Wednesday, 29 February 2012

NSW Orange Rezoning to start development surge


Rezoning to start development surge


GO AHEAD: Developer David Fenton has welcomed the zoning changes of the local environmental plan (LEP) which will allow him to redevelop the Peisley Street site. Photo: STEVE GOSCH                 0227sgdevelop2
GO AHEAD: Developer David Fenton has welcomed the zoning changes of the local environmental plan (LEP) which will allow him to redevelop the Peisley Street site. Photo: STEVE GOSCH 0227sgdevelop2

28 Feb, 2012 04:00 AM

ORANGE can expect to see a surge of development following the approval of the local environmental plan (LEP) according to one local developer.

David Fenton of Fenlor Group Pty Ltd welcomed the new planning tool, which has seen the industrial zone at the southern end of Peisley Street rezoned to a B4 mixed use business zone among the many changes ushered in by the LEP.

The new zone will rejuvenate the Peisley Street frontage, according to Mr Fenton, allowing anything from offices to showrooms in the area that was previously set aside for industry and warehousing.
“It’s one of the busiest streets in Orange,” Mr Fenton said.

The new zone is designed to integrate business, office, residential, retail and other developments in accessible locations to the public, according to the LEP.

Mr Fenton will redevelop the site opposite the Orange Family Medical Centre now the zone has been changed to allow a “higher class of development” with a high density floor space ratio.
“It used to be zoned industrial but due to changing times it’s not applicable,” he said.

“You can’t set up an industrial premises there anymore because of the noise requirements for the residential area.
“It really was quite restrictive.”

Mr Fenton said he has a number of people interested in establishing commercial outlets on the site which will be subdivided into three lots.

Fenlor will develop one lot.

Other developers and land owners who have submitted proposals to Orange City Council will also be able to move ahead with their plans now the LEP has been adopted, Mr Fenton said.
l Will you be able to proceed with your development now the LEP has been approved? Contact Clare on 6391 2914 or clare.colley@ruralpress.com

source: http://www.centralwesterndaily.com.au/

Tuesday, 28 February 2012

How to figure out if DEVELOPMENT site is any good...


Ramsgate unit block plan set for approval

19 Feb, 2012 06:00 AM
A PROPOSAL for a four-storey residential and retail development at Rocky Point Road, Ramsgate, previously deferred by Rockdale Council was recommended for approval at a meeting last night despite objections by residents.

Seven objection letters and a petition against the $2.8 million proposal at 226 Rocky Point Road were submitted to the council that raised concerns about traffic, parking, non-compliant setbacks, height, overshadowing and the detrimental effect on the streetscape and privacy.

The application was deferred on February 1 for an on-site meeting with councillors, objectors and the applicant.

Labor councillor Shaoquett Moselmane said at that council meeting the application could subsequently be approved under delegated authority with concurrence of the council's general manager Meredith Wallace.
This idea was rejected by the council and a revised proposal with eight parking spots on the site was considered by the council last night.

Resident and objector Nathan Richau said setbacks would encroach on neighbouring properties and the height and scale of the development meant residents could look into his bedroom and bathroom.
Architect Maria Vrondas, who represented the applicant Rodney Woodward, said the proposal was sensitive to neighbouring properties and was not excessive in height or bulk.


She said off-street parking was provided so it would have a minimal effect on traffic in the area.


WHY IS THIS INTERESTING , You know the saying once one gets away with it they all start doing it.
Ok so what is also available in RAMSGATE.
First what is a UNIT selling for 
hear we go a 2 bedroom $389 000
http://www.domain.com.au/Property/For-Sale/Apartment-Unit-Flat/NSW/Ramsgate/?adid=2009471155


OK so now if you buy some development blocks and build is there profit?
here are some, you do the rest.


http://realestate.theleader.com.au/overview/2248249/262-264-rocky-point-rd-ramsgate-2217/
http://www.realestateview.com.au/Real-Estate/183-189-rocky-point-rd-ramsgate/Property-Details-buy-commercial-3157775.html
183-189 Rocky Point Rd Ramsgate

