CONTROL OF FLATS

Evening Star, Issue 23273, 23 May 1939, Page 3

CONTROL OF FLATS

AUSTRALIAN LEGISLATION DISCRETIONARY POWER GIVEN TOO LATE Municipal councils and property owners in the metropolitan areas of Sydney and Newcastle have received with satisfaction the assurance of the Premier (Mr Stevens) that the Bill to amend building regulations will be proceeded with soon after Parliament reassembles (states an Australian change). The Bill, as drafted, is baaed mainly on the recommendations of the Building Advisory Committee, a body of expert* appointed about five years ago to make recommendations to the Government on how best to amend the regulations and ordinances of the Local Government Act to give the councils greater control over the erection of flats in each municipality without imposing undue restrictions on the building industry. The Bill does not apply to the City of Sydney area, as the building regulations for the City Council were separately considered by the Building Advisory Committee, and its recommendations are at present under consideration by the city aldermen. Most of the provisions have been agreed to, but there are outstanding difficulties relating to the construction of blocks of flats in congested city areas which have still to be decided. » LIMITED POWERS AT PRESENT. Mayors and aldermen of municipal councils unite in expressing regret that' the recommendations of the Building Advisory Committee relating to suburban areas were not given legislative effect to before the boom in the erection of blocks of flats during the past two years. They point out that if the councils had been given more discretionary power three years ago tilers would i have been a much-needed improvement in the construction of flats. As matters stand, the suburban councils have limited powers in the control of the design of flate. Before the councils can prevent the erection of flats in a certain area, they must declare the area resi-

dential and have a proclamation issued by the Governor-in-Council approving of the declaration. If that proclamation is not issued, all the councils can do is to see that flat buildings of over three stories do not occupy more than 50 per cent, of the allotment. There must be three feet between flats of two stories and an additional 18in of space for each additional story, so that for a seven-story block of fiats there would have to be Oft between the building line and the side alignments of the allotment. In a residential area even the unobjectionable two-story flat, or duplex home, would not be permitted. In desirable residential districts like Woollahra and Kuring-gai, two-story duplex homes might be permitted in certain areas if the councils had discretionary power. The new Bill gives that discretionary power. The Minister for Works and Local 'Government Mr Spooner, who will have charge of the measure in the Legislative Assembly, points out that the Bill defines the specifications of flats that may be built within certain prescribed areas in such a manner as not to interfere with legitimate building operations in those areas. Councils are to he given power, subject to the approval of the Governor-iu-Couneil, to make declarations as to the types of flats permissible in certain areas. There are to be at least four types of flats, from the duplex flats with big areas of ground surrounding them to the large blocks of residential flats where, in general, the present permissible areas of land around the building will be adhered to. The Bill gives the councils power to vary the regulations respecting the construction of flats within recognised flat areas. For example, the council will have power to prevent the construction of a cheap type of flats that would shut out the light from and destroy the amenities of an adjoining block of flats of a superior residential character. SUBDIVIDED HOUSES. Councils hope that in the Bill there will bo provision for the better supervision of the older type of residence originally designed for a large family, but now converted into a series ol rooms which are in reality suites of flats of a very inferior type, though let at substantial rents,. Ail suburban councils in the near city area have bad numerous

instances brought to their notice of residences being used by sets of families with only one bathroom and one sanitary convenience. Councils have little power over such buildings at present unless it can he definitely proved that their present condition is a menace to the public health. The Local Government Association has asked the Government to include in the Bill power for councils to regulate and supervise all residences used as homes by more than one family. Present regulations give the councils power to say what alterations may be made in such buildings only when a plan of the proposed additions or alterations is submitted for approval. If no plan is submitted, the owner of the property can do much as he likes regarding the number of occupants he allows to reside in the residence. This suh-letting of residences to groups of families is largely in vogue in the industrial suburbs of Sydney and Newcastle, and also during the holiday season in t>’e Bine Mountains area. Katoomba ami Blaekhcnlth Councils are most anxious for increased power to deal with this undesirable overcrowding.