consideration of Draft Parramatta Local Environmental Plan (LEP) 2010 at its
meeting of 23 March 2009 Council resolved: that Council invite the
owner(s) of land within the industrial precinct at River Road West, Parramatta
to discuss a separate process by which the rezoning of land to allow a mix of
uses including residential, be considered.
September 2010, Council received a planning proposal from the owners of
(a) That the planning proposal for the
rezoning of land at 2-12 River Road West, Parramatta for mixed use purposes and
public reserve be supported in principle to facilitate an initial gateway
assessment by the Department of Planning.
(b) That the proponents provide additional
information in relation to existing and post development flood modelling prior
to finalisation of the proposal.
(c) That subject to initial consideration
of the gateway proposal by the Department of Planning and consultation with
relevant public authorities, that a further report be put to Council to advise
of the outcomes of the additional flooding information and further
consideration of height and floor space ratio controls for the site.
(d) That Council proceed with negotiations
for a Voluntary Planning Agreement (VPA) in relation to a planning proposal at
(e) That delegated authority be given to
the CEO of Council to negotiate the VPA on behalf of Council and report back on
the negotiations in regards to the VPA.
(f) That the proponents prepare for
Councils consideration draft Development Control Plan (DCP)
(g) Further, that as a separate matter,
Council considers undertaking a strategic investigation of the long term
planning direction of the area in the vicinity of this planning proposal,
potentially including the suburbs of Camellia, Rosehill and Harris Park.
February 2011, the Department of Planning
(now Department of Planning & Infrastructure) issued a Gateway
Determination which supported the rezoning of land from industrial to mixed
use, but which required additional information in relation to heritage,
flooding, acid sulfate soil and land contamination, building heights, floor space
ratio and foreshore building lines to enable determination of suitable height
and densities across the site.
site lies adjacent to the confluence of
Engineering consultants previously recommended that additional information be
provided by the proponent to address the sites flood issues including
existing and post-development flood modelling of the 20 year, 100 year and
has since engaged consultants to undertake flood modelling to include the
impacts of climate change and sea level rise in the Lower Parramatta River Catchment
study is expected to be completed in late November and will provide new information
detailing the extent of flood affectation over the site and surrounding
catchment and will then be available for the proponents to utilise in
developing their post development flood modelling. This modelling will inform the
most suitable locations of building footprints and extent of site coverage.
site lies within the Area of National Significance and the Harris Park
Precinct adopted by the former Sydney Regional Environmental Plan 28
Parramatta, now forming part of Parramatta Development Control Plan 2011.
Furthermore, identified historic view corridors to and from Elizabeth Farm
and other historically significant locations such as the
recently engaged Godden Mackay Logan (GML) to prepare a Heritage Study (provided
under separate cover) to review
the Area of National Significance, the historic view corridors and building
height controls for land within parts of Harris Park, Rosehill and Camellia,
including a case study of the Planning Proposal at 2-12 River Road West.
key recommendations of the GML Heritage Study as it relates to 2-12 River Road
West, Parramatta are that building heights should generally not exceed the
current height limit of RL14 (approximately 3 storeys), with some capacity to
permit one additional storey (to maximum RL 17). This additional storey may be
supported where future development of the site provides for small building
footprints, generous separation between buildings, landscaped area that
provides visual permeability to the river and public access between
key justification for the restricted height control is that development
generally greater than RL 14 will affect the outlook from Elizabeth Farm and
the historic setting of the Area of National Significance. Development on the
site at or below RL 14 will be below the existing tree canopy allowing the landscaped
setting to dominate the built form across the Area of National Significance.
GML study states that the visual impacts that could arise from the planning
the subject planning proposal has attempted to retain view lines between
historic sites at point to point locations, the GML study states that by simply
retaining these point to point view lines this would fail to protect the
heritage values of the Area as a whole as it would not adequately recognise the
importance of the river valley setting.
the GML study states that the most important view from Elizabeth Farm is not
towards any single property or marker tree but a wider panorama northward
across the landscape linking its historical visual connections with the
Parramatta River and the hills and ridgeline beyond.
the GML study recognises that existing vegetation filters and in some cases
obstructs the views identified in the current and former planning instruments,
the screening effect of this vegetation must be discounted when assessing development
impact on views and determining appropriate scale of development. The study
highlights that the
is noted that the GML Study makes reference to the rezoning of land at 2 Morton
Street stating that while the land does not form part of the Area of National Significance,
the height and scale will have a severe impact upon the setting of the Area,
but that this should not be used as a precedence to support the planning
proposal for 2-12 River Road West.
proponents have provided additional information (see Attachment 2) including a photomontage indicating that the proposed
proponents have also provided a photograph from
proponents have advised that redevelopment of the site would be economically
unviable if the maximum building height was limited to RL 14 as detailed below
and in Attachment 3:
site is directly on
dedication of over 4,000 sq m of foreshore land, to open up the river frontage
and provide significant public benefit, would, in normal circumstances, be
reasonably compensated for by way of additional height.