183-189 ROCKY POINT RD, RAMSGATE, NSW, 2217 - RETAIL FOR SALE

Expressions of Interest

DA Approved Development Site

For Sale via Expressions of Interest

DA Approved Development Site for 43 home units and 1,605 sqm supermarket or re design to suit.
Also


NOW YOU FIND ONE THAT IS SOLD
197 Rocky Point Road  Ramsgate NSW 22

Check out the artist impression, who did this , has this been approved, who was the town planner, maybe you can ask them what about these other blocks>>
look at the picture below


CHECK OUT THE DCP HERE great read for any investor







Monday, 27 February 2012

Changing my name on my title

Changing my name on my title


There are many ways by which a person may change their name. It may be by:
  • Marriage/divorce or
  • naturalisation or
  • use and repute (adopting and exclusively using a name for a period of at least one year) or
  • recording a change of name at the Registry of Births, Deaths and Marriages.

How do I change the name of an owner on a Certificate of Title who is remaining on the title as an owner?

You need to lodge:
  1. a Change of Name form 10CN (PDF 111 kb)
  2. a Notice of Sale or Transfer of Land (NOS) form (see information below)
  3. your Certificate of Title at Land and Property Information (see Certificate of Title information below) and
  4. originals or certified copies of two forms of evidence, one from list A and one from list B below, for the party whose name is to be changed. Copies of documents must be certified as a true copy of the original by a Justice of the Peace or a Legal Practitioner.
A lodgment fee is payable. As at 30 June 2011 lodging a Change of Name form cost $99.50.

Evidence required

Category A Category B
1. Australian birth certificate (full or extract)  1. Current driver's licence
2. Australian citizenship certificate 2. Current passport
3. Change of name certificate issued by the Registry of
Births, Deaths and Marriages
3. Current photo card issued by the Roads and Traffic Authority
4. Marriage certificate 4. Current bank statement

I have changed my name by use and repute but have not registered a Deed Poll or Instrument Evidencing Change of Name. What evidence do I need?

Where you have changed your name without registering a Deed Poll or Instrument Evidencing Change of Name you must state the full circumstances under which you have used your new name at part 3 on the statutory declaration. Plus two other forms of documentary evidence as indicated in LPI Circular 2009/08 (PDF 70 kb).

I have changed my name by registering a Deed Poll or Instrument Evidencing Change of Name. What evidence do I need?

In Item 3 of the statutory declaration you must include the registration number of the Deed Poll or Instrument Evidencing Change of Name and state that the person named in the Deed Poll or Instrument Evidencing Change of Name is identical with the person recorded as registered proprietor. Plus one other form of documentary evidence from List B as indicated in LPI Circular 2009/08 (PDF 70 kb).

I have changed my name by marriage. What evidence do I need?

Where you have changed your name by marriage you must complete part 2 of the statutory declaration stating the date and place of your marriage and the name of your spouse. You must attach a copy (certified by a Justice of the Peace or Solicitor to be a true copy) of the Marriage Certificate to the form. Plus one other form of documentary evidence from List B as indicated in LPI Circular 2009/08 (PDF 70 kb).

I have changed by name by naturalisation. What evidence do I need?

Where you have changed your name by naturalisation you must attach a copy (certified by a Justice of the Peace or Solicitor to be a true copy) of the naturalisation certificate to the form. You should also state in part 3 of the statutory declaration that you changed your name by naturalisation and the date and place that the naturalisation took place. Plus one other form of documentary evidence from List B as indicated in LPI Circular 2009/08 (PDF 70 kb).

I have changed my name by recording a change of name at the Registry of Births, Deaths and Marriages. What evidence do I need?

Where you have changed your name by recording your change of name at the Registry of Births, Deaths and Marriages, a full copy (certified by a Justice of the Peace or Solicitor to be a true copy) of your Birth Certificate or your Change of Name Certificate must be attached to the form. You should also state in part 3 of the Statutory Declaration that you recorded your change of name at the Registry of Births, Deaths and Marriages. Plus one other form of documentary evidence from List B as indicated in LPI Circular 2009/08 (PDF 70 kb).

I have changed my name and was born overseas but do not have evidence indicated in List A of LPI Circular 2009/08. What evidence do I need?

