Minutes of the ordinary meeting of the Hills Shire Council held in the Council Chambers on 10th April 2018. A MOTION WAS MOVED BY COUNCILOR UNO AND SECONDED BY COUNCILOR PRESTON THAT THE Minutes of the ordinary meeting of the Council be confirmed on 1st March 2018.
THE SITE
The purpose of this report is to examine a planning proposal which seeks to enable additional high density housing in the immediate vicinity of the future Showground railway station. The sites are currently zoned R4 for high density residential, RE1 for public recreation and SP2 for infrastructure (widening of a local road) under the 2012 LEP.
PLANNING PROPOSAL Planning Proposal 1
The promoter has valued the land earmarked for road widening at $23.55 million ($5,750/m2) and has offered a $10 million cash contribution toward Middleton Avenue reconstruction work. The proponent has valued the land to be zoned as public parks at $36.7 million and the land for continuous links at $41.1 million.
MATTERS FOR CONSIDERATION
Upgrading the junction between Windsor Road and Showground Road (turn left onto Showground Road). Future development within the entire area will generate demand for approx. 4-5 playing fields.
OPTIONS
Stormwater infrastructure also crosses the subject sites running parallel to Cattai Creek, with the stormwater network also affecting some of the subject sites higher up in the catchment. Information submitted with the planning proposal has not addressed the restrictions placed on these sites in terms of the existing stormwater network and any upgrades that may be required to meet the current design standards for the future development.
Progress the Planning Proposal for Gateway Determination
PUBLIC SUBMISSION SUMMARY
The changing nature of the area was recognized and the planning proposal was seen as potentially increasing investment in the area, including curb and gutter upgrades on the site. Despite the planning panel's decision, it has been agreed with the proposal authors that the proposal lacks strategic value.
DRAFT DEVELOPMENT CONTROL PLAN AMENDMENTS
Measures to protect these trees during construction will be required as part of the consent conditions of any development application issued on the site. Any future development application on the site addresses the relevant NSW Water Quality Objectives; and.
VOLUNTARY PLANNING AGREEMENT
It is important to note that the preparation of the draft DCP is the result of submissions received during the exhibition period and will require a separate public exhibition to be carried out for a period of 28 days. In recognition of the contribution under the draft Voluntary Planning Agreement, the Agreement would exempt future development on the site from making any contribution under section 7.11 (formerly section 94) or 7.12 (formerly section 94A).
OPTIONS
A $60,000 contribution towards pedestrian access improvements, including the pedestrian refuge, to be paid prior to the issuance of the first construction certificate on the site. This approach is in line with the Greater Sydney Region Plan and Central City District Plan released in March 2018 which aims to limit urban development to within the urban area, noting that it is inconsistent with the values of the metropolitan rural area.
Progress the exhibited proposal to finalisation
The site located on the outskirts of the Dural Town Center in Round Corner and on the edge of the metropolitan rural area, aims to provide a transition between rural and other land uses of varying intensities. Under the provisions of the Planning and Environmental Assessment Act 1979, the Council may at any time amend a proposal as a result of consideration of any submissions or reports during community consultation or for any other reason.
Business and light industrial outcome
It is noted that this site is not required for residential development given the availability of zoned and serviced land elsewhere in the Shire. While further community consultation is not necessarily required given the ability under the EP&A Act to change an exposed proposal, further exposure is considered appropriate given the scale of the changes and the potential for community impacts.
Planning Proposal Not Proceed
If the Council wished to proceed with this option, a revised planning proposal would have to be prepared. It should further be noted that the Department of Planning and Environment did not support the South Dural planning proposal which was adopted in March 2014.
DRAFT
INDEX
INTRODUCTION
- LAND TO WHICH THIS SECTION OF THE PLAN APPLIES
- AIMS AND OBJECTIVES OF THIS SECTION
The purpose of this section of the DCP is to identify the Council's objectives for residential development in the Shire and to identify controls to ensure that the objectives are achieved. To facilitate the implementation of the aims and objectives of residential development as set out in the Hills Shire LEP.
OBJECTIVES AND
This section of the DCP applies to all land zoned residential and also applies to all land where residential accommodation land uses are permitted. The main objectives of the Council for housing development are: i) Encouraging a high standard of aesthetically pleasing and functional residential developments which relate sympathetically to adjacent and nearby developments to create a consistent streetscape and character. ii) Ensure that the development will not adversely affect the environment of any neighboring land and ensure that satisfactory measures are included to ameliorate any impacts arising from the proposed development. iii) Encouraging innovative and imaginative design with particular emphasis on integrating buildings and landscaped areas that add to neighborhood character. iv) Provide high levels of comfort for the future occupants of any residential development. v) Implementation of the principles of Sustainable Ecological Development.
