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Overview
As part of the proposed development, a large open space will be created, incorporating a listed farmhouse and following the avenue of trees that crosses the ridgeline of the site. Upgrading public space through major embellishment, creating green connections with other open space in the area.
Structure of the Report
Access within the site is via Banyan Avenue, Ironum Terrace, Firewheel Place and St Joseph's Road. Vegetation left on the site includes the tree-lined avenue leading to St Joseph's Center as well as the mature bushes of Brush Box trees to the south of the farm.
Site Context
Norwest Marketown, a local shopping center, is located adjacent to the station, within easy walking distance of the site. The Hills Shire Council Chambers are located at the eastern end of the business park adjacent to Windsor Road.
Development Application 6/2012/JP and Modification Applications
64 Mackillop Drive, Baulkham Hills or part of Lot 2 of DP 817696 (previously Lots 1001-1003 of DP 1190982, now historic), from the proposed R2 Low Density Residential zone under the draft Hills LEP 2010, to Lot R3 Medium Density Residential and part R4 High Density Residential, as well as apply a maximum building height control of 16m over the part of the plot to be converted to R4 High Density Residential. The planning proposal also sought to apply a maximum building height control of 16m over the portion of the site sought to be rezoned to R4 High Density Residential.
Other Development Applications
Construction Certificate
Subdivision Certificates
Voluntary Planning Agreement – Aqualand
The Planning Proposal seeks to zone the site from the current section R2 Low Density Residential and section R3 Medium Density Residential to section R3 Medium Density Residential, section R4 High Density Residential and section RE1 Public Recreation. Type of apartment approved according to DA 6/2012/JP. is not part of this planning proposal review, given that the area is already zoned R2 Low Density Residential and is excluded from this planning proposal).
Masterplan
The apartment buildings are generally stepped in keeping with the natural landscape of the site and help to create a harmonious relationship with the low density residential development along the northern side of Barina Downs Road. The comprehensive plan has been developed over several options in relation to amalgamation and relationship/interface with the surrounding housing developments. 34 Salamander Grove was purchased by Aqualand with the intention of improving open space and pedestrian links in the area, which will also be dedicated as public open space under the VPA offer as shown in Appendix H. The masterplan also includes a significant central spine of shared open space area for future residents incorporating the historic farmhouse and the area of the tree-lined avenue along the ridge.
Via link, connections will also be provided to the adjacent neighbourhood, including the Crestwood area to the south of the site. In terms of building typologies, the built form and design of the flats and medium density development will complement the approved low density detached dwellings and incorporate elements that reflect the heritage of the site. A statement is made in the masterplan regarding the architectural response to the site's heritage.
The farmhouse is considered key to the town's character, with efforts being made to preserve and frame key views and vistas, and its architecture is appropriate for the new built form that surrounds it.
Voluntary Planning Agreement
Summary Benefits of the Proposal
This proposal is supported by a draft masterplan which reflects the desired vision for the area as demonstrated within the Greater Sydney Commission's 'Greater Sydney Region Plan' and the 'Central City District Plan'. The 'Greater Sydney Regional Plan' (2018) is the Greater Sydney Commission's key strategic document which sets out a vision for Greater Sydney over the next 40 years and sets out directions for meeting the needs of a growing and changing population, as well as to broaden land use. and transport strategies in order to increase the city's livability, productivity and sustainability. The regional plan aims to ensure that Greater Sydney residents live within 30 minutes of work, education, health facilities and other services.
Jobs and Skills for the City: Enhance Greater Sydney's productivity, export sectors and global competitiveness to boost the region's economic activity by demanding greater choice of where development can take place to enable employment growth of 817,000 jobs by 2036. The city is proposed by the Greater Sydney Commission will transform significantly due to its central location and unprecedented public and private investment. It is identified in the Greater Sydney Region Plan as one of Sydney's nine major office markets.
The proposed plan is consistent with the objectives of Greater Sydney and supports the notion of a metropolis with 30-minute cities.
Central City District Plan
North West Rail Link Corridor Strategy – Norwest Station Structure Plan
17-000013 Page 41 The subject site lies within the Norwest Station area and is identified as a short-term opportunity site for development. The proposed structure plan envisages "medium density apartments consisting of 3-6 storey apartments to be located within the residential areas to the south of the Business Park and core on Barina Downs Road and to the east along Windsor Road". The structure plan notes that medium density apartment living should provide a high level of amenity for the existing and future residents and should be carefully master-planned around communal open spaces and include landscaped setbacks to existing streetscapes.
