Item 8.6 - Attachment 1
Assessment of the preliminary rezoning concept for land at 2 Factory Street, Granville
ATTACHMENT 1 –
Assessment of the preliminary rezoning concept for land at
This assessment of the
preliminary rezoning concept includes
The subject site adjoins the
south side of Clyde Railway Station at
The site is adjoined at the
northern boundary by the Clyde Railway Station, and at the southern and eastern
boundaries by the Australia Post International Mail Centre. To the north-west
of the site across
In November 2011, Council
received a preliminary rezoning concept (located at Attachment 2) from Lockrey Planning & Development Solutions Pty
Ltd, acting on behalf of the landowners MDM Pty Ltd. The proposal relates to
the site known as
The submission of a preliminary rezoning
concept is to seek Council’s initial feedback and to determine if the proposed
concept has merit for further investigation. Should Council be willing to
explore the concept presented, the applicant would be invited to submit a
planning proposal together with the requested studies for further assessment by
Council, that addresses the issues and makes the amendments re
The subject site is currently zoned IN1 General Industrial under the Parramatta LEP 2011. The IN1 General Industrial zone provides for a range of industrial and warehouse land uses.
The lands adjacent to the
northwest, south and east are also zoned General Industrial under the
Parramatta LEP 2011. The lands to the west across
Land use zoning map,
The maximum building height permitted for the subject site under the Parramatta LEP 2011 is 12m. The industrial zoned lands to the northwest and south have a maximum building height of 12m. The R4 zoned lands to the west have a maximum building height of 14m, whilst the R2 zoned lands to the west have a maximum building height of 9m.
Maximum building height map,
The maximum FSR permitted for the subject site under the Parramatta LEP 2011 is 1:1. The industrial zoned lands to the northwest and south have a maximum FSR of 1:1. The R4 zoned lands to the west have a maximum FSR of 1:1, whilst the R2 zoned lands to the west have a maximum FSR of 0.5:1.
Maximum floor space ratio map,
The preliminary rezoning concept seeks a significant departure to the current zone, height and FSR limits in Parramatta LEP 2011.
The preliminary rezoning concept seeks a R4 High Density Residential zone at the southern portion of the subject site so as to facilitate two rows of residential flat buildings consisting of 176 apartments, associated landscaping and 228 residential parking spaces. The development would have a predominant building height of 15.8m (4 storeys) and a maximum building height of 18.8m (5 storeys).
The proposed FSR of 1.9:1 would
only apply to the residential
The residential development is
also proposed to incorporate a 190sqm
An SP2 Infrastructure zone is
sought for the northern portion of the site to facilitate a
Council’s current planning
controls as prescribed under the Parramatta LEP 2011 permit a maximum building
height of 12m for the site and other industrial lands on
The proposed building height of
the development exceeds the existing heights permitted on the site and on
neighbouring sites by between 1.8m to 4.8m. The proposed residential
Land Use Planning
Loss of employment land
Employment lands located in strategically important centres being the Parramatta CBD, Westmead, Rydalmere and Camellia as identified in Council’s Economic Development Strategy 2011-2016 should be retained for “knowledge jobs”.
The existing industrial area at
The information provided in the preliminary rezoning concept demonstrates that there is currently a low demand for existing industrial floorspace/property at the site.
The proposed rezoning has raised Council’s awareness as to the need for Council to form a clear, long term policy regarding the future of existing employment lands outside the strategic employment areas to address aspects such as the nature and demand for these out of centre industrial lands. This study is planned upon release of the 2011 national census data in the latter half of 2012.
Despite this, it is considered
that the proposed loss of employment land is unlikely to cause a significant
negative impact on the
Suitability of site for residential development
The preliminary rezoning concept meets the objectives of Council’s Draft Residential Development Strategy by encouraging the intensification of residential development around public transport infrastructure, in this case being the Clyde Railway Station. Locating a greater number of residents close to public transport encourages a greater utilisation of public transport services.
