1. Part 1 The extraordinary rise of masterplanned estates
The way we live has changed
Where did the idea for masterplanned estates come from
and what are homebuyers getting for their money? We talk
to UrbanGrowth NSW to start our special three-part report.
Words and pictures Ian Horner
A GREAT deal has changed since our
parents’, and grandparents’, triple-
fronted red-brick house on a quarter
acre back in the fifties and sixties. We
neither have the land available nor the
desire to spend all weekend looking after
it.
Housing styles have had to change
with the times. And after a few false
starts and mis-directions, 20 years ago
designers and developers hit upon what
has turned the whole industry on its
head — masterplanned communities.
These are self-contained estates com-
pletely planned before anyone lays a
brick — with infrastructure, open spaces,
community buildings, shops, schools
and services all built into the blueprint
and the types of housing specified
b f l ibefore a lot is even
offered for sale.
The community has
a cohesive style and
design, where every-
thing is laid on for a
modern lifestyle and
communal open
spaces are ready for a game of cricket, a
family barbecue or a leisurely bushwalk.
Who needs a backyard?
Yet even this concept — nowhere near
peaking — is evolving and there’s a
possible new trend around the corner,
and already evident.y
Across at Thorn-
ton, North
Penrith,
streets of
modern terrace
houses could
be the new
wave of the
future, except
that they’re a
direct lift from
the past. This
is the 21st
century version of the highly-sought
Victorian terraces so popular at
Paddington since the 1920s.
And a cost comparison is stunning. A
terrace at Paddington these days will
cost you $1.5 million. A new terrace at
Thornton will cost you a third —
$450,000-$650,000. And at Thornton
you have a full oval in the estate, Penrith
station within a 10 minute walk and
Westfield minutes beyond that.
By and large, masterplanned estates
are put onto converted bushland — and
that’s where potential developers can fall
foul of councils and landowners whose
interests councils must represent.
Undeveloped bush must be rezoned by
the state government. UrbanGrowth NSW
(formerly Landcom) sells the land, some
of it direct to a cross-section of about 40
builders (larger ones include AV Jen-
i g Cl d
nings, Clarendon,
Edenbrae, MacDon-
ald Jones and Master-
ton). ‘‘We don’t have
any preferences,’’ said
Richard Wood, gen-
eral manager of dev-
elopment for Urban
l openl ith the p blicGrowth. ‘‘We deal openly with the public
and we deal openly with the builder.’’
The bigger builders’ houseplans are
set in stone with very little room to move
because they have inbuilt efficiencies of
volume to keep prices down.
So why are masterplanned
estates so
popular? ‘‘It’s because there’s a
masterplan in place,’’ Mr Wood said. ‘‘The
developer is entering into a contract with
the buyer that the community will have
parks and shops and amenities — the
developer must deliver on that.’’
By comparison, a simple subdivision is
smaller, without the design guidelines
and expectations.
Mr Wood has been working on master-
planned estates for 20 years. ‘‘The first
ones were similar. We do our due dili-
gence and look at the market research.
The basic elements in a masterplan are
a shopping centre, other retail outlets, a
school and open space — both passive
[park with barbecue and swing] and
active [sports oval for cricket and foot-
ball].
‘‘It also addresses the types and
density of housing. Since the early
nineties there’s been an average of 15
dwellings per hectare. An average block
of 450 square metres would have four
bedrooms, double garage and a front
setback of about five or six metres —
room for a third car or boat.
‘‘The backyard is not as big as that of
the fifties. One reason for a masterplan
is to guarantee adequate open space —
so you don’t need a cricket pitch out
back.’’
Significant changes over the past 20
years? ‘‘No, but we’ve had subtle
changes driven by local government
standards.’’
These include roll-top gutters which
preclude the need to cut in a driveway
(making them cheaper), increase access
and simplify parking.
There are community buildings which
might include a GP, day-care and rooms
rented out for birthdays, functions or
club meetings.
All these can be part of development
contributions, consent conditions set by
the council, monetary or dedication of
land or provision of a public facility (hall
or park) or all three. Every developer is
liable for such Section 14 conditions.
And the starting point for any new dev-
elopment is the NSW Housing Code.