In circumstances where a proprietor, who is staying on title, wishes to change their name, two forms of documentary evidence from List B in LPI Circular 2009/08 (PDF 70 kb) is required.

Companies, financial institutions and other non government organisations

Must provide evidence of a change of name by way of a certificate of incorporation under the Corporations Act 2001, or other appropriate evidence of the change of name under the relevant legislation.
LPI will make copies of any original documents and return them to the lodging party. Copies of evidence provided will be maintained in LPI records but will not be made available to the public. Any document images will not include images of the evidence provided.

How do I change the name of an owner on a Certificate of Title who is coming off the title as an owner?

If you are lodging a Transfer document, a Statutory Declaration lodged with your documents describing the name change will be sufficient.
Download blank Statutory Declaration form (PDF 8 kb)
If you do not have access to the Internet, a Change of Name form and instructions for completion can be posted to you - call T: 1300 052 637.

Notice of Sale or Transfer of Land Form (NOS)

A NOS form is used to notify Council and other rating authorities of the change of name.
Panels 1, 2 and 5 only on the Notice of Sale form need to be completed.
Customers are able to complete and lodge notices of sale (NOS) online using LPI’s electronic notice of sale form (eNOS) available from the Online shop or hard copy versions can be obtained from our Sydney office or law stationers. LPI can post one to you - call T: 1300 052 637.

Certificate of Title

The current edition the Certificate of Title to your land will need to be lodged with the Change of Name and Notice of Sale form.

What if a mortgage is registered over the property?

You will need to contact the mortgagee (lender) and ask them to produce your Certificate of Title, prior to lodgment at Land and Property Information to allow for a Change of Name. The mortgagee will advise you on their costs and procedures for producing your title.

Do I get a new Certificate of Title?

Once a Change of Name has been registered, a new Certificate of Title will issue showing the new name of the owner.

source: lpi.nsw.gov.au

Sunday, 26 February 2012

Hurstville Council inviting tenders for the sale and development


Hurstville Council property is put on the block

18 Feb, 2012 01:00 PM



HURSTVILLE Council is inviting tenders for the sale and development of its property bounded by Gloucester Road, Carrington Avenue and Garthons Lane, Hurstville.
The 3350-square metre site, near Forest Road, is zoned B4 mixed use in draft LEP 2011, allowing a wide range of uses.
Any proposals should include a significant commercial/retail component in them.
The council is looking for innovative proposals that will lead to the growth of employment within the CBD, enhance urban amenity and allow the viable long-term use of the site.
Tender submissions must be marked "Tender Gloucester Road (Ref No C11/1)" and be received by 2pm on Friday, March 30, in the tender box, customer service centre, ground floor, civic centre, MacMahon Street, Hurstville.

Full tender details will be posted online by Monday, January 30 and tenders will close on Friday, March 30.
Click here for a copy of Council's advertisement

Hurstville City Council Tender for Sale and Development of Council Land Hurstville City Council invites tenders for the sale and development of its property bounded by Gloucester Road, Carrington Avenue and Garthons Lane, Hurstville. Prominently located near Forest Road, the site is zoned B4 Mixed Use in draft LEP 2011 allowing a wide range of uses. Site area is approximately 3,350sqm. Proposals are sought based on the property being developed to include a significant commercial/retail component. Council encourages innovative proposals that will lead to the growth of employment within the CBD, enhance urban amenity, allow viable long-term use of the site, include public car parking and provide a satisfactory financial return. Hurstville CBD is the regional centre for Southern Sydney located approximately 15km from the Sydney CBD and 7km from Kingsford Smith Airport. It acts as a major transport node and has excellent road and rail connections. Full tender documentation will be available on Council’s website www.hurstville.nsw.gov.au/tenders by no later than Monday, 30 January 2012. For further details please contact Jeffrey Tripp, Director – Administration, on (02) 9330 6052. Tender submissions must be clearly marked ‘Tender Gloucester Road (Ref No C11/1)’ and be received by 2pm on Friday 30 March 2012 in the tender box located at the Customer Service Centre on the ground floor, Civic Centre, MacMahon Street, Hurstville, NSW. Victor G D Lampe, General Manager