It is also noted that the preliminary
rezoning concept meets the objectives of the Metropolitan Plan for
Compatibility with surrounding uses
The preliminary rezoning concept seeks to extend the existing R4 High Density Residential zoning eastwards from the corner of William and Factory Streets across Factory Street into an established, industrial-zoned area located on the east side of Factory Street. The proposed zoning would allow the construction of a high density residential development within an established industrial area.
The property to the south and east of the subject site is zoned IN1 General Industrial and is owned by Australia Post which operates the Australia Post International Mail Centre. This is an established operation, generating a high amount of heavy and light vehicular movement in and out of the site per day. Staff parking is provided on site, along with an area for the parking of and loading/unloading of heavy vehicles, and a large warehouse building.
The proposed residential
apartments on the subject site would be located adjacent to the Australia Post
site. Concern is raised with respect to the
The proposed development concept seeks
a major intensification of development for the site. The planning proposal should
address the following issues and incorporate the re
§ Building B is setback 6.5m from the driveway and Building A and B are setback on the eastern boundary by 6.75m. These setbacks will not provide an adequate buffer from the noise and exhaust fumes generated by heavy vehicle movements on the Australia Post site. These setbacks are to be increased.
proposed buildings are very large and bulky
§ Setbacks of 5 to 7 metres are be provided along streets so as to
enable adequate deep soil landscaping and street definition. All ground floor
units should be provided with street entrances so as to activate the street. It
is also suggested that
§ It is suggested that the internal street network for the site be amended so as to offer an improved address to the street from the dwellings and to provide for passive surveillance, and provide an appropriate buffer between the site and the adjacent Australia Post site.
§ The design of the
development must be of high quality and
§ Concern is raised in respect to the safety and security of the site.
The presence of the proposed
§ Passive surveillance is to be provided at the interfaces between the
§ As the development fronts the nearby
rail line, it is important that the development provides a positive image to
all travellers utilising the rail line. Not only is there an opportunity to
achieve a positive development out
A site visit conducted of the
Clyde locality identified that street parking is well utilised by employees
It is critical that a traffic impact
assessment be prepared and lodged with the planning proposal. This report would
provide an assessment of the potential traffic generation, the likely impacts
of the proposed development (residential and
It is important to ensure a range
of housing options are provided in the proposed development so as to ac
The proposed development is
located within proximity to a suitable amount of
Specific information is also
required for the proposed
The subject site is not part of a heritage conservation area and does not contain a heritage item.
The subject site is not affected
by the 100 year flood level. The property is however partly affected by floods
greater than the 100 year level. Future development of the site will need to
VOLUNTARY PLANNING AGREEMENT
A VPA offer has been made by the
Council’s endorsement is sought to proceed with negotiations for the VPA and that this be reported
back to Council at a later date.
A planning agreement can be made under
section 93F of the EP&A Act and is a voluntary agreement between Council
and the developer, under which the developer is required to dedicate land free
of cost, pay a monetary contribution or provide other material public benefit,
The Act specifies that a public purpose includes the provision of public amenities or public services, the provision of affordable housing, the provision of transport or other infrastructure relating to the land, the funding of recurrent expenditure relating to any of these, the monitoring of the planning impacts of a development and the conservation or enhancement of the natural environment.
Council has an adopted VPA policy which sets out the principles governing such agreements, matters that Council will consider in negotiating agreements, steps in the negotiating process, public probity, notification requirements and implementation. The EP&A Act and Regulation sets out the legal and procedural framework for planning agreements.
The negotiation of a planning agreement is at Council’s discretion. Key principles of Council’s policy are that:
- planning decisions will not be bought or sold through planning agreements,
- development that is unacceptable on planning grounds will not be permitted because of the benefits of a planning agreement,
- the benefits of the planning agreement will bear a relationship to the application,
- Council will not give undue weight to a planning agreement when making a decision on a development application, and
- Council will not improperly rely on its position in order to extract unreasonable public benefits under planning agreements.
Procedurally, Council’s policy requires:
- a Council resolution to undertake negotiations on a planning agreement,
- appointment of a Council officer with delegated authority to negotiate a planning agreement on behalf of Council (this is not to be an officer with a key responsibility for the development application),
- consideration of whether an independent person is required to facilitate the negotiations,
- public exhibition of the draft agreement, once prepared, and
- the elected Council will ultimately make the decision as to whether to approve the planning agreement.
