As described throughout this report whilst concept has broad strategic merit and is in line with the density of development recommended in the Hills Corridor Strategy, a number of key issues need to be resolved to ensure the outcome is reasonable including:
x the impact of traffic generated by the development on the immediate road network;
x the capacity of the surrounding road network to cater for all known/planned developments;
x the contribution of the proposed development to improved accessibility within the business park for pedestrians;
x any sustainable transport options that may improve access throughout the business park;
x impact of buildings of such scale on the existing development in the surrounding area or the future potential of adjoining sites;
x impact of the proposed building heights on the historic Bella Vista Farm Precinct;
x the demand generated for local infrastructure such as active/passive open space by the future residents; and
x ownership and/or access rights for the publicly accessible components through the development and around the lake.
The progression of this planning proposal to “Gateway Determination” will allow engagement with State Departments and Agencies, such as TransportNSW, RMS and the Heritage Council and thereby resolution of crucial regional and local issues arising from
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PAGE 106 the increase of employment and housing within this Station Precinct and the proposed built form.
To assist in resolving these issues the following additional information would be required:
x A comprehensive Traffic and Parking study to address the potential impacts associated with the redevelopment of other sites within the Norwest Station Precinct in the context of the wider locality. At the centre of this report should be a macro transport model to be prepared by the proponent for the entire Norwest Business Park which will incorporate a sensitivity analysis of the rail link impact.
Investigations associated with the preparation of the model should also address all other sustainable transport options to dramatically improve accessibility in the business park for traffic and pedestrians. The model should take into account all known/planned developments such as the subject proposal;
x A 3D model to assist with the communication and interpretation of the proposed development by the community;
x Detailed shadow diagrams with greater design details to demonstrate that overshadowing impacts are acceptable;
x A detailed view analysis to demonstrate the impacts of proposed building height on view lines to and from Bella Vista Farm precinct;
x A draft Voluntary Planning Agreement that builds on the draft list of items provided by the proponent which assesses additional demand for active open space as well as passive and transport infrastructure; and
x Clarification regarding ownership and/or access rights for the publicly accessible components through the development and around the lake.
CONCLUSION
The redevelopment of the site will contribute to a high quality town centre and assist Norwest in realising its full status potential as one of Sydney’s key specialised centres.
The location of the site within the Norwest town centre, close to the railway station makes it an ideal location for the provision of additional recreational, employment and residential opportunities. However, additional information including a comprehensive Traffic and Parking study, 3D model, detailed view analysis, detailed shadow diagrams and a draft VPA are required from the applicant to assist in addressing key issues identified.
The progression of this planning proposal to “Gateway Determination” will allow engagement with relevant State agencies to respond to key issues arising from the increase of employment and housing within this Station Precinct and the proposed built form. It is therefore recommended that Council forward the planning proposal to the Department of Planning and Environment for Gateway Determination.
The proponent has provided some potential inclusions in a future Voluntary Planning Agreement in support of this planning proposal which will provide public benefits which mitigate some impacts on local traffic and demand for community facilities and passive open space. Should a Gateway Determination be received, the details of this Voluntary Planning Agreement should be agreed on before the planning proposal progresses to public exhibition to ensure certainty that the demand for local infrastructure generated by this development will be satisfied.
IMPACTS Financial
This matter has no direct financial impact upon Council's adopted budget or forward estimates.
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PAGE 107 The Hills Future - Community Strategic Plan
The planning proposal seeks to promote better usage of existing land and capitalise on the strategic location of the site.
RECOMMENDATION
1. A planning proposal, applicable to part Lot 5072 DP878258, be forwarded to the Department of Planning and Environment for a Gateway Determination to:
a) Rezone the site from part B2 Local Centre to part B4 Mixed Use.
b) Amend maximum permissible building height from RL116m applicable to RL205m.
c) Identify the site as “Area A” on the Floor Space Ratio map to ensure clause 7.12 of LEP 2012 applies to the site to require housing diversity outcomes within the Sydney Metro Northwest Urban Renewal Corridor.
d) Apply a maximum incentivised floor space ratio of 5.14:1 (currently a FSR of 1.49:1 and no incentivised FSR applicable).
2. The Department and proponent be advised that should Gateway Determination be issued, Council requires the following additional information to facilitate engagement with public authorities, preparation of Development Control Plan amendments and public exhibition:
x A comprehensive Traffic and Parking study to address the potential impacts associated with the redevelopment of other sites within the Norwest Station Precinct in the context of the wider locality;
x A 3D model to assist with the communication and interpretation of the proposed development by the community;
x Detailed shadow diagrams with greater design details to demonstrate that overshadowing impacts are acceptable;
x A detailed view analysis to demonstrate the impacts of proposed building height on view lines to and from Bella Vista Farm precinct;
x Clarification regarding ownership and/or access rights for the publicly accessible components through the development and around the lake.
