It is considered that the submissions do not warrant any amendments to the proposed standards and provisions within the planning proposal.
Draft DCP
Following a review of the submissions received, a number of minor post-exhibition amendments are proposed to the draft DCP. Key changes are outline below:
Inclusion of additional controls to require future development to consider the impacts of light spill on neighbouring residential properties;
Inclusion of an additional control to require a future developer to prepare a Green Travel Plan;
Amendments as requested by the Proponent (detailed in Attachment 2) including:
o Reflect the completion of Norwest Station and associated infrastructure;
o Cross reference to the building height and active frontage provisions which will be a requirement of LEP 2019;
o Include an indicative setback of 1.2m to the adjoining service building (subject to Sydney Metro approval);
o Amendments to sustainability controls to refine and clarify requirements; and o Minor rewording in certain clauses to provide additional clarity.
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A copy of the draft DCP, including post exhibition amendments, is provided as Attachment 1.
Draft VPA
In accordance with Council’s resolution of 22 June 2021, the draft VPA was subject to a legal review by an external solicitor on behalf of Council. The outcome of the legal review was generally administrative in nature and did not materially impact on the agreement as exhibited or the value of the contributions secured.
Amendments to the VPA made as a result of the legal review include:
Require the works to be delivered earlier in the overall development of the site, specifically “Prior to the first Occupation Certificate for the second building to be constructed within the Proposed Development”;
Require an easement to be registered over the public plaza, having a minimum area of 1,000m2;
Inclusion of a formula to index monetary contributions (consistent with Council’s Section 7.12 plans);
Removal of provisions relating to the refund of monetary contributions if the agreement is terminated;
Inclusion of a provision that would enable Council to initiate the process to register the agreement on title at the developer’s cost (if the Proponent fails to do so);
Removal of the clause requiring that contributions made under the VPA be taken into account as part of any amendment / modification to the proposed development or the lodgement of a further proposal in relation to the land;
Clarification of requirements relating to accessing Council land for the purpose of undertaking works in the public road reserve and clarification of associated handover requirements;
Removal of the proposed cap on legal costs required to be paid by the developer on Council’s behalf; and
Administrative amendments, reformatting and updating references.
A copy of the final VPA, including changes as a result of the legal review, is provided as Attachment 3. All changes have been agreed to by the Proponent.
IMPACTS Financial
The draft VPA would result in contributions to Council with a total estimated value of $6.2 million. The monetary contribution would be around $5 million (based on 2.5% of the estimated cost of work), which could be allocated towards future infrastructure works and upgrades within the Norwest locality in the future. These funds would be pooled with other contributions to be received by Council in the future (through the combination of site-specific VPAs within the Norwest Precinct and a future contributions plan for the precinct following the completion of detailed precinct planning). A further value of $1.2 million would be provided in the form of local infrastructure works comprising embellishment of the plaza and traffic works along Brookhollow Avenue.
Strategic Plan - Hills Future
The Hills Future aims to manage new and existing development with a robust framework of policies, plans and processes that is in accordance with community needs and expectations.
The planning proposal will capitalise on the strategic location of the site and contribute to the
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achievement of job targets for Norwest Business Park in response to the delivery of the Sydney Metro Northwest.
The draft VPA is considered to represent a fair and reasonable contribution towards future infrastructure provision within Norwest, proportionate to the demand for new and upgraded local infrastructure likely to result from the planning proposal.
RECOMMENDATION
1. The planning proposal be forwarded to the Department of Planning, Industry and Environment for finalisation (noting that Council was not issued delegation to make the plan).
2. Draft Part D Section 23 (Norwest Station Site) of The Hills Development Control Plan 2012 (Attachment 1), incorporating the post-exhibition amendments detailed within Section 5 of this report, be adopted and come into force at the time the associated planning proposal is notified.
3. Council enter into the Voluntary Planning Agreement (Attachment 3), incorporating the post-exhibition amendments detailed within Section 5 of this report, and authorise Council’s common seal to be affixed to the Voluntary Planning Agreement.
4. The Voluntary Planning Agreement be executed and registered on the title of the land prior to the planning proposal being finalised.
ATTACHMENTS
1. Draft The Hills DCP 2012 Part D Section 23 – Norwest Station Site (18 Pages)
2. Summary of Proponent’s Requested Development Control Plan Amendments (3 Pages)
3. Draft Voluntary Planning Agreement (30 Pages) 4. Gateway Determination and Alterations (3 Pages) 5. Detailed History and Background (2 Pages)
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