LEP
http://www.hurstville.nsw.gov.au/SPContent.aspx?PageID=98&count=1&ItemID=221



Public Notices & Exhibitions

Draft Hurstville Local Environmental Plan (Hurstville City Centre) 2011

23 Jan 2012
Welcome to the public exhibition page for the draft Hurstville Local Environmental Plan (Hurstville City Centre) 2011.
Hurstville City Council is exhibiting the draft Hurstville LEP (Hurstville City Centre) 2011 which will replace the current Hurstville LEP 1994.  The draft Hurstville City Centre LEP 2011 only applies to land in the Hurstville City Centre and has been informed by the principles of the Hurstville City Centre Master Plan 2004.
The draft LEP has been prepared in accordance with the State Government’s Standard Instrument LEP template and as a result of a major review of the planning controls in the Hurstville City Centre.

Friday, 24 February 2012

NSW Ballina - shire's local environment plan may be recalled from the State Government.

24 February, 2012 9:45AM AEDT

Ballina group wants LEP recalled

click link below and listen to the Ballina Mayor Phillip Silver



Ballina Ratepayers Association welcome news the shire's local environment plan may be recalled from the State Government.

A Ballina residents' group is continuing its push for more consultation about changes to the local environment plan.

Protesters attended this week's Ballina Shire Council meeting, asking eight questions without notice.
Rikki Grinberg from the Ballina Ratepayers Association says they received confirmation that the document sent to the NSW Department of Planning could be recalled.
She says that's good news for concerned landowners.
"The most important thing is that people who are being affected are actually directly notified by the council," she says.

"There are still we estimate about 60 per cent of the people being rezoned in the shire who have no knowledge they are being rezoned."

Ms Grinberg also says the State Government needs to be made aware of the situation.
"A Stalinist land grab is not acceptable in Ballina Shire," she says.

"The LEP, as it is, is highly contentious and in all the shires throughout New South Wales the E2 and E3 zones have been thrown out."
Mayor's response
Ballina Mayor Phillip Silver says the council has no intention to recall the LEP at this stage, but they may change.
Cr Silver will meet with NSW Minister for the North Coast Don Page today.
He says if Mr Page agrees, he will call an extraordinary council meeting to discuss the possibility of recalling the LEP.
"But it's been discussed extensively by the councillors over the last couple of days," Cr Silver says.

Timing for the project
  • 2006 – initial planning and approvals to start the process.
  • 2007 – preparation and exhibition of Discussion Papers.
  • 2008 / 09 – technical drafting and mapping.
  • 2010 – approval of Draft Plan and public exhibition.
  • 2010 – anticipated completion of the LEP.
  • 2011 – anticipated Ministerial approval, and implementation.
For more information and to make a submission:
  • Visit newlep.ballina.nsw.gov.au
  • Phone 6681 1163 or email newlep@ballina.nsw.gov.au
  • Subscribe to the council’s new Community Connect service at ballina.nsw.gov.au
  • Check your local newspapers for information.
What is a Development Standard?
A development standard is a fixed parameter that development must conform to. Development standards are usually expressed numerically and are measurable. Development standards direct land use outcomes by providing detail about the form of development that is permitted under the LEP.
Principal Development Standards (Examples)
Minimum subdivision lot size
This standard identifies the minimum area for each land parcel created by Torrens Title subdivision. Minimum lot sizes are utilised to ensure that subdivision is compatible with the character and values of land. More specifically, minimum lot sizes are used to achieve subdivision outcomes consistent with historical or planned subdivision patterns, reinforce agricultural and environmental values of land, minimise land use conflict or conversely increase density of housing, provide for housing choice or encourage change in a locality.
The minimum subdivision lot size is established under clause 4.1 of the Draft LEP and the associated Minimum Lot Size Map. The minimum lot size for subdivision varies depending on location and zone under the Draft LEP. Importantly, minimum lot sizes are applied to all zones, not just rural and environmental protection zones as is currently the case.



‘Misled' over LEP

  ANGRY Ballina ratepayers are calling for the shire's proposed Local Environment Plan to be recalled.
Owner of the South Ballina Beach Village, Rikki Grinberg, led a protest at the Ballina Shire Council chambers during question time at the council meeting yesterday afternoon.

