CL…….CITY DEVELOPMENT
ATTACHMENT 2
REZONING SUMBISSIONS RECEIVED IN RESPONSE TO THE STAGE 2 RESIDENTIAL DEVELOPMENT STRATEGY PUBLIC EXHIBITION
This attachment lists all rezoning submissions received during the Stage 2 exhibition of the Residential Development Strategy (RDS).
1. SITES WHERE REZONING OR UPZONING IS NOT SUPPORTED
The following submissions relate to sites that are located outside the study areas identified in the RDS. Upzoning or rezoning these sites would be contrary to the ‘concentrated growth’ philosophy of the RDS (Sec 2.6 & 4.6 of draft RDS 2006).
Recommendation
That the sites listed in the table below retain the equivalent to their existing zoning the preparation of Council’s draft LEP in accordance with the Standard Instrument (Local Environmental Plans) Order 2006.
WARD / SITE / CURRENT ZONE / GENERAL REQUESTArthur Phillip / 18-20 Bogalara Road OLD TOONGABBIE / Residential 2a / Upzoning to allow townhouse development
Arthur Phillip / 13 Hart Drive WENTWORTHVILLE / Residential 2a / Upzoning to allow townhouse development
Caroline Chisholm / 166 Windsor Road NORTHMEAD (behind Northmead Bowling Club) / Environmental Protection Bushland 7 / Upzoning to allow medium/high density residential development
Elizabeth Macarthur / 216 Pennant Hills Road Carlingford / Special Uses School / Upzoning to allow townhouse/multi unit development
Elizabeth Macarthur / 238a Pennant Hills Road and 7 Felton Street, and 240-246 Pennant Hills Road CARLINGFORD / Residential 2a / Upzoning to allow townhouse/multi unit development
Lachlan Macquarie / 25-27 Perry Street DUNDAS / Residential 2a / Upzoning to allow townhouse/multi unit development
Lachlan Macquarie / 21-27 Holway Street EASTWOOD / Residential 2a / Inclusion of site in study area and upzoning to allow higher density residential development
Lachlan Macquarie / 39 Rawson Street EPPING / Residential 2a / Upzoning of site to Residential 2c
Elizabeth Macarthur / 76 Spurway Street ERMINGTON / Residential 2a / Upzoning to allow townhouse/multi unit development
Lachlan Macquarie / 25-27 Wentworth Street ERMINGTON / Residential 2a / Upzoning to allow townhouse/multi unit development
Lachlan Macquarie / 27-31 Spurway Street ERMINGTON / Residential 2a / Upzoning to allow townhouse/multi unit development
Arthur Phillip / 11 Pennant Hills Road NORTH PARRAMATTA / Residential 2a / Inclusion of site in study area and upzoning to allow higher density development
Elizabeth Macarthur / 52-64 Thomas Street and 1a-35 Wandsworth Street PARRAMATTA / Residential 2a / Upzoning to allow townhouse/multi unit development
Woodville / 24 John Street GRANVILLE / Residential 2a / Residential 2e / Upzoning to allow townhouse/multi unit development
Woodville / 39 Dixmude Street GRANVILLE / Residential 2b / Upzoning to allow townhouse/multi unit development
2. SITES FRONTING PROSPECT AND WESTON STREETS ROSEHILL
The sites listed below are located within a street block bordered by Prospect, Weston and Arthur Streets and the Rydges Hotel to the west. The western most sites are located opposite the Elizabeth Farm Conservation Area and are zoned Residential 2a to ensure that the bulk and scale of future development on this land is compatible with the character of the dwellings within the conservation area. The sites closest to Rydges Hotel are zoned Residential 2b. The street block is constrained by the two heritage listed dwellings located at 23 and 25 Prospect Street.
The zoning of land in the Rosehill area under SREP 28 was the result of significant collaborative work between the Department of Planning, Parramatta City Council and the Heritage Office. The rezoning of this land in response to the submissions received would represent an ad-hoc approach which is not sound planning practice. The principles of the REP which resulted in the current zonings of these sites are sound and the rezoning requests are therefore not supported.
Recommendation
That the sites listed in the table below retain the equivalent to their existing zoning in the preparation of Council’s draft LEP in accordance with the Standard Instrument (Local Environmental Plans) Order 2006.
