PAGE 99 2. The proposal is inconsistent with The Hills Corridor Strategy and Castle Hill North
4. MATTERS FOR CONSIDERATION
9.0 Conclusion
The amended Planning Proposal architectural concept which provides an 8 storey interface with Garthowen Crescent results in a development that provides a height transition from the approximate 12 storey height limit on the corner of Garthowen Crescent and Old Castle Hill Road down to the lower density area to the rear. Development on the opposite side of Garthowen Crescent is also 8 storeys, which then tapers down to the heritage item.
The height and scale of the development has been reduced, which has resulted in the deep soil zone being increased to 51% and has also reduced the amount of shadows cast on Garthowen being the heritage item and also results in 4 hours of solar access being provided to the properties at the rear in Winchcombe Place.
The subject site is wholly within the 400 metre radius from the Castle Hill railway station and with future designated pedestrian links from Garthowen Crescent to Old Northern Road, the pedestrian route to the future railway station will be less than 400 metres. Therefore, it is considered appropriate for a residential flat building development to be located on the site being in such close and convenient access to the railway station and to Castle Towers Shopping Centre.
The photomontages and architectural plans demonstrate the quality and nature of the proposed development that ensures that there are adequate community facilities on the site including large consolidated play space, BBQ areas, indoor and outdoor pool facilities. In addition, there is over 1,200m2 of open space available on the roof terraces which are serviced by toilets and BBQ facilities and shade structures, these spaces are screened by planter boxes to ensure privacy to the properties at the rear of the site. Privacy to the properties in Winchcombe Avenue is also provided by landscaping opportunities and deep planter boxes can be seen in the photomontages and the site plan.
Accordingly, it is the opinion of DFP Planning that the Planning Proposal is consistent with the aims of providing residential apartment buildings within 400 metres of the railway station. The concept plan has been designed in such a way as to provide adequate solar access to the surrounding properties, to provide adequate solar access to the future apartment buildings and meets the apartment design guidelines for both solar access and cross ventilation.
The reduced scheme has resulted in a development concept with a floor space ratio of 2.7:1 and a maximum height of 35.55 metres measured to the top of the lift overrun. It is requested that Council consider the amended Planning Proposal at a Council meeting and it is the recommendation of DFP Planning that Council forward this Planning Proposal to the
Department of Planning to enable Gateway Approval for the application to be placed on public exhibition. Council will then have the opportunity to gauge the public interest in this submission and make a decision accordingly.
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P:\PROJECTS\9345A 15-21 Garthowen Cres, Castle Hill\Letters\9345A.4WG.docx
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DFP trusts that this letter addresses the issues raised in Council’s letter dated 2 June 2016, however should there be any further queries, please do not hesitate to contact Warwick Gosling on 9980 6933.
Yours faithfully
DFP PLANNING PTY LIMITED
WARWICK GOSLING
DIRECTOR Reviewed: ______________________
Encl. Attachment 1 – Architectural Plans Attachment 2 – Photomontages
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ORDINARY MEETING OF COUNCIL 09 AUGUST, 2016
PAGE 141 ITEM-7 POST EXHIBITION - CIRCA PRECINCT SENIORS
HOUSING (15/2015/PLP) 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: 9 AUGUST 2016 COUNCIL MEETING
GROUP: STRATEGIC PLANNING
AUTHOR: PRINCIPAL FORWARD PLANNER MEGAN MUNARI
RESPONSIBLE OFFICER: MANAGER FORWARD PLANNING STEWART SEALE
EXECUTIVE SUMMARY
This report recommends that Council proceed with a planning proposal to include
‘seniors housing’ as an additional permitted use at 26-30 Norbrik Drive, Bella Vista. The additional permitted use will facilitate a seniors housing development on the subject site comprising 446 ‘independent living units’ and a 144 bed ‘residential aged care facility’, as well as a range of facilities to meet the daily needs of residents.
The planning proposal was publicly exhibited and Council received 15 submissions. The submissions raised concerns relating to traffic generation, access to public transport, the height of the proposed buildings, impacts on adjacent dwellings such as overshadowing, loss of privacy and increased noise. The issues raised in submissions do not warrant any amendments to the planning proposal. However, the requirement for a traffic / transport plan from Roads and Maritime Services and Transport for New South Wales is considered unnecessary for a planning proposal of this scale and therefore their objections remain outstanding.
As Council does not have delegation to make the plan, it is recommended that the planning proposal be forwarded to the Department of Planning and Environment for resolution of the outstanding public authority objections and finalisation.
APPLICANT
Mulpha Norwest Pty Ltd.
OWNERS
AVEO Southern Gateway Pty Ltd.
POLITICAL DONATIONS Nil disclosures.
ORDINARY MEETING OF COUNCIL 09 AUGUST, 2016
PAGE 142 HISTORY
10/04/2015 Circa Precinct Planning Proposal lodged.
28/07/2015 Additional permitted use of ‘seniors housing’ reported in advance of proposal at request of applicant.
19/11/2015 Circa Seniors Housing Gateway Determination issued containing conditions related to flood prone land to be addressed prior to exhibition. Delegation to make the plan was not granted to Council.
21/12/2015 Letter sent to Department of Planning and Environment seeking concurrence to exhibit Circa Seniors Housing.
23/12/2015 Development Application 992/2016/JP lodged with Council for the Masterplan and Stage 1 of the development.
15/02/2016 Request for further information received from Department of Planning and Environment regarding flood prone land.
1/03/2016 Further information provided to the Department of Planning and Environment.
19/4/2016 Concurrence received from Department of Planning and Environment to proceed to public exhibition of the planning proposal.
26/6/2016 Council considers a report regarding the wider Circa Precinct to permit an additional 450,000m2 of commercial floor space and resolves to proceed to Gateway Determination.
17/5/2016 –
17/6/2016 Public exhibition of Circa Seniors Housing planning proposal.
19/7/2016 Letters sent to Transport for New South Wales and Roads and Maritime Services to address outstanding issues.
REPORT
The purpose of this report is to consider the submissions to public exhibition to permit
‘seniors housing’ on the site via an amendment to Local Environmental Plan 2012 Schedule 1 Additional Permitted Uses.