She said the group would also take a deputation to the NSW Premier next month.
"I feel confident that it (the proposed LEP) will be thrown out on a State level," Ms Grinberg said.
"We have been misled.

"The council has changed the goalposts on us, and most of us did not even know that it was happening."
Members of the group, known as the Ballina Ratepayers' Association, filled the council chambers holding signs and placards, before seizing the opportunity to ask questions about issues such as rezonings and consultation processes.
Ms Grinberg asked Mayor Phillip Silver if the council would recall the LEP document, which was approved by the council in December and has now been sent to the Department of Planning and Infrastructure.

In reply, council general manager Paul Hickey said it would have to be a decision of the council.
Outside the council chambers, Ms Grinberg said the council had "not done their due diligence" in informing residents how the new zones would affect their properties.
When asked why the group had not expressed their concerns before now, she said the reason was "incredulity".

"We have put in submissions, but it didn't make any difference, so now we are taking this further," she said.

The council recently issued a written statement about the LEP process, expressing concern about "inaccurate and misleading information" which "appears to be being distributed" and causing "unnecessary distress". It also said it had been working on the LEP for the past five years, and that this included numerous opportunities for ratepayers to make submission.


source: northern star and abc



Example subdivision
Rural property: 80ha in area Minimum lot size: 40ha
Based on the minimum lot size standard, the property is capable of being subdivided into two lots of 40 ha in area.
Height of buildings
This standard identifies the maximum height for buildings. It is measured from ground level to the top of the building, with some allowances for filling of land in the floodplain and architectural roof features. Building height standards are used to manage bulk and scale and address desired streetscape outcomes in urban areas. Typically, larger buildings are provided for in business areas via planning tools including allowance for taller buildings.
Building height is established under clause 4.3 of the Draft LEP and the associated Height of Buildings Map. Building height varies depending on location.
Determining FSR
Dwelling house on residential zoned land Land area = 600m2
Gross floor area = 240m2
FSR standard = 0.5:1
(maximum)
FSR = 240m2/600m2 = 0.4:1
Floor space ratio (FSR)
This standard identifies the maximum floor area for a building allowed on a parcel of land. It is determined by dividing the floor area of a building by the total area of a land parcel. Floor space ratio is used to manage the bulk and scale of buildings and amenity issues. Similar to building height, business areas typically incorporate greater floor space ratio standards that reflect the built character of such areas and provide for diverse and efficient use of the land. Floor space ratio is established under clause 4.4 of the Draft LEP for specific areas and specific types of development. The provision utilises both a map and table to set the floor space ratio standard. 

Thursday, 23 February 2012

Value of its property was halved through rezoning


Banking on a diamond


February 8, 2012 ·
KiviBernhard
CHABAD House of North Shore was dealt a cruel blow late last year when the value of its property was halved through rezoning but now it is bringing out the big guns – with internationally acclaimed business speaker Kivi Bernhard set to headline its annual fundraiser dinner – to try and avoid what could become a consider- able financial problem.

The son of a renowned South African rabbi, Bernhard relocated to the United States with little more than $860 in the bank and went on to build a multimillion-dollar wholesale diamond business. Most recently, he rose to fame with his business book Leopardology – The Hunt for Profit in a Tough Global Economy.
Now, the observant Jew and regular Fortune 500 speaker is promising to discuss his unique journey at the shul’s dinner on February 23.

“To find an Orthodox Jew standing on the platform of Fortune 500s in front of thousands of people literally all over the world at global conferences, is rather unusual,” the Atlanta-based Bernhard told The AJN.
Special considerations such as observing kashrut and Shabbat and praying three times a day are just the start. Once, while appearing at a conference in Dubai, he had to hire a security team to escort him while walking through the streets wearing a yarmulke.

But while some may perceive his observance as an obstacle, he said it was just the opposite. “We have this notion that we are looking at the entire world and [its] compass to set true north. The fact of the matter is, the world is actually looking at ours. They are looking to the Jew for integrity, honesty, refinement of character and … business ethic.”

