Item 8.2 - Attachment 2
Detailed report: Granville RSL
A report seeking endorsement of
the comprehensive draft Local Environmental Plan was reported to Council at its
consideration of this matter be deferred to the
Council Meeting to be held on
The following attachment considers the request made by representatives of the RSL site for a great density of development potential on this site.
The site & current controls
The site the subject of the
request is located at
Council’s Heritage Inventory provides the following information:
“Curvilinear/circular plan form club building possible influenced by Frank Lloyd Wright/Eero Saarinen free organic planned concrete buildings of the 1950’s. Sloping walls oversailed by bevelled concrete roofs with plain wall areas and clerestory lights. Later entrance portico/porte cochere. Modern “Fake Victorian” metal fencing. Domed concrete roof forms. Architectural style 1960’s “Organic Modernism”
Significance – A remarkable (perhaps singular) and distinctive local community complex, prominently sited and understandably the focus of much community life.”
Proposed zoning under Draft LEP
Draft Parramatta Local Environmental Plan 2008 proposes to zone the site R4 (High Density Residential) with a maximum f.s.r of 0.8:1 and maximum height of 11m. An extract of the current proposed zoning, height and f.s.r is included below.
Figure 1: Proposed Zoning
Figure 2: Proposed maximum height
Figure 3: Proposed floor space ratio
The standard LEP template does
not contain an equivalent zoning of
In respect to the site being a heritage item, any development potential of the site under the draft LEP may not necessarily be fully achieved and would be subject to a detailed heritage analysis that would accompany any future development application.
Two written submissions have been received from representatives of the site. These are attached to this report.
The first submission, dated
A further submission has been
No further analysis (e.g. traffic, hydrology, heritage reports) has been supplied by the applicant.
The submission also states that a more detailed reasoning to increase density on the site will be provided once the LEP is placed on public exhibition.
The two submissions received do not contain any detailed analysis of the site’s potential constraints and opportunities or seek any maximum floor space ratio for the site and simply request that the site be zoned so as to allow 9-12 storeys development.
As indicated in the extracts of the proposed zoning, height and f.s.r maps, several sites located to the east of the Granville RSL are also zoned R4 (high density) but have a greater maximum height limit of 20m (6 storeys) and f.s.r of 1.7:1.
The context of the site and surrounds including the centrally located Granville pool and memorial park provide recreational opportunities for future increases in residential population in the town centre. The sites to the east and south of the RSL site are proposed to have increased development potential and it may not be incongruous to continue this to the east of the park/pool as well.
The R.S.L site the subject of this report is significantly larger (9500m2) in area and would likely require more detailed urban design analysis to determine the appropriate f.s.r and height limits as well as some rudimentary shadow analysis and consideration of its heritage status.
It is recognised that the site may have some development potential for residential development that, given its proximity to good public transport and facilities is in keeping with the Residential Development Strategy. However, it is advised that, similar to various other submissions received over the past 18 months since an earlier version of the LEP was endorsed, a better approach is to publicly exhibit the LEP and consider detailed submissions from all members of the public. This approach would enable Council to make a more informed strategically based decision and would allow representatives of the RSL site to make a more detailed submission to Council to justify proposed increases in height and f s r.