Maximum Capacity of Venue
3. STRATEGIC CONTEXT
1.3 Aim, Vision and
Objectives of this Section
Objectives:
To create a mixed use Town Centre which has main street characters, is pedestrian friendly and offers high levels of amenity for residents, workers and visitors
Objectives:
To create a mixed use Town Centre (including a school) which has main street characters, is pedestrian friendly and offers high levels of amenity for residents, workers and visitors Objectives:
To accommodate up to 10,000m2 of non-
residential floor space principally within the Town Centre
Objectives:
To accommodate a minimum of 10,000m2 of non-residential floor space principally within the Town Centre 2.3 Town Centre
Development Controls
A range of building heights (up to 5
storeys, or 16 metres) with a transition to surrounding residential areas.
A range of building heights (up to 8
storeys, or 27 metres) with a transition to surrounding residential areas.
LOCAL PLANNING PANEL MEETING 17 OCTOBER, 2018 THE HILLS SHIRE
PAGE 191
Amendments to include provisions for:
A new K-12 school, occupying approximately 10,000m2 of the Town Centre and providing approximately 20,000m2 of educational gross floor area; and
Requirements that the new school allocates a minimum of 45% of the school site area for the purpose of ground level play space and
maximises the use of roof top space for additional play areas.
Figures Amendments to replace existing ILPs (see Figure 11)
Figure 11
Proposed Box Hill North Town Centre Indicative Layout Plan
Should the planning proposal and draft Development Control Plan amendments proceed, this would trigger the need for amendments to the overarching concept/master plan approval for the Box Hill North Precinct (1397/2015/JP – issued in February 2016), which would be pursued by a way of Section 4.55 (formerly Section 96) modification application following the finalisation of the proposed amendments.
OPTIONS
Two options are presented for the Panel’s consideration:
Option 1 – Proceed to Gateway Determination
1. A planning proposal be forwarded to the Department of Planning and Environment for a Gateway Determination to amend The Hills Local Environmental Plan 2012, as it relates to the Box Hill North Town Centre (10, 12 and 14 Red Gables Road, Box Hill), as follows:
LOCAL PLANNING PANEL MEETING 17 OCTOBER, 2018 THE HILLS SHIRE
PAGE 192 a) Increase the maximum Height of Buildings from 16 metres to a range of 16 metres to
27 metres; and
b) Increase the maximum Floor Space Ratio from 1:1 to a range of 1:1 to 2:1.
2. Should the planning proposal proceed, associated amendments to The Hills Development Control Plan 2012 Part D Section 17 – Box Hill North Precinct, as detailed in this report, be exhibited concurrently with the planning proposal.
Option 2 – Not Proceed to Gateway Determination
1. The planning proposal not proceed to Gateway Determination.
IMPACTS Financial
This matter has no direct financial impact upon Council's adopted budget or forward estimates.
Strategic Plan - Hills Future
The planning proposal seeks to promote better usage of existing land by enabling a mixed- use development outcome comprising a range of commercial, residential, educational and community land uses with an emphasis on urban design and a walkable streetscape.
RECOMMENDATION
The Panel provide support for Option 1 within this report.
ATTACHMENTS
1. Planning Proposal Report (under separate cover) 2. Architectural Drawings (under separate cover)
3. Architectural Planning Proposal (under separate cover) 4. Landscape Master Plan (under separate cover)
5. Traffic Impact Assessment (under separate cover) 6. Market Potential Assessment (under separate cover)
7. Servicing and Infrastructure Strategy Report (under separate cover) 8. Bushfire Assessment Report (under separate cover)
9. Survey Plan (under separate cover)
10. Draft The Hills DCP 2012 Part D Section 17 Box Hill North Precinct (under separate cover)
11. Local Planning Panel Minutes – 19 September 2018 (under separate cover)
LOCAL PLANNING PANEL MEETING 17 OCTOBER, 2018 THE HILLS SHIRE
PAGE 193 ITEM-5 PLANNING PROPOSAL - MINIMUM LOT SIZE FOR MANOR HOUSES (4/2019/PLP) - LOCAL PLANNING PANEL
THEME: Shaping Growth
OUTCOME: 5 Well planned and liveable neighbourhoods that meets growth targets and maintains amenity.