MAP REF. / WARD / SITE / CURRENT ZONE / GENERAL REQUEST1 / Elizabeth Macarthur / 22 Weston Street ROSEHILL / Residential 2a / Upzoning to allow townhouse/multi unit development
2 / Elizabeth Macarthur / 24 Weston Street ROSEHILL / Residential 2a / Upzoning to allow townhouse/multi unit development
3 / Elizabeth Macarthur / 29 Prospect Street ROSEHILL / Residential 2a / Upzoning to allow townhouse/multi unit development
4 / Elizabeth Macarthur / 27 Prospect Street ROSEHILL / Residential 2a / Upzoning to allow townhouse/multi unit development
5 / Elizabeth Macarthur / 19-21 Prospect Street ROSEHILL / Residential 2b / Upzoning to allow multi-unit/residential flat building development
3. SITES WITHIN THE ROSEHILL MASTER PLAN AREA
The sites listed below are contained within a street block which is the subject of a recent master plan that provides overarching planning controls for future development of this land, as required by the Parramatta REP (SREP 28).
Given the extensive volume of work and consultation invested in the master planning process, it is recommended that the equivalent to the existing land zonings be retained for these sites to allow the opportunity for development in accordance with the master plan.
Recommendation
That the sites listed in the table below retain the equivalent to their existing zoning in the preparation of Council’s draft LEP in accordance with the Standard Instrument (Local Environmental Plans) Order 2006.
MAP REF. / WARD / SITE / CURRENT ZONE / GENERAL REQUEST6 / Elizabeth Macarthur / 1-5 and 9-11 Weston Street ROSEHILL / Residential 2b / Upzoning to allow townhouse/multi unit development
7 / Elizabeth Macarthur / 7 Weston Street ROSEHILL / Residential 2b / Retention of existing zoning or upzoning with increase in permissible building height
8 / Elizabeth Macarthur / 120 James Ruse Drive ROSEHILL / James Ruse Mixed Use / Retention of existing zoning or upzoning
4. REZONING SUBMISSIONS FOR SITES IN OAK and HOPE STREET ROSEHILL
The submissions below relate to land fronting Oak and Hope Street Rosehill which is currently zoned Residential 2e (flood prone) under State Regional Environmental Plan 28 (SREP 28).
The completion of the Lower Parramatta River Flood Risk Management Study and Plan has provided sufficient information to determine an appropriate zoning recommendation for this area.
The zoning review has considered factors such as the flood liability of the land, the proximity to public transport and business/retail centres, height limits under SREP 28 to protect view lines to heritage items, and compatibility with the aims and objectives of the RDS. Sections 3.12 & 2.9.4 of draft RDS 2006 refer to work addressing 2e zones under the RDS review. The recommended draft zoning proposals for these sites include mixed use zoning and medium density residential zoning with existing height limits retained.
Recommendation
That the sites listed below be zoned to be consistent with the outcome of the review of 2e land in Oak and Hope Street Rosehill, which will result in proposed zones allowing mixed use and medium density development in the preparation of Council’s draft LEP in accordance with the Standard Instrument (Local Environmental Plans) Order 2006.
MAP REF. / WARD / SITE / CURRENT ZONE / GENERAL REQUEST9 / Elizabeth Macarthur / 25 Oak Street ROSEHILL / Residential 2e / Upzoning to allow mixed use or townhouse/multi unit development
10 / Elizabeth Macarthur / 37 Oak and 13 Hope Street ROSEHILL / Residential 2e / Upzoning to allow mixed use or townhouse/multi unit development
11 / Elizabeth Macarthur / 39 Oak Street ROSEHILL / Residential 2e / Upzoning to allow mixed use or townhouse/multi unit development
5. SITES WITHIN THE WENTWORTHVILLE STUDY AREA
The land within the Wentworthville area was deferred from the Draft Parramatta LEP 2000 due to the need to further assess flooding and the need to address broader zoning issues. Following extensive public consultation and input from consultants, the land zonings for the Wentworthville area were gazetted on 26 September 2003.
Given the recent history of zoning changes and comprehensive consultation in the Wentworthville area, the RDS proposes to retain the equivalent of the existing zonings which will allow some housing growth in the area (Sec 4.2 of the draft RDS 2006).
Recommendation
That the sites listed in the table below retain the equivalent to their existing zoning in the preparation of Council’s draft LEP in accordance with the Standard Instrument (Local Environmental Plans) Order 2006.
MAP REF. / WARD / SITE / CURRENT ZONE / GENERAL REQUEST12 / Arthur Phillip / 30-32 Lindsay Street WENTWORTHVILLE / Residential 2a / Upzoning of land to Residential 2b or 2c for all of Wentworthville Study Area
13 / Arthur Phillip / 43 Fulton Street WENTWORTHVILLE / Residential 2a / Upzoning to allow townhouse/multi unit development
14 / Arthur Phillip / 21 Hill Street WENTWORTHVILLE / Residential 2b / Upzoning to allow townhouse/multi unit development
15 / Arthur Phillip / 50 Darcy Road WENTWORTHVILLE / Residential 2a / Upzoning to allow townhouse/multi unit development
16 / Arthur Phillip / 1-5 Clarence Street and 63 Fulton Avenue WENTWORTHVILLE / Residential 2a / Upzoning to allow townhouse/multi unit development
6. SITES IN PARRAMATTA / NORTH PARRAMATTA OUTSIDE STUDY AREAS
Both of the sites listed below are landlocked by existing medium density residential development and are located in the North Parramatta area, outside study areas. The North Parramatta area is proposed to retain medium and high density opportunities under the RDS review (Sec 4.4 of the draft RDS 2006).