DEVELOPMENT CONTROLS
DEVELOPMENT CONTROL MAP SHEETS
Further specific controls for multifamily homes and residential condominiums as defined in The Hills Local Environmental Plan 2012 are contained in separate sections of this DCP. Additional objectives covering a range of specific issues related to housing development in the Shire are set out in Part 2 below.
SITE SPECIFIC DEVELOPMENT CONTROLS
RESTRICTED DEVELOPMENT AREAS
SITE ANALYSIS
STREETSCAPE AND CHARACTER
To achieve development that respects the character and "sense of place" of Castle Hill and makes a positive contribution. VII). The proposed development must:. contribute to an attractive living environment with a clear character and identity; address the street and site boundaries with a building form that is compatible with adjacent buildings in terms of street height and presentation; And. preserve, complement and carefully harmonize with any nearby heritage item or protected area identified in the municipality's local environmental plan.
BUSH FIRE HAZARD MANAGEMENT
To ensure the new development respects and enhances the green and garden character of The Hills Shire. you). The proposed development should maintain the amenity of the neighborhood and appropriate residential character by: providing building setbacks that gradually increase with increasing wall height to minimize bulk and overshadowing; the use of the form of construction and placement, which is related to the shape of the land; accepting the heights of buildings on the street front that do not dominate the streetscape;. maintaining where possible and providing front and rear yard landscaping, particularly tall plantings in scale with the proposed building; and. depending on where the buildings are located on neighboring properties.
GEOTECHNICAL SITE STABILITY
The Hills Shire Council Page 5. movements and possible creep movement of near-surface soils. d) The geotechnical evaluation must satisfy the Council that an acceptable level of risk is achieved in relation to the possibility of movement or sliding adversely affecting the proposed subdivision or development or being caused by the proposed subdivision or development. e) An 'acceptable risk level' is defined in accordance with the AFM guidelines for landslide susceptibility, hazard and risk zoning for land use planning (AFM 2007a) as the loss of life for the person most at risk (from the landslide) as 1 in ' n million per year and for property loss the risk must be 'low' as identified in Appendix C of the Practice Note Guidelines for Landslide Risk Management 2007 (AGS 2007c). Any part of the site shown to be subject to Geotechnical Constraints on the site-specific maps for this Section of the DCP or identified by Council to be considered subject to movement or slip must be identified on the site plan.
BUSHLAND AND BIODIVERSITY
EROSION AND SEDIMENT CONTROL
The Hills Shire Council Page 6. e) Erosion and sediment controls must be in place before work commences and maintained and reviewed to reflect changes in site conditions until development is completed and the site has stabilised.
HERITAGE
SIGNAGE
STORMWATER MANAGEMENT
On rural properties runoff from rainwater tanks should be spread over the site to ensure that concentrated flows do not affect neighboring properties or cause erosion. g) Reference should be made to the User Restrictions on the title of the land for which the development is proposed in relation to on-site prohibition requirements. h). Discharge points must be controlled and treated to prevent soil erosion and may require power distribution equipment on steeper topography, as per Council requirements. i) All development in rural areas must comply with Appendix C – On-Site Sewerage Systems in Part B Section 1 – Rural.
SUBDIVISION
In this case, a letter of consent from the downstream property owner(s) must be submitted with the development application. Ensure that the needs of residents and visitors are taken into account with particular emphasis on access, safety and security requirements in line with ESD Council Goal 7. a) Residential facilities must provide safe and comfortable access for prams, wheelchairs and disabled members of the public. the way to all areas of development.
DWELLINGS
- S ITE C OVERAGE
- C UT AND F ILL
- S OLAR A CCESS
- V ENTILATION
- L IGHTING
The location and dimensions of the enclosed open space must be shown on the floor plan. The Hills Shire Council Page 23. requirements, safety and security in accordance with Council ESD Objective 7. a) Site planning and home design is to include general observation of the street, location and home entrance approaches from the inside of each shelter.
FENCING
WASTE MANAGEMENT
To promote improved project management and reduce the demand for waste disposal during demolition and construction in line with Council's ESD Objective 6. ii) To maximize, reuse and recycle building/construction materials in line with the Council's ESD Objective 6. iii). To encourage building designs and construction techniques that will minimize waste generation in line with the Council's ESD Objective 6. iv) Minimize the generation of waste to landfill through the waste hierarchy in line with the Council's ESD objective 6. v) Assist in achieving federal and state government waste minimization objectives. a) Site operations must ensure planned placement of work, resource allocation, reuse and recycling. of materials and ensure proper storage and collection of waste.
SERVICES
Disposal of waste to landfill must be minimized to those materials that cannot be reused or recycled. Annex A to The Hills DCP 2011 contains a template to assist in the preparation of a WMP.
