Density puts the pressure on

POPULATION density is emerging as a major issue for many councils as the process of urban infill gathers pace.

Resistance to further development is growing despite the vitality urban infill projects are injecting into the suburbs of Perth.

Urban Studies chairman Paul Dreschler said further urban infill developments would depend on the local councils increasing densities.

“What it gets down to is whether councils are prepared to increase densities,” he said.

“There is going to be more (infill) potential in East Perth and we are seeing a large development proposal by Mirvac Fini on the Burswood Site.

“There is a lot of potential for development around the river, including the old power station and the eastern gateway.”

Some of the smaller infill sites in established residential areas are meeting resistance from property owners and some councils to increase densities that allow such urban infill developments.

“Some of the councils in the inner-city areas are opposed to increasing densities,” Mr Dreschler said.

“In fact some are downzoning land.

“Land owners want to keep things exactly the way they are.

“But I think we should increase densities, which will create a more efficient and sustainable system.”

There are a number of other issues developers in urban infill areas need to take into consideration.

In areas such as Subiaco or East Perth, the character of the area is taken into consideration.

“The other issue is the traffic and transport system in a city,” Mr Dreschler said.

“If you produce 15,000 new residences, how do you handle the traffic? That’s an issue.”

Urban infill developments can also provide affordable housing in established residential areas, further expanding the diversity of the area.

“With the gateway project the Government is talking about putting more affordable housing there,” Mr Dreschler said.

“From a sustainability point of view I believe it’s better for society to be looking at this.”

Urban infill isn’t a new process for Perth, with the large cost of providing new infrastructure driving governments and developers to seek land within existing urban areas over the years.

“It has been very successful in Perth, particularly where there is a large amount of under-used land,” Real Estate institute of WA public affairs director Lino Iacomella said.

“Sometimes the land is pockets that were just left undeveloped.

“There is also a large amount of government or Crown land, thirdly there is disused industrial land, Subiaco and East Perth are good examples of this.”

The process of urban infill over the past decade has coincided with an increased demand for inner-city housing.

One of the core components of urban infill was their integration into the surrounding neighbourhoods, Landcorp chief executive officer Ross Holt said.

“Community consultation is a must,” he said.

“No-one likes surprises and people shouldn’t have to put up with them. Affordable housing should also play a part in the development of urban infill sites.

“The Government wants to see more affordable housing.

“At the moment a lot of the urban renewal is seen to be for the silvertails.

“It should provide opportunities for the people who are going to work in the area and also want to live in the area.”

A lot of the urban infill in Perth has occurred in near-city suburbs such as Subiaco, Mount Claremont, Ascot and East Perth. However, projects also are based in areas further away from the city including Midland, Armadale and Kelmscott.

In cities such as Melbourne, urban infill is really just another name for industrial squeeze.

The expansion of the population and interest in inner-city living has forced industrial operators out of the city to make way for residential development.

“Industrial squeeze is what has happened in Subi Centro,” an industry analyst said.

As land values increase there’s a critical point where it’s no longer viable for industries to remain in the area, he said.

“There’s also a social displacement when different social demo-graphics move into an area,” the analyst said.

“Fremantle is an area where we are seeing a change at the moment.

“As we move towards a more service-based economy we’re seeing a gradual shift [in the mix of land uses].”

Strong planning plays an important role but over-planning has its pitfalls.

“There are only so many planning issues that you can take into consideration without the development becoming sterile,” the analyst said.

For established residential areas an infill project can bring new life to the area and boost support for local businesses.

“The upside of infill is [that] suddenly you have a new release of land that should provide an affordable alternative for a younger demographic,” the analyst said.

“Some of the western suburbs really suffer from a lack of urban infill, and they will continue to suffer over time as the baby boomers age.”