5423 page development rule book slams strakes on ‘streamlined’ system

Moves to streamline rules for builders and developers could actually be making it harder to get new homes off the ground, experts fear.

Industry leaders have called for a reduction in red tape when it comes to planning approvals with builders and developers still required to navigate a 5423 page code to submit applications.

While the consolidation of 72 council development plans into one state planning code has made it easier to identify relevant policies, industry experts say applications can still take several months to be approved.

Housing Industry Association director for planning Mike Hermon said the system could still be improved further.

“Unfortunately, the policies introduced into the Planning and Design Code (implemented state wide in 2021) has delivered SA less streamlined applications in total,” he said.

“It functions well at the front-end of an application, as it facilitates the online lodgement of an application.

“However, the planning system can start to become a bit unstuck in the latter stages, particularly for more complex applications, where the planning portal and the assessment process using the Planning and Design Code need to interact.”

He said ensuring more applications qualify for the streamline process (currently referred to as deemed-to-satisfy) would fast-track planning in the state.

“What is missing is a deemed-to-satisfy checklist, a “tick box” tool everybody could use,” he said.

An interactive poll conducted by the Urban Development Institute of South Australia (UDIASA) earlier this year showed sentiments of councils being the most significant hindrance to efficient and faster development delivery.

Mr Hermon said the time it takes councils to issue approval is restricting development capabilities and opportunities.

“The current system demands double and triple checking of documents,” he said.

“In South Australia the final development approval must be administered by council. This is despite building certifiers issuing consent in most instances.”

Property Council SA director Bruce Djite said continuously fine tuning the planning system to increase the speed at which housing is supplied was critical.

“While simple ‘deemed-to-satisfy’ applications are relatively rapid, where public notification is required and there is a need to proceed to a Council Assessment Panel, delays are often experienced,” he said.

Property Council SA director Bruce Djite. Picture: Tom Huntley

South Australian Minister for Planning Nick Champion. Picture: David Mariuz

“Holding councils to account, reducing the number of assessment panels and reducing public notification would accelerate planning approvals.”

Despite the teething problems, Adelaide Planning Development Solutions director Mark Kwiatkowski said the state’s new planning code was a step in the right direction.

“There could be improvements in terms of processing and understanding the nuances of the code and understanding how to interpret the code more so to make it easy for not only private certifiers, but also Council planners,” he said.

“We’re in the second year of the planning design code, so I think over time, things are obviously going to develop and be enhanced.”

A boost in South Australia’s housing supply is at the top of the South Australian government’s agenda, as more parcels of land are opened up to build homes.

But Master Builders SA CEO Will Frogley said there were still delays of up to 15 years from the time land is identified for housing, to the moment the first resident moves in.

“Reduction of red tape through fast-tracked land rezoning and streamlined housing approvals will dramatically improve housing affordability in Adelaide and can give SA a competitive advantage over the rest of the nation,” he said.

“SA is a great place to live, and our economy is performing well. If we have enough available land to gain a strong affordability advantage we can attract more working aged people to the state.”

He said delays in re-zoning, processing land division applications and home development applications need to be dramatically improved.

“The urgent, fast-tracking of land rezoning and approval of land and housing for residential construction will increase the supply of housing, helping to reduce the pressure on prices.”

The state government announced the Planning and Development unit earlier this year to provide a holistic development pathway for infrastructure and services around new major developments.

It followed a review into the state’s planning system by the UDIASA and was welcomed by its chief executive Liam Golding.

“There’s the challenge of making sure the State level infrastructure is in place to see the development happen,” Mr Golding said.

“We hope to see positive outcomes being delivered by that unit into the future, but there are major challenges for trunk infrastructure that need to be resolved urgently.”

Planning Minister Nick Champion said the government had already implemented a number of reforms to get more South Australians into homes sooner.

“These measures have helped South Australia top this year’s HIA National Housing Scorecard, as our State leads the nation across a number of building activity indicators,” he said.

“Changes include new homes in key growth areas no longer needing planning approval, removing lengthy delays and costly assessment fees for homebuyers.”