The Masterplan envisaged by this Planning Proposal is consistent with the proposed development as outlined in the Norwest Station Structure Plan, and will contribute 314 dwellings towards the housing target for the Area.
The Hills Corridor Strategy
The section of the plan proposal provides an overview of the local planning framework that applies to the area in question. The planning proposal is in accordance with the following objectives for the LEP as stated in clause 1.2:. Within the site's vicinity, areas of R4 High Density Residential include the northern part of Lot 1003 in DP 1190982 and the Barina Park development opposite.
To support the provision of increased housing around train stations that form part of Sydney Metro Northwest, at densities compatible with the future character of the surrounding area. To promote development that meets the needs of larger households, consistent with the demographics and family household structures of The Hills Shire. The proposal allows for appropriate densities that are compatible with the existing and future character of the surrounding site.
The provisions in this clause have guided the development of the Master Plan which supports this planning proposal.
The Hills Development Control Plan 2012 – Site Specific Controls
000013 Page 47 Providing a mix of housing types includes 1, 2 and 3 bedroom apartments in low-rise residential buildings as well as townhouses and small flats with a mix of 3 and 4 bedroom apartments as shown in the master plan , ensures that a variety of housing choices are available for different family needs, demographics and budgets. The development would also accommodate the needs of larger families, in keeping with the family household structure found in The Hills Shire. The master plan proposes a total number of 314 dwellings, including 98 attached dwellings, 56 small plot dwellings and 160 apartments.
This planning proposal has been prepared in accordance with section 3.33(1) and (2) of the Spatial Planning and Assessment Act 1979 and the guidelines of the Ministry of Planning and the Environment, including 'A guide for preparing planning proposals' and 'A guide for drawing up local environmental plans'. To enable the development of lots 214-218 in DP 1239622, Barina Downs Road and Mackillop Drive, Norwest and Lot 574 in DP 713531 being 34 Salamander Grove, Baulkham Hills to create a vibrant new community within walking distance of the railway station . Preserving the heritage of the area through adaptive reuse of farmhouse and curtilage.
Change the area of the heritage object from the whole of lots 217 and 218 in DP 1239622 to identify only the enclosure. The intended result for the redevelopment of the site is to provide approx. 160 apartments with a mix of 1, 2 and 3 bedrooms, approx. 154 mid-rise dwellings including 98 attached dwellings/townhouses and 56 small ground dwellings to accommodate approx. 863 residents with easy access to public transport and employment opportunities.
Part 2 – Explanation of Provisions
Part 3 – Justification for the Planning Proposal
The Planning Proposal is consistent with the objectives and actions of the Norwest Station Structure Plan by contributing to the provision of additional housing within the Norwest Area. The Planning Proposal intends to zone a larger portion of the site to R3 medium density suitable for multi-dwelling and small lot housing. No impacts to the STIF community are expected and 0.22 hectares of this community will be preserved within the public open space component of the Planning Proposal.
Are there likely environmental impacts from the planning proposal and how is it proposed to manage them. The report states that the heritage value of the farm will not decrease as a result of the master plan included in the urban design proposal. The view corridor to the east from the farm must be retained in the eventual development of the location.
Additional traffic generation would be a result of the Planning Proposal due to increased residential density within the area.
Part 4 – Mapping
Part 5 – Community Consultation
Part 6 – Project Timeline
The dedication of the upper area of the area on the site is not of interest to the Council as public open space. The upgrading of the drainage reserve to a public park and the inclusion of Salamander Grove 34 as public open space is not of interest to the Council. Comment: The upgrade of the drainage reserve to a public park and the inclusion of Salamanderlunden 34 as public open space has been addressed under the amended VPA offer.
The inclusion of 34 Salamander Grove as part of the public open space will ensure that connections are made through the site to the surrounding neighborhood to the south, as well as connections to nearby open space. Comment: The amended VPA offer allows for an off-site open space contribution of $0.8 million, which equates to approximately $5,675 per additional dwelling. An outcome of this review may be off-site contribution to other public open lands and/or works within the locality.
An open space strategy detailing how the proposed open space is to be enhanced and enhanced, including the connectivity of pedestrian and cycle routes to the existing network and the integration of the site's topography into the open space design.