SWIMMING POOLS
INFORMATION REQUIRED FOR A DEVELOPMENT APPLICATION
- DWELLINGS AND ADDITIONS / ALTERATIONS TO AN EXISTING
- SUBDIVISION APPLICATIONS / SMALL LOT HOUSING UNDER CLAUSE 4.1B
The following reports may be required depending on the nature of the site and application. Refer to Part A – Introduction section 4.0 for general filing requirements and detailed requirements to be included in each of the above documentation.
CORNER OLD WINDSOR ROAD AND SEVEN HILLS ROAD, BAULKHAM HILLS
- LAND TO WHICH THIS SECTION OF THE PLAN APPLIES
- BUILDING PLATFORM AND VIEWS
- BUILDING SETBACKS
- CAR PARKING AND VEHICULAR ACCESS
- FENCING
Hills Shire Council Page 34. i) Dwellings should be designed and/or sited to maximize views. ii) Views of the property from public places such as the proposed highway, open spaces and surrounding roads should be considered at the design stage. a) The homes must be designed so that they maximize existing views to the east and south. i) To create an attractive, interesting and pleasant streetscape through the placement of buildings and landscaping. ii). To allow free traffic in the streets of the property. a) Two on-site parking spaces should be made available per housing.
HUNTERFORD ESTATE, OATLANDS
- LAND TO WHICH THIS SECTION OF THE PLAN APPLIES
- STREETSCAPE AND CHARACTER
- BUILDING PLATFORM AND VIEWS
- BUILDING SETBACKS
- LANDSCAPING AND OPEN SPACE
- For all dwellings (except residential flat buildings) with a site density of 40
- For all dwellings (except residential flat buildings) with a site density more than 40
- DWELLING DESIGN AND CONSTRUCTION
- PRIVACY
The site layout should take into account the views available from the south-east corner of the site. The minimum area of private open space required is 20% of the site area, with a minimum dimension of 3 meters.
LAND ADJOINING HERITAGE PARK
- LAND TO WHICH THIS SECTION OF THE PLAN APPLIES
- RESTRICTED DEVELOPMENT AREAS
- BUILDING PLATFORM AND VIEWS
- SITE COVERAGE
- BUILDING SETBACKS
- DWELLING DESIGN AND CONSTRUCTION
- CAR PARKING AND VEHICULAR ACCESS
- FENCING
Except where housing on small lots is proposed in accordance with clause 4.1B of the Hills Local Environment Plan 2012, the maximum site coverage is 60%. The following building setback controls apply to small lot dwellings (Refer to Clause 4.1B of The Hills LEP) in the area known as Land adjacent to Heritage Park. i) To create an attractive, interesting and pleasant street landscape through the placement of buildings and provision of landscape. ii).
GILROY COLLEGE TARGET SITE
- LAND TO WHICH THIS SECTION OF THE PLAN APPLIES
- STREETSCAPE AND CHARACTER
- BUILDING SETBACKS
- DWELLING DESIGN AND CONSTRUCTION
- PRIVACY – VISUAL AND ACOUSTIC
- SOLAR ACCESS
- LAND TO WHICH THIS SECTION OF THE PLAN APPLIES
- SITE ANALYSIS
- SITE SPECIFIC OBJECTIVES AND DEVELOPMENT CONTROLS
- H ERITAGE
- R OADS
All major services must be performed in accordance with the requirements of the competent authority. ff). A minimum clearance of 10 meters must be provided at the southern border of the construction site.
FENCING O BJECTIVES
- LAND TO WHICH THIS SECTION OF THE PLAN APPLIES
- SITE SPECIFIC OBJECTIVES AND DEVELOPMENT CONTROLS
- D ENSITY
Ensure that the land is made suitable for habitation. a) Future development on the site should be supported by a restoration action plan drawn up in accordance with guidelines from the planning authorities. Ensure appropriate density on site consistent with local character. a) Development on the site may not exceed 57 residences.
DRAFT PLANNING AGREEMENT
582-582A Old Northern Road, Dural
THE HILLS SHIRE COUNCIL CENTARAN HOLDINGS PTY LTD
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Email dimitri@drivasgroup.com.au Representative Dimitri Drivas (Director) Land Lot 2 DP 565718 and Lot 1 DP656034.
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Monetary Contributions
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Proposed Development
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- IPART Recommendations
- Reflect actual expenditure completed (land and works) and income received As a key component of the regular review and update of a contributions plan, it is
- Update the value of land acquisition based on current land values
- Revise population projections and future income assumptions
- Administrative amendments and update of financial assumptions
CP12 enables the Council to levy monetary contributions from development within the Balmoral Road Exemption Area as a means of funding local infrastructure required to support the urban development of the area. As part of the rezoning of the Bella Vista and Kellyville Station area, a number of smaller areas within the Balmoral Road Exemption Area were also subject to minor uplift in zoning and yield (areas identified as purple in Figure 3 below).
Contributions Plan No.12
BALMORAL ROAD RELEASE AREA