3. Following the submission of additional information, and prior to any public exhibition of the planning proposal, draft amendments to The Hills Development Control Plan 2012 Part B Section 6 – Business, be prepared for concurrent exhibition.
4. Council continue to discuss with the proponent the preparation a draft Voluntary Planning Agreement which resolves the issues relating to the increased demand for local infrastructure generated by the additional commercial, retail and residential density.
5. Following the preparation of the draft Voluntary Planning Agreement, and prior to any public exhibition of the planning proposal, a report on the draft Voluntary Planning Agreement be submitted to Council for consideration.
ATTACHMENTS Nil.
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ITEM-3 REVIEW OF COMPLYING DEVELOPMENT IN
GREENFIELD AREAS (FP58)
THEME: Balanced Urban Growth.
OUTCOME: 7 Responsible planning facilitates a desirable living environment and meets growth targets.
STRATEGY: 7.2 Manage new and existing development with a robust framework of policies, plans and processes that is in accordance with community needs and expectations.
MEETING DATE: 27 JUNE 2017 COUNCIL MEETING
GROUP: STRATEGIC PLANNING
AUTHOR: SENIOR TOWN PLANNER
BRONWYN INGLIS
RESPONSIBLE OFFICER: ACTING MANAGER FORWARD PLANNING JANELLE ATKINS
EXECUTIVE SUMMARY
This report recommends that a submission be made to the Department of Planning and Environment regarding the introduction of new Greenfield Housing Code into State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 (Codes SEPP).
The package on exhibition aims to speed up the delivery of homes in new land release areas to meet the needs of NSW’s growing population and to improve housing affordability. The new Greenfield Housing Code will apply to land defined as a residential release area under the Environmental Planning and Assessment Regulation 1979, which includes land subject to the SEPP (Sydney Region Growth Centres) 2006 and land identified in a local environmental plan as an urban release area. For the Hills Shire these lands include North Kellyville, Box Hill and Box Hill North Precincts as well as Balmoral Road Release Area and Kellyville/Rouse Hill Release Area.
The submission as recommended raises general concerns with the proposals as the changes are likely to be ineffective in reducing housing costs and approval timeframes, and will reinforce the private certification system which has inherent problems as has been raised by Council in response to other planning reforms.
Notwithstanding, the introduction of a new Greenfield Development Code to generally align with the controls contained within Growth Centres DCPs is supported in principle, however concern is raised in relation to the following aspects of the proposal:
• Minor changes are needed to proposed setback standards to better align with the controls that have been developed for the priority growth areas of North Kellyville and Box Hill.
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• Application of the new code to areas that are not part of the priority growth areas, being Box Hill North, Kellyville/Rouse Hill and Balmoral Road release areas, simply creates an unnecessary layer of complexity and has the potential to adversely impact on the established or planned streetscape character.
• The proposed new development standard for the provision of a tree to the front and rear yard for complying development is well intentioned, however the feasibility of this initiative on small growth centre lots (minimum 200m2) is questionable with the setbacks that are proposed. To address the stated goals of increasing canopy cover and reducing urban heat, alternative approaches outside of the complying framework need to be investigated including street tree planting, larger development sites for apartments and ‘switching on’ of Council’s DCP controls for apartments in growth centres.
• Allowing complying development certificates to be issued prior to the registration of lots, where the lot is not technically owned by the potential purchaser, raises a potential risk for ‘mum and dad’ builders in the event that the subdivision plan changes, or if a subdivider does not deliver on a subdivision.
BACKGROUND
The Hills Shire is experiencing significant dwelling growth, particularly within the growth centres. There is currently planned capacity for more than 30,000 additional dwellings within the Shire (excluding rail corridor precincts), the majority of which is located within the growth centre precincts and urban release areas.
Currently, the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 allows for new dwellings in residential areas to be approved as complying development under its General Housing Code where development complies with the various provisions of the SEPP. Complying development is intended to be a fast-tracked planning and building approval process for straightforward development (for example one and two storey houses). Applications for complying development can be determined by an accredited Council or private certifier, without the need for a development application, provided it meets specific development standards in the State Policy.
The Department has received feedback from the development industry on barriers to the use of the complying development pathway and other delays in receiving approvals quickly and easily. Those relevant to the Shire include:
i. Inability to carry out complying development on unregistered lots;
ii. Easements can limit the ability to do complying development where there are small lot sizes and narrow lots;
iii. Complying development standards are difficult to use/interpret and are not tailored for greenfield areas.
The current review looks at ways to achieve faster housing approvals by overcoming the identified barriers. It aims to increase the use of complying development for residential development in greenfield areas, facilitating fast tracked approvals in as little as 20 days.
Submissions on the Review of Complying Development in Greenfield Areas are invited up until 7 July 2017.
REPORT
The purpose of this report is to review the Department of Planning and Environment’s proposal for a Greenfield Housing Code and other associated changes, consider the implications and provide recommendations for a submission.
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