The societal shift towards environmental sustainability is a welcome self-evident shift in most areas of our lives nowadays. The property development industry is no different with the emergence of the concept of ‘future proofing’ in planning negotiations and decisions over the last five years. In other words, ensuring property developments, can adopt to new technologies as they become more mainstream. An easy example is providing electric vehicle (EV) charging infrastructure in private and publicly sections of a development or within a site.

Here’s the rub – technology becomes obsolete quickly. Technology in the sustainability sector is burgeoning BUT an emerging market. This goes hand in glove with rapid change. What is cutting edge and best practice today will be dated tomorrow.

To illustrate the problem this creates in the development industry, a case study;

The screenshot below is a list of the 18 mandatory sustainability measures required to be introduced to a three dwelling development in suburban Cheltenham.        

Most of these measures are reasonable and inline with modern building standards.

However, should the following have been obligatory conditions of consent:

1. Nominating a paint that mitigates the urban heat island effect? I.E. acts as a cold insulator.
2. Use lower VOC paints? I.E. contains less solvents than normal paint.
3. Provide a solar heating system?
4. Provide EV charging infrastructure in garages?

To demonstrate our point – Toyota is the largest car manufacturer in the world and does not intend to develop an electric vehicle (EV).

Their chairman, Akio Toyoda described the EV market as ‘overhyped’, instead adopting a ‘multi pathway approach’ to future vehicle production quoted in this Forbes article.

We are not saying we agree. We don’t know. We are paying attention.  

Over the last five years a number of local government organisations have created a new job position, indeed a new department sometimes, aimed at assessing and requiring improved sustainability measures within new developments. The position titles are typically a version of the words ‘Sustainability Assessor’, a professional that is knowledgeable on best practice sustainability measures. We welcome this role, but akin to all professionals, they may see the world through the lens of their expertise. A balanced approach needs to be taken to their requests for sustainability measures.  

For example, in a recent application for a sports stadium including 37 car spaces, a requirement for 100% of car spaces to have EV charging stations was mandated by the sustainability assessor of an inner urban council. It was also tabled that openings in the roof be introduced to allow a row of canopy trees to establish down the centre of stadium to assist with cooling. We were able to renegotiate on both these requirements with councils planning department. 

Thoughts

Sustainability has a central and growing role in planning decisions. Most of the measures are welcomed and accepted by applicants but decision makers in industry have to be cognisant of what is reasonable to require as a mandatory condition. Sometimes there is a dichotomy between best practice in the sustainability space and what constitutes an acceptable planning outcome. We are hopeful a pragmatic and balanced approach is taken as we move steadfastly towards more sustainable practices in all areas of our lives.