Organisers hope Bernhard’s inspirational story will draw in the crowds – and dollars – after a tough year financially. In August, a court ruled the shul’s $6 million St Ives property – which had initially doubled in value because of new zoning – could not be rezoned due to a procedural error. The decision drastically downgraded the value of the three-hectare property.

“The original hope was that we would get enough donations to pay down the debt significantly, or sell parts [of the property]. Right now, we can’t sell parts,” said the centre’s Rabbi Rabbi Nochum Schapiro.
He said the shul was working with council to get the rezoning back on track. “Our understanding from council is that there’s no reason to think that we will not get the zoning once again,” he said.
For more information on North Shore Chabad’s fundraising dinner, email info@chabadhouse.org.au.

Wednesday, 22 February 2012

Build it and they will come - eventually

http://smh.domain.com.au/real-estate-news/build-it-and-they-will-come--eventually-20120203-1qxjo.html



Build it and they will come - eventually

Matthew Moore
February 4, 2012

Mayor Mr Greg Burnett of The Hills Shire Council  in Foxall rd Kellyville that has been approved for sub-division development but isn't going aead due to no facilities such as water sewage.
"It’s absolutely mad" ... Hills Shire Council mayor Greg Burnett. Photo: Brendan Esposito
Councils say there's more to building houses than plans and promises.
'Drastic times, drastic action," is how the NSW Planning Minister, Brad Hazzard, justifies the government's radical move to kick-start Sydney's moribund housing construction industry.
Revelations this week that the government has invited developers and landowners to nominate where Sydney's new suburban housing estates should be built means conventional planning practice has been turned on its head.
Previously, Sydney has expanded from a top-down approach, with government planners concentrating new housing estates in two huge "growth centres", one each in the city's north-west and south-west.
It looked good on paper, but many fields in the growth centres remain whisper quiet, with Sydney's new home construction levels stuck at about 17,000 dwellings a year, at least a third less than the minimum of 25,000 new dwellings needed to house the city's burgeoning population.
More than 80 per cent of those built recently are in urban areas, with new home development on greenfields sites slowing to a trickle.
With the new government promising to boost housing levels to the 25,000 minimum required, it has quietly adopted a completely different approach, writing to scores of landowners last year inviting them to nominate mainly rural holdings suitable for large-scale residential developments to be rushed ahead, preferably within three years.
Forty-three answered the call nominating more than 12,000 hectares, mostly on Sydney's fringe, as ideal locations for the city to expand.
While developers have praised the move, predicting it will speed up delivery, it has stunned councils and surprised housing experts who wonder whether a shortage of suitable land is really the reason Sydney's produces no more homes than Adelaide.
Greg Burnett, the frustrated Liberal mayor of the Hills Shire Council is one who believes the new approach won't make much difference.
He cites the case of the North Kellyville development in the north-west growth centre where land for 5200 new homes was rezoned in 2008 with areas for parks, roads schools and shops all marked out.
But it took until December 2010 before water, sewerage and other infrastructure needed for home building to begin was finally installed, and that was only for half the lots.
The second tranche of home sites is not due to get pipes and power until 2016, he said, eight years after the land was rezoned.
"It's absolutely mad: you have people who take government in good faith, they make their plans and investments, council has fulfilled its part and it's time Treasury and Planning fulfilled their part," Burnett said.
The way he sees it, Sydney will never lift its home construction rates until the government massively increases funding for infrastructure for developments like North Kellyville, so the water and other services essential for housing can go in without everyone waiting for years.
"If the minister is decisive on infrastructure then there's no problems, but the government needs to step up to the plate,'' he said. ''I'm not old enough to know when there was this movement away from government investing in infrastructure."
If anything, the government's new approach could delay developments like North Kellyville even further.
According to the guidelines for the new housing strategy, new sites are to be developed at "no additional cost to government".
That means either the developer pays for infrastructure and then recovers the cost in the sale of the homes or the government agrees to "reprioritise existing capital programs". In theory the second option could see Sydney Water push back plans for sites like North Kellyville so water and sewerage can be rushed into some of the new sites.
The no-extra-cost-to-government provisions have infuriated councils with the Western Sydney Regional Organisation of Councils, an umbrella group of 11 western Sydney councils.