STRATEGY:
5.1 The Shire’s natural and built environment is well managed through strategic land use and urban planning that reflects our values and aspirations.
MEETING DATE: 17 OCTOBER 2018
LOCAL PLANNING PANEL
AUTHOR: STRATEGIC PLANNING COORDINATOR
REBECCA TEMPLEMAN
RESPONSIBLE OFFICER: MANAGER – FORWARD PLANNING STEWART SEALE
PROPONENT COUNCIL INITIATED
CONSULTANTS NIL
LIST OF RELEVANT STRATEGIC PLANNING DOCUMENTS
GREATER SYDNEY REGION PLAN CENTRAL CITY DISTRICT PLAN LOCAL STRATEGY
POLITICAL DONATION NONE DISCLOSED
RECOMMENDATION
THAT THE PANEL SUPPORTS COUNCIL’S RESOLUTION TO SUBMIT A PLANNING PROPOSAL TO INTRODUCE A MINIMUM LOT SIZE FOR MANOR HOUSES IN THE R3 MEDIUM DENSITY RESIDENTIAL ZONE
BACKGROUND
The Low Rise Medium Density Housing Code provides complying development standards for Dual Occupancies, Terraces and Manor Houses. Associated changes to the Standard Instrument LEP will introduce Manor Houses as a new land use term. The Hills Shire Council has been granted a deferral from the commencement of the Low Rise Medium Density Housing Code and the associated amendments to The Hills Local Environmental Plan 2012 (LEP 2012) to facilitate the preparation of a planning proposal to prepare controls for the new land use terms within LEP 2012. The deferral expires on 1 July 2019.
LOCAL PLANNING PANEL MEETING 17 OCTOBER, 2018 THE HILLS SHIRE
PAGE 194 Clause 4.1A of LEP 2012 specifies minimum lot sizes for Dual Occupancy, Multi-Dwelling Housing and Residential Flat Buildings to be undertaken. As Manor Houses have not yet been introduced in LEP 2012 there is no minimum lot size specified for this use.
Manor Houses are a form of Residential Flat Building, therefore the minimum lot size for Residential Flat Buildings may be applied to a Development Application in zones where Residential Flat Buildings are permissible with consent.
As Residential Flat Buildings are not permitted in the in the R3 Medium Density Residential zone, but Manor Houses will be; it is necessary to specify a minimum lot size to ensure the orderly development of the R3 Medium Density Residential zone.
At its Ordinary meeting of 10 July 2018 Council considered a report on the introduction of the Low Rise Medium Density Housing Code and options for Manor Houses in the R3 Medium Density Residential zone and resolved, in part, that:
A planning proposal be forwarded to the Department of Planning and Environment for a Gateway Determination to amend Clause 4.1A of LEP 2012 to include a minimum lot size of 900m2 for Manor Houses in the R3 Medium Density Residential zone.
REPORT
The purpose of this report is to outline recent changes to the Low Rise Medium Density Housing Code and present Council’s resolution to introduce a minimum lot size of 900m2 for Manor Houses in the R3 Medium Density residential zone to the Local Planning Panel for advice in accordance with Section 2.19 of the Environmental Planning and Assessment Act 1979.
The proposed 900m2 minimum lot size will provide sufficient space for siting of buildings to ensure sufficient open space, adequate on-site parking for residents and visitors and equitable solar access in keeping with the established and desired character of The Hills Shire.
The minimum lot size for Residential Flat Buildings specified in Clause 4.1A is 4,000m2. It is recognised that whilst Manor Houses are a form of Residential Flat Building, it is generally not appropriate or necessary to apply a minimum lot size of 4,000m2 in the R3 Medium Density Residential Zone, based on the anticipated density and built form provided by this dwelling type being consistent with a medium density outcome.
The proposed minimum lot size of 900m2 represents a compromise position between the minimum lot size for Manor Houses specified in the Code (600m2) and the minimum lot size for Residential Flat Buildings (4000m2). Within the R3 Medium Density Residential zone, this approach will facilitate positive built form outcomes for development applications whilst not being so restrictive as to prohibit development or result in frequent requests to vary the minimum lot size.