Retaining the zoning for 82-84 Albert Street to allow medium density development is therefore consistent with the RDS and is supported.
46 Fennell Street is currently zoned Residential 2e (flood prone). The completion of the Brickfield Creek Supplementary Study of the Upper Parramatta River Flood Risk Management Study and Plan, has provided sufficient information to facilitate a review of the zoning of this land to a zoning consistent with the surrounding medium density zone.
Recommendation
That in the preparation of Council’s draft LEP in accordance with the Standard Instrument (Local Environmental Plans) Order 2006:-
1. That the site known as 82-84 Albert Street Parramatta retain a medium density zoning.
2. That the site known as 46 Fennell Street North Parramatta be included in a medium density zone, consistent with the surrounding land.
MAP REF. / WARD / SITE / CURRENT ZONE / GENERAL REQUEST17 / Arthur Phillip / 82-84 Albert Street PARRAMATTA / Residential 2b / Retain existing zone
18 / Arthur Phillip / 46 Fennell Street NORTH PARRAMATTA / Residential 2e / Upzoning to allow mixed use or townhouse/multi unit development
7. 116-118 WIGRAM STREET HARRIS PARK
This site contains a building currently used as a restaurant. The use of the site reflects the current Business zoning of the land. The site is approximately 1080 sqm and is surrounded by low and high density housing as well as commercial and industrial buildings. The site has constraints associated with heritage and falls within the transition area between the City Edge zone of the CBD and lower density built forms of Harris Park.
Notwithstanding these issues, given the proximity of the site to the Parramatta CBD, it presents opportunities for higher density residential redevelopment. A change in zone is not necessarily required for this site as the current zone permits residential uses. Instead, an increase in the allowable height and floor space ratio would provide opportunities for residential development. Work on determining the most appropriate height for this site along with possible floor space ratio changes can be addressed in the preparation of Council’s draft LEP.
Recommendation
That the maximum floor space ratio and building height controls for the site listed in the table below be reviewed and incorporated in the preparation of Council’s draft LEP in accordance with the Standard Instrument (Local Environmental Plans) Order 2006.
MAP REF. / WARD / SITE / CURRENT ZONE / GENERAL REQUEST19 / Elizabeth Macarthur / 116-118 Wigram Street HARRIS PARK / Business (Harris Park Precinct) / Increase in permissible building height and FSR to allow higher density development
8. 2a GREGORY PLACE HARRIS PARK
This site contains a large warehouse-style building used for light industrial purposes, which is consistent with the current Light Industrial zoning of the land. The site is approximately 20,100 sqm and is surrounded by open space, residential and heritage properties. This site has documented constraints associated with flooding and is located in a sensitive heritage setting given its proximity to Hambledon Cottage, Experiment Farm and Elizabeth Farm all of which have National heritage significance.
Notwithstanding these issues, given the size and proximity of the site to the Parramatta CBD, a significant opportunity is presented for housing redevelopment. The use and configuration of the existing industrial building is incongruous with its setting and form, and the relationship of the site to its surroundings could be vastly improved. Given the sensitivity of this setting, the site should not be rezoned until detailed planning guidelines are developed for the site. However, the site is recognised in the RDS with potential for future housing opportunities (sec 4.3 of the draft RDS 2006).
Recommendation
1. That the site listed in the table below retain the equivalent to its existing zoning in the preparation of Council’s draft LEP in accordance with the Standard Instrument (Local Environmental Plans) Order 2006.
2. Further, that the zoning of the site for residential purposes be explored in conjunction with detailed planning controls for the site in the future.
MAP REF. / WARD / SITE / CURRENT ZONE / GENERAL REQUEST20 / Elizabeth Macarthur / 2a Gregory Place HARRIS PARK / Light Industrial (Harris Park Precinct) / Rezoning to allow multi-unit housing/residential flat building development
9. SITES LOCATED IN RDS STUDY AREAS
The sites listed below are located within the RDS study areas that have been identified in the draft RDS 2006 as having potential to accommodate increased residential density (Sec 4.1 of draft RDS 2006, Collett Park, Granville, South Granville and Guildford).
The detailed planning work for these study areas, including zoning proposals and height controls, will be prepared under the draft LEP in accordance with the Standard Instrument (Local Environmental Plans) Order 2006.