justification.    It exceeds the cap of 12 rooms for a boarding house application.    It is misleading/contradictory as to the proposed number of lodgers and their socio-economic and demographics to be accommodated.   

It does not add to housing stock (which alternative uses such as dual occupancy duplexes may have delivered) and is out of character for the area both in form and in function. It is a commercial enterprise proposed for a quiet residential area. It will not easily be able to be turned to normal residential housing in the future and will therefore be a constant problem for many years in the future.

Despite the application proposing to increase housing choices to the vulnerable in our society, there are no proposed provisions of services to the vulnerable in our community or setting of rents to a percentage of median household incomes, instead it is a commercial money making enterprise for an area that is R2 zoned and close to primary and high schools, labelled as Affordable Housing, that is not even guaranteed to be built  and operated by the applicant and may be onsold as a commercial proposition if the DA is approved.   

The site is not located close to shops/services/rail stations being over 1km from these making the site less walkable than claimed, particularly for vulnerable people, and more car/motorcycle dependant than provided for. 

There are health and safety risks to the community in allowing this development including no provision to enable social isolation, cleanliness, hygiene and social distancing in the communal areas proposed, to meet the current NSW Health COVID 19 recommendations to prevent clusters, inadequate House rules to protect the amenity and peaceful enjoyment of the residents and the surrounding areas, and no manager on site to ensure rules are adhered to.

There are no proposed services or manager on site to assist vulnerable residents. 

The design of the improvements is out of character and does not meet basic residential development requirements such as parking provisions to be behind the building line rather than open carparks front and side of the site, inadequate private open space for residents, and not addressing both streetscapes to Carter Street and McCoy Street, the design and size of these self contained micro units (most 13.9m2 and largest 23.9m2) is unable to cater for long term residents and there is inadequate provision of solar/heating/cooling/parking for proposed individual residents.  

There is no addressing of mental and physical health requirements of long term residents (which it is stated will be attracted by the self contained nature of accommodation).   The application includes incorrect Statements  that the site is currently vacant, although there is a house and outbuildings on the site that require demolition for this proposal to proceed. 

The proposed density of 16 households (up to 2 residents capacity in each) within a constrained site area (and very limited built floor space with the self contained studios of  size 13.9m2 to 23.9m2)  is very high density proposed for low density residential zoning and totally out of character.  

The proposal to build 2 boarding houses on this site is a blatent disregard to the spirit of the Affordable Housing amendment legislation capping rooms to 12 for boarding houses in low density residential areas. This proposal is an attempt to secure approval for 16 rooms (and potentially, up to 24 rooms) as 2 adjoining Boarding Houses is not contemplated under the act, and could lead to rows of high density boarding house developments in low density residential streets, far from services and infrastructure, bringing a detriment to the residents and community with all the social, acoustic, health, safety and traffic issues that would result, while the operators earn not just their rents but the generous tax subsidies associated with this type of Affordable Housing development.

The statistics, statements and guidelines referred to for the Social Impact Statements do not adequately address the nature of boarding houses in R2 zoning or the current planning regime by council for the provision of housing to Seven Hills and the Blacktown LGA including a lack to reference to many units approved in the last few years for the surrounding Toongabbie and Seven Hills areas, in appropriately zoned areas.  It relies on a tiny representative area of Seven Hills and 2016 demographics for that area to state that our area requires more units and provision of housing for single parents, public housing tenants and low income earners.

The acoustic report is flawed by making assumptions of house rules that actually don't exist, such as:

1.      That during noisy activities inside the communal areas, all doors and windows will be kept closed  (there is no such house rule contemplated).

2.      There is no air conditioning provision to the development as a requirement and no assessment has been made of the mechanical acoustic impact of air conditioning (the doors/windows cannot be closed without provision of air conditioning)

3.      That residents will be required to keep televisions / music to low volumes  (the only rule of this nature occurs after 10pm and there is no manager on site to enforce the rule)

4.      That very limited social gatherings outside will occur with a volume no more than normal conversational level, and with no additional visitors attending.  (Again there is no specific house rule to be enforced in this regard)

5.      Limited traffic movements at limited hours (not reflecting the likely number and type and movements of vehicles of residents and their visitors.)

6.      That the house rules will be actively policed (although in fact the manager will only attend once a week onsite according to the plan of management, and only able to be contacted between 9am to 5pm)

The plan of management of the boarding house does not address compliance to house rules, resident numbers, complaints /incident/visitor management and consequences if boarding house registration ongoing requirements are not complied with adequately and in a timely manner.  There are no rules re cleaning, clothes drying, parking (in particular limiting o- street parking) or noise outdoors, or before 10pm at night.  There are no requirements for the manager to be qualified or to attend more than a once weekly site visit, even unable to explain how the 8 normal and 7 recycling bins put out will be brought back in.

The house rules include that residents are NOT required to pay a penalty for breaching the house rules.

Given the acoustic, parking, traffic, health and social issues this development of 16 households sharing communal spaces has the potential to ignite, the proposed house rules and the management of those rules are inadequate and likely to contribute to anti social behavior and police / health resources being required as well as disturbances to the neighbourhood including escalating safety concerns.  Given the proximity of this site to the local primary and high schools and families with children, the importance of safety of the development and the conduct of its residents is heightened.

Given the distance to services from the site, the number of vehicle parking spaces will not be adequate for the level of car dependency these residents will require.   The actual number of proposed residents is not addressed in this report, and the likelihood that these residents will be long term (as per the Social Impact Assessment) and the recognition that each room may contain more than one resident with a vehicle is overlooked.

The traffic movements anticipated again is lower due to incorrect assumptions regarding car dependency in the area (no statistics were provided of actual car ownership per adult in the surrounding area), the likely number of residents,   and also does not look at the impact on the timing  for the type of trips and vehicle movements that the likely residents shall require, which will be significantly more  than  2 movements per hour in certain hours of the day/night.

The impact on traffic patterns, the amenity and safety of pedestrians and neighbours and bus patrons including school students needs to be addressed in light of the above.

Please join us in sending this proposal to where it should be - REJECTED.

Local Residents are encouraged to add their support first by signing this petition, and then if you are able, by making your own submission to council by emailing:

council@blacktown.nsw.gov.au   

1.    Be addressed to the Chief Executive Officer, Blacktown City Council.

2.    State your name and address.

3.    Clearly state the reasons for any objection or other submission in relation to the application.

4.    Be lodged with Council BY 11 June 2020 and quote Council's file number DA-20-00562.