To whom it may concern,
Thank you for the opportunity to comment on the North Hobart Neighbourhood Plan (July 2024) draft.
YIMBY Hobart was established to advocate for:
Housing abundance: More housing of all types where people want to live.
A city for people at all ages and stages, of all means and abilities: Our city and suburbs should reflect the diversity of the community as a whole.
Better access for everyone: Being an active participant in our city should not rely on owning a car.
We broadly endorse the draft plan and consider its overall vision as being consistent with the goals of YIMBY Hobart. Below we list some specific concerns and suggestions to the plan, followed by aspects of the plan we are particularly supportive of.
The key aspects of the plan we believe require further consideration are:
Hobart, and Tasmania broadly, has a well-known issue with housing supply, availability, suitability and diversity. With this in mind, we advocate that HCC engage directly with potential developers to better understand, and overcome, barriers to developing more housing in North Hobart and surrounding areas. By developing its ongoing plans in partnership with potential public and private developers, HCC can ensure its efforts best encourage housing investment.
The plan emphasizes “medium density” and “infill” housing developments throughout. We are supportive of this approach, provided these terms are not narrowly defined, and are able to accommodate higher-density forms such as multi-story apartment buildings. In our recent submission on the Improving residential standards in Tasmania draft report YIMBY Hobart advocated for Inner Residential Zone height limits to be increased to 15-18m. These more generous height limits will widen the range of housing built and improve the viability of developments - increasing housing supply in the short and long term.
With relation to the Urban Design Principles, YIMBY Hobart notes that (colonial) heritage values often place restrictions on proposed development and this can be, and has been, a significant barrier to housing supply in cities globally. Further, the removal of overly burdensome heritage restrictions is known to have been a key driver in solving housing supply problems in international cities (e.g. Tokyo from the late 70s onwards). With this in mind, we advocate that the HCC advocate for (colonial) heritage values be decoupled from aesthetic considerations for future developments.
Also in the Urban Design Principles, the document notes “uniformity of scale”. Consistent with our above points, YIMBY Hobart advocates that this principle be de-emphasized where it is in conflict with the overarching priority of increasing housing supply. As we noted in our submission on the Improving residential standards in Tasmania draft report - there will be many cases in which a proposed development is not in keeping with other dwellings in the streetscape as a result of it being the first medium-density development in an area. This fact should not stop otherwise compliant and appropriate developments proceeding.
As noted above, YIMBY Hobart supports the draft plan’s goals. In addition to our broad support, we are particularly enthusiastic about the following proposed changes raised in the document:
The proposed re-zonings from commercial classes to urban/housing classes. More flexible zoning allows cities and neighbourhoods to grow and change in response to community need. North Hobart is an easily accessible place with high-class services, with a great potential to simultaneously increase housing supply and community vibrancy.
Consistent with our advocacy for a city supportive of a diverse community, YIMBY Hobart endorses the plan’s engagement with the palawa people, community and heritage. In this regard, we support the development of a Providence Valley Rivulet masterplan, particularly with a view encouraging development that emphasizes the micro-geography of North Hobart (e.g. the rivulet itself) and connections to indigenous people’s history. This engagement has the potential to create lasting cultural meaning and vibrancy in North Hobart, and hence contribute overall to the livability of this place.
YIMBY Hobart supports the “reverse amenity” concept discussed in the plan, in particular to sustaining locations for live music performance on Elizabeth St. Further to encouraging housing supply and services, it is crucial Hobart remains a city that has entertainment close to affordable, diverse housing. Other Australian jurisdictions have adopted an “agent of change” principle in planning which protects existing nightlife venues from noise and amenity complaints. We encourage HCC to review these case studies in developing their own approach.
YIMBY Hobart wholeheartedly supports the plan where it advocates for public and alternative transport modes. Reliance on ownership and regular use of a car comes at both significant personal and social cost. We also support the measure of traffic calming and making “streets for people”, particularly in and around Elizabeth St. Access to services provided in the area should be available without the use of a car. We encourage Council to act quickly on delivering the following improvements in this area:
Speed limit reductions. In particular the proposed 30km/h zone in the Elizabeth high street.
Better priority and access for pedestrians throughout and specifically at the Elizabeth/Newdegate Street intersection.
Measures to encourage motorists to use alternative routes, e.g. Burnett-Argyle-Federal Streets to avoid the Elizabeth high street altogether.
The plans for improved connections from North Hobart to the Domain via alternative transport modes.
Thank you for the opportunity to provide feedback on the plan. We look forward to viewing the revised plan and future implementation of its recommendations.