"This makes it clear they [government] have no intention of supporting these developments with roads, transport and other services," said WSROC president, Alison McLaren.
"It also implies they expect councils and ratepayers to pick up the costs of making these housing sites liveable … the policy is an insult to the residents of western Sydney and to the government's own planning department," she said.
A former housing research academic, Jon Hall, reckons the big issue in the new process is that many of the sites appear to be well away from infrastructure.
Rezoning land in this ''leapfrogging'' fashion, where rural land becomes residential home sites, risks delivering windfall profits to developers with the community meeting the extra costs involved in servicing housing estates far from existing centres.
He also believes new home prices in Sydney are simply unaffordable for first-home buyers and while rezoning these new sites might ease price pressure a little it won't make make them affordable.
"All the fringe development now is not for new home buyers, it's all second home buyers because the prices are in the $500,000 to $600,000 range,'' Hall said. ''The plan is not going to alleviate the problem for first-home buyers even if they drop prices $75,000 … you need to be talking $240,000 for a first-home buyer."
And the only way of getting prices anywhere near that level is for major investment to reduce the backlog of infrastructure.
"There is not a solution in Sydney's basin without the public paying the price for infrastructure,'' Hall said.
''There's nowhere in the Sydney basin you can produce houses for $500,000 if you recover the costs of sewerage, water, electricity and roads."
In Melbourne, new housing is much cheaper.
One developer is selling a home and land package in Sydney for $575,000. The same house in Melbourne costs only $345,000, a reflection of cheaper construction costs and greater government contribution to infrastructure in Victoria.
Hall agrees with Burnett and says the government must find more money for infrastructure so new home buyers don't carry all the cost.
"Governments just don't tax appropriately,'' he said. ''We need a metropolitan tax - we already have one with with the environment levy.''
He said Sydney Water already imposed a $200 a year environment levy. A similar flat levy imposed on homeowners would allow government to borrow for infrastructure.
''But no-one will mention the tax word,'' he said. "The whole of Sydney's growth and development falls flat at the cost barrier.''
Stephen Albin, chief executive of the developer group the Urban Development Institute of Australia, is optimistic that some of the new sites will be more commercially viable than those in the growth centres, but he agrees with Hall's view on infrastructure.
"He's 100 per cent right; there's a major infrastructure challenge in NSW and when you have areas like Camden growing to cities like Canberra in the next 30 years you can't expect that without a government contribution to infrastructure.
Developers now pay about $20,000 to government under the state infrastructure charge scheme for each lot of land they develop.
That scheme is being reviewed and the UDIA wants the current scheme replaced with a low annual levy imposed on every NSW household similar to a charge the former Victorian premier Jeff Kennett imposed in Victoria.
Hazzard says it's a ''truism'' that government does not have the money to provide infrastructure and says it needs to find "innovative ways" to do so.
He's cautious on the idea of a tax, but leaves the possibility on the table. "We will consider anything at all as ways to raise funds for infrastructure," he said.
But he says this new plan is seeking sites for housing that are close to infrastructure like main roads and sewer mains so the cost of developing can be kept down.
"The condition I put on developers is the land must be immediately connectible to infrastructure, adjacent to infrastructure or they be prepared to install infrastructure," he said.
How many of the 43 sites meet that criteria won't be known until the sites are assessed by a committee of departmental heads in the next two months.
That committee will report to new housing taskforce of ministers that includes the Premier, Planning Minister, Roads Minister and other ministers with service portfolios, before cabinet considers any decision to rezone land. If nothing else, establishment of the first such committee for 20 years shows the government is taking the issue of housing seriously.
Lifting the level of housing development and keeping councils on side is quickly proving a delicate balance with Hazzard sensitive to suggestions the government might rezone land after promising repeatedly that councils are best placed to determine what happens in their areas.
He stressed that councils would be consulted widely and their views considered but at the end of the process it would be cabinet, not councils, that finally decided.
"It would be a bit silly to push forward without councils' concurrence,'' he said. ''But at the end of the day the State Government, and I as planning Minister, have the capacity to rezone without concurrence.'
''But I have not done it and I'm not enthusiastic about it.''