Draft VPA for
An indicative VPA offer has been made by the land owners for
Council’s endorsement is sought
The public benefit of this
contribution would provide for a much needed
The indicative offer will need to be fully investigated and assessed under the terms of Council’s policy & the Act and Regulations. As part of this process, the following will need to be assessed:
suitability of this site for a
considered suitable, discussions with Transport NSW will be required to secure a
- The suitability of the actual area to be dedicated to Council;
- The number of carparking spaces;
party(ies) funding the construction of the
- Timing of the dedication of the land to Council and the construction of the carpark;
- Assessment of the value of the VPA.
If Council wishes to continue with the process, a cross functional team will be established to assess
all aspects of the proposed VPA
and to report directly to the CEO. Transport for NSW (and RailCorp) will be
consulted with during the negotiations of the VPA with the proponent,
particularly in relation to the suitability of construction, funding and
delivery of the
Transport for NSW is currently reviewing the Commuter Car
Park and Interchange Program to address the needs of the local
Initial investigations have
revealed that a
The Granville Town Centre
Pedestrian Movement, Parking and Transport Study 2008 investigated
opportunities for providing additional long term car parking at Granville town
centre on the principle that this did not include multi-storey car parking
which requires a large land area and is costly in a centre where key sites are
limited and are better utilised for
The close proximity of the
There are potential planning and
public benefits in the indicative offer that should be further explored.
Accordingly, this report re
not to execute the agreement together with the planning proposal.
Should Council be willing to
explore a planning proposal to rezone land at
The planning proposal must be
prepared in accordance with Section 55 of the Environmental Planning and Assessment Act 1979 and the Department of
Planning and Infrastructure’s ‘A guide to
preparing a planning proposal’ and ‘A
guide to preparing local environmental plans’. The planning proposal must
Urban Design Structure Plan
This plan is to include a revised
development concept that addresses all urban design issues and incorporates the
urban design re
Land Use Planning Report
This report is to address the
loss of employment land, the suitability of the site for residential and its
Traffic Impact Assessment
This report is to provide an
assessment of the potential traffic generation, the likely impacts of the
proposed development (residential and
Social Impact Assessment
This report is to include the
proposed residential market segment and pricing structure the development is
targeting as well as the unit structure (i.e. number of 1, 2, 3 bedrooms). This
report will also need to investigate the need for additional services and facilities,
details of the proposed
Acid Sulfate Soil Assessment
This report is to provide an assessment in accordance with the current Acid Sulfate Soils Manual published by the Acid Sulfate Soils Management Advisory Committee.
Land Contamination Report
This report is to provide a preliminary assessment of all contaminants on the subject site in accordance with the NSW Environment Protection Authority’s (now known as the Office of Environment and Heritage) Contaminated Sites – Guidelines for Consultants Reporting on Contaminated Sites and Contaminated Sites – Sampling Design Guidelines.
Additional studies may be required following an assessment of the planning proposal.
A report will be put to Council following the assessment of the planning proposal and VPA. At this point, should Council proceed to support the planning proposal it will be submitted to the Department of Planning and Infrastructure for Gateway Determination.
The preliminary rezoning concept
proposes to rezone the southern portion of the subject site to R4 High Density
Residential under the Parramatta LEP 2011 so as to permit residential flat
buildings. The proposal seeks a predominant building height of 15.8m (4
storeys) with a maximum building height of 18.8m (5 storeys). The northern
portion of the site is proposed to be rezoned to SP2 Infrastructure under
Parramatta LEP 2011 to facilitate a 148 space multi-storey
The industrial uses on the land are reaching, or have reached the end of their economic life. The site is well located in proximity of the Granville Town Centre and would rejuvenate the locality. The loss of employment land can be justified.
More detailed technical studies and investigations are required to justify different aspects of a future planning proposal including traffic, amenity, building height and floor space ratio.
Council’s endorsement is required to further explore the concept presented by way of a planning proposal with the necessary studies submitted by the applicant that addresses the matters raised in this report.