3) The Voluntary Planning Agreement, which would
lead to major contribution to public amenities, would see an additional project
cost of several million dollars.
additional economic feasibility analysis has been undertaken by Council
previously reported to Council in December 2010, the proponents were seeking
building heights of 8 to 14 storeys (approximately RL 34 to RL 52). These
heights are substantially higher than the current height limit of RL 14
(approximately 3 storeys) in Parramatta Local Environmental Plan (LEP) 2011
being the height suggested by the GML Heritage Study to be retained to preserve
the significance of the Area of National Heritage Significance including its
context and historic view corridors.
the subject planning proposal relates solely to
pressures could similarly arise for redevelopment of the James Ruse Drive
Corridor, former James Hardie site at 181 James Ruse Drive, and former Wyeth
Pharmaceutical site in Gregory Place as these buildings/land uses have (or are
approaching) the end of their economic life and are also subject to the
pressures of urban renewal. Accordingly, any planning controls for
consideration of the future redevelopment of the River Road West Precinct,
Council is requested to provide policy direction regarding its preferred
1. Ensure that development and development
controls within the Area of National Significance protects the historic
significance of the area, including its context and historic view corridors.
This option would include retention of low building heights (generally to a
maximum height of RL 14 and 3 storeys).
2. Consider development and development controls
that may compromise the heritage significance of the Area of National
Significance but that will achieve other public benefit outcomes. This option
could allow for maximum building heights exceeding RL 14.
detailed above the site is located within the Area of National Significance identified
under former SREP 28 and carried into DCP 2011. The Godden MacKay Logan Report identifies
that the area is worthy of preservation and historically significant for the
traditional country of the Barramattagal people.
contact and exchange between Aboriginal and early European settlers occurred
first land grant was made here.
first successful farm and experiments in agriculture were conducted on the
Farm house (c1793) is Australia's oldest surviving building.
Farm and Hambledon Cottage, both pre-1850 remain.
is early archaeological evidence of early wharves, stores, a military barracks,
stables and barns.
colonial plantings survive.
pattern of subdivision and urban development.
Maronite Church, Our Lady of Lebanon, a contrasting 20th century landmark and
evidence of Australia's post-war migration.
order to preserve the heritage values of the Area of National Significance the
GML study recommends that heights remain low scale (generally RL 14 with potential
for up to RL 17).
by enabling development at heights exceeding RL 14, this may realise a number
of significant benefits including:
of public access along the foreshore continuously from Parramatta CBD to
of a monetary contribution toward pedestrian bridge over
of monetary contribution toward traffic signalisation of
of pedestrian access over the site from
of the riverbank and riparian corridor including restoration of eroded bank via,
removal of noxious weeds and native vegetation restoration;
of contaminated fill from the site;
in building footprints which may reduce the impacts of flooding on surrounding
developments (via increased overland flow).
future redevelopment of the site with heights exceeding RL 14 would need to
meet strict performance based guidelines controlling the built form outcome,
urban form, public domain, relationship to
VOLUNTARY PLANNING AGREEMENT
conjunction with the planning proposal, Council would be seeking to continue
its negotiation with the proponents to enter into a Voluntary Planning
Agreement (VPA). The public benefit value of the VPA would be influenced by the
density of development achieved on the site as part of the planning proposal.
date negotiations have generally included dedication of the river foreshore land;
provision of public infrastructure including shared path, seating, lighting etc
along the foreshore; restoration of the riverbank and riparian corridor
including erosion control and native vegetation restoration; provision of a
through site link from River Road West to Parramatta River; monetary
contributions toward pedestrian bridge over River; and contribution toward
signalisation of River Road West and James Ruse Drive.
final VPA would be reported to Council for endorsement (along with final Planning
Proposal and Development Control Plan) prior to public exhibition.
enable the further consideration of the Planning Proposal, Council is requested
to provide guidance on its preferred option for the future redevelopment of the
2-12 River Road West having regard to the recommendations of the GML Heritage
Study to retain maximum building height of RL 14 with potential to allow up to
RL 17 (3 4 storeys), and the Planning Proposal request of building heights up
to approximately RL 34 to RL52 (8-14 storeys).
Officer Land Use