Issues raised
Some submissions proposed changes to the zones of some sites, which included:
the owners of the site at 43‐55 Oxford and 2‐4 Chester Street requested the zoning of this site change from R4 High Density Residential to B2 Local Centre, but with seniors housing being an additional permitted use
the owner of the properties at 3‐5 Pembroke Street requested the zoning of this site change from B2 Local Centre to R4 High Density Residential
the owner of 725 Blaxland Road (the former Epping Bowling Club) requested the zoning of this site change from RE1 Open Space to a zone permitting residential development
concerns were raised about the application of the R4 High Density Residential and R3 Medium Density Residential zones in the Hornsby local government area compared to the use of the zones in the Hornsby LEP 2013, especially how this relates to maximum building height.
Comment
43‐55 Oxford Street and 2‐4 Chester Street
The B2 zone is being applied to the town centre commercial core to maintain a commercial and retail character at ground floor level. The owners of 43‐55 Oxford Street and 2‐4 Chester Street, which is used for aged care services, requested that the zoning of this site be changed from R4 High Density Residential to B2 Local Business, but with seniors housing permitted as an additional use in the zone.
Figure 16 Nos 43‐55 Oxford Street and 2‐4 Chester Street (in dark red boundary)
The department does not support additional residential uses in the B2 zone as this is not consistent with the Hornsby LEP 2013. The R4 zone, which permits seniors housing, is considered more appropriate for this site, as the land opposite this these properties is also zoned R4. The R4 zone also provides for a built form and land uses that transition from the B2 zone in Oxford Street to the low density residential zones to the north and east.
3‐5 Pembroke Street
The owner of this site requested that the zoning for these properties changed from B2 Local Business to R4 High Density Residential.
Figure 17 Extract of zoning map as exhibited (left) and with recommended changes (right) for 3‐5 Pembroke Street
Given the heritage listing of the churches at 3‐5 Pembroke St, it is unlikely that there will be any redevelopment fronting Pembroke Street, and therefore built form envisaged for the B2 zone in the precinct is unlikely to be achieved on these sites. An R4 zoning on these lots is supported as high density residential may occur at the rear of the heritage items, subject to meeting requirements in the council’s DCP.
725 Blaxland Road
The owner of this site requested that the zone for this property be changed form RE1 Public Recreation to a zone to enable residential flat buildings, albeit with some community open space.
Figure 18 No. 725 Blaxland Road (in dark red boundary)
The owner advised the department that the site is leased to Transport for NSW for the next four years for the North West Rail Link project and therefore no redevelopment of the site could occur before then. The council has zoned the site for open space, and has considered purchasing the property to expand the council’s open space provision, reflected in the identification of the site on the Land Acquisition Map for the Hornsby LEP 2013.
Due to the history and complexities of this site, the department considers it is more appropriate to retain the open space zoning for this site as part of the Epping Town Centre precinct. The proponent could enter into negotiations with the council at a future date for a planning proposal for the site once the is no longer required for the North West Rail Link project, which could involve a planning agreement to developing the site whilst still providing a community benefit.
240‐242 Beecroft Road
This site is owned by Transport for NSW (TfNSW) and the northern most lot will be used for the construction of a services facility for the North West Rail Link. To ensure that potential future transport orientated development opportunities are being fully considered for this site, TfNSW have undertaken some initial master planning work. The height and floor space ratio controls as exhibited for this site are supported, however TNSW are requesting that that the zoning for the site be changed from B2 Local Centre to R4 High Density Residential. TfNSW obtained a retail analysis which identified only limited opportunities for ground floor retail on this site due to the distance of this site from the railway station, limited pedestrian traffic in this part of the precinct, and constrained vehicular access from Carlingford Road.
725
Figure 19 Extract of zoning map as exhibited (left) and with recommended changes (right) for 240 – 242 Beecroft Road
The department has reviewed the issues raised by TfNSW and supports the change in zone from B2 to R4. It is also considered that the R4 zone would have less impact on residential properties to the west of the site especially as the lack of retail on the ground floor means that no podium level will be required. This also means that setbacks to buildings from the street can be greater, and provide greater opportunities for landscaping to help reduce the visual impact of the development.
Application of R3 and R4 zones in the Hornsby local government area
The use of the R3 Medium Density Residential and R4 High Density Residential zones in the Hornsby local government area have been reviewed to ensure that the application of the zones is consistent with the Hornsby LEP 2013 and Hornsby DCP 2013. The department has recommended that the R4 zones will apply to all residential areas with maximum heights above 12 metres, although will still include some areas where the maximum height is 12 metres, but where apartments are encouraged.
Where the maximum height is 12 metres, and where a mix of low to mid rise apartments and townhouse style development is encouraged, the R3 zone will be applied.
Recommendation
The following changes are recommended:
the zoning of 3‐5 Pembroke Street be changed from B2 Local Business to R4 High Density Residential
the zoning of 240‐242 Beecroft Road to be changed from B2 Local Business to R4 High Density Residential
The R4 High Density Residential zone is to apply to all residential areas in the precinct where maximum heights exceed 12m (3 storeys), and some areas where the maximum height is 12 metres, where apartments are encouraged
The R3 Medium Density Residential zone will apply to all residential areas in the precinct where the maximum height is 12m (3 storeys), but where a mix of low to mid rise apartments and townhouse style development is encouraged.