Page 1 LOCAL PLANNING PANEL – THE HILLS SHIRE COUNCIL
DETERMINATION OF THE LOCAL PLANNING PANEL ON 22 AUGUST 2019 – DETERMINATION MADE ELECTRONICALLY
PRESENT:
Julie Walsh Chair
Alf Lester Expert
Scott Barwick Expert
Alison Turner Community Representative
DECLARATIONS OF INTEREST:
There were no declarations of interest noted.
The Panel were briefed by the following Council staff on 21 August 2019:
David Reynolds Group Manager – Shire Strategy, Transformation & Solutions Nicholas Carlton Manager – Forward Planning
Megan Munari Principal Co-ordinator – Forward Planning Brent Woodhams Principal Co-ordinator – Forward Planning
Page 2 ITEM 1: PLANNING PROPOSAL – CHERRYBROOK CENTRAL (9/2016/PLP) COUNCIL OFFICER’S RECOMMENDATION:
The Planning Proposal should not proceed to Gateway Determination.
REASONS:
The Planning Proposal should not proceed to Gateway Determination on the basis that:
1. It is inconsistent with the Infrastructure and Liveability priorities within the Greater Sydney Region Plan, Central Plan District and Council’s Draft Local Strategic Planning Statement.
2. It is inconsistent with the built form and density outcomes identified within the applicable State and Local Government strategic planning framework for the la, as outlined within the State Government’s North Wes Rail Link Corridor Strategy and the Hills Corridor Strategy.
3. It would result in an overdevelopment of the site which is incompatible with the current and future character for the Cherrybrook Station Precinct and surrounding locality.
The proposed built form exhibits excessive building heights and lengths, insufficient setbacks and separation, as required by the Apartment Design Guide, and would result in excessive visual and amenity impacts, including overshadowing of landscaped open space areas and the public realm; and
4. The proposal precedes the completion of detailed and holistic precinct planning and infrastructure analysis for the Cherrybrook Station Precinct and does not adequately consider the capacity of the local and regional road network to support cumulative growth within the Cherrybrook Precinct. The proposal has not resolved issues relating to the funding and provision of local and regional infrastructure required to support the additional residential development proposed.
VOTING:
Unanimous
Page 3 ITEM 2: PLANNING PROPOSAL – 99-101 CASTLE HILL ROAD, 102 COONARA AVENUE AND 11-13 STALEY COURT, WEST PENNANT HILLS (GROSVENOR PAR) – (14/2015/PLP)
COUNCIL OFFICER’S RECOMMENDATION
The Planning Proposal should not proceed to Gateway Determination.
LOCAL PLANNING PANEL DECISION
The Local Planning Panel’s advice is that the planning proposal should not proceed to Gateway Determination.
REASONS:
1. It is inconsistent with the Infrastructure and Liveability priorities within the Greater Sydney Region Plan and Central City District Plan.
2. It is inconsistent with the built form and density outcomes identified within the applicable State and Local Government strategic planning framework for the land, as outlined within the State Government’s North West Rail Link Corridor Strategy and the Hills Corridor Strategy.
3. It would result in an overdevelopment of the site and built form which is incompatible with the current and future character for the Cherrybrook Station Precinct and surrounding locality. The proposed built form exhibits excessive building heights on the ridgeline which would result in unreasonable visual impacts on surrounding sites;
and
4. The proposal precedes the completion of detailed and holistic precinct planning and infrastructure analysis for the Cherrybrook Station Precinct and does not adequately consider the capacity of the local and regional road network to support cumulative growth within the Cherrybrook Precinct. The proposal has not resolved issues relating to the funding and provision of local and regional infrastructure required to support the additional residential development proposed.
VOTING:
Unanimous
Page 4 ITEM 3: PLANNING PROPOSAL – 51-55 OLD CASTLE HILL ROAD, CASTLE
HILL – (14/2019/PLP)
COUNCIL OFFICER’S RECOMMENDATION:
The Planning Proposal should not proceed to Gateway Determination.
LOCAL PLANNING PANEL DECISION:
The Local Planning Panel’s advice is that the planning proposal should not proceed to Gateway determination.
REASONS:
That the planning proposal for land at 51-55 Old Castle Hill Road, Castle Hill should not proceed to Gateway Determination on the basis that:
1. The planning proposal is inconsistent with the strategic framework. There is insufficient strategic justification to change the land use on this site from residential to ‘serviced apartments’ at the expense of the delivery of new housing in appropriate and strategically identified locations. The subject site is zoned R4 High Density Residential and is intended to accommodate a significant contribution to housing supply in close proximity to the Castle Hill Station and strategic centre. Enabling a portion of the site to become serviced apartments would reduce housing supply in the locality.
2. The planning proposal has not demonstrated that there is sufficient market demand for additional land for serviced apartments or an inability for current or future demand to be serviced on land within the centre which is already identified and zoned to permit serviced apartments. Serviced apartments are permitted in the B4 Mixed Use zone which forms the core of the Castle Hill Strategic Centre and it is considered that there is sufficient land available within this zone for the delivery of serviced apartments, subject to market demand.
3. There are potential impacts for future residents on the site and within the locality that have not been addressed.
VOTING:
Unanimous