But on top of that? UrbanGrowth has
special rules for corner blocks [see
inset], for example. Other developments
in the past 20 years include home
theatres, walk-in wardrobes and
Copyright Agency licensed copy
(www.copyright.com.au)
St Marys Star, Sydney
09 Sep 2014
General News, page 16 - 792.00 cm²
Suburban - circulation 45,103 (-T-----)
ID309548041 PAGE 1 of 3

2. en suites. ‘‘They weren’t common 30
years ago. And you’d be surprised at the
number of single-storey homes in
Western Sydney. A whole generation
grew up in two-storey homes and they’re
tired of walking up stairs. And a single-
storey place is cheaper to build.
NEXT WEEK UWS’s Urban Studies
director looks at the problems solved
and problems created by these estates
PART 1 IN FULL ON THE WEB
‘‘Local government is the planning
authority. We cannot override the
council. The minister only has jurisdic-
tion over rezoning.
’’We’re converting greenfield into resid-
ential suburbs and this will change the
landscape of a local government area.
‘‘Councils on the urban fringe have to
weigh up where development goes and
what form it takes. They may have exist-
ing ratepayers who’ve lived there for gen-
erations and councils must consider
that.
‘‘And I don’t envy their position
because people can be quite emotional
about where they live.’’
See also Your Home, pages 30-33
‘‘Everything’s laid on —
open spaces for cricket,
a barbecue, a bushwalk.
Who needs a backyard?’’
f i k t G th ‘‘W d
‘‘The developer is entering
into a contract with the buyer
that there’ll be parks and
shops and amenities, and
the developer must deliver.’’
Rural location: Kenneth and Renell Rodrigues, and Tayah, 5, and Zavier, 1,
bought a block at Elara at Marsden Park in February and plan to build next July.
‘‘For us it was the location and the developer,’’ Kenneth said. ‘‘We’d been follow-
ing what Stockland was doing in the south-west. Here there are lots of farms
close by and lots of young families. There will be two schools. The north-west is
getting too expensive but here we’re only 10 minutes’ drive from Bella Vista
Waters. The M7 is close.’’ He works in IT sales at North Ryde. ‘‘I take the M2 daily
and my trip will be a lot quicker from Elara. The new train line will be great and
we’re close to what will be Sydney’s biggest business precinct at Marsden Park.’’
■ ELARA
LAND: $270,000
(Marsden Park)
Copyright Agency licensed copy
(www.copyright.com.au)
St Marys Star, Sydney
09 Sep 2014
General News, page 16 - 792.00 cm²
Suburban - circulation 45,103 (-T-----)
ID309548041 PAGE 2 of 3

3. WHO’S BUYING INTO THE ESTATES?
50% to 60%
second- and third-home buyers
15% to 20%
first-home buyers
5%
investors
There has been virtually no change in
this breakdown over the last 20 years
source: UrbanGrowth NSW
Cornering the market: Urban
Growth stipulates rules for corner
blocks. ‘‘If left uncontrolled you get
road frontage one side and a big
long ugly fence on the other,’’ Urban
Growth’s Richard Wood said. ‘‘That’s
what you see when you drive through
any older estates, lots of side fences
looking aged and ratty. Not now. All
houses must address both street
frontages [like this example at
Thornton]. This really does make a
big difference. It opens up the whole
street and you don’t get that tunnel
effect around an intersection.’’
‘‘This is the one I want!’’ Alfred Perger,
77, and wife Phyllis, were definite about
their house choice at Thornton, North
Penrith, for two things: location and
house design. ‘‘’We’ve lived a kilometre
from here for 29 years. We often go to
Sydney and the station is just 20
minutes’ slow walk. And we liked that
one of the four bedrooms was down-
stairs for when we’re older and can’t
manage stairs. We paid $535,000 —
plus $15,000 stamp duty — we would
have happily paid $100,000 more.’’
■ THORNTON
HOUSE+LAND: $535,000
(North Penrith)
Copyright Agency licensed copy
(www.copyright.com.au)
St Marys Star, Sydney
09 Sep 2014
General News, page 16 - 792.00 cm²
Suburban - circulation 45,103 (-T-----)
ID309548041 PAGE 3 of 3