Item 8.15 - Attachment 1 |
Detailed Report |
DETAILED
REPORT
BACKGROUND
On 9
February 2009, Council adopted the draft comprehensive
The
original Planning Proposal related to twenty-nine (29) Council owned sites that
had been identified as being surplus to requirements. The intention of the planning proposal was to
rezone and reclassify various sites and to remove heritage listings from two of
the properties. The original 29 sites
are listed as follows:
1. 10 Emma Crescent,
Constitution Hill
2. 47 Carson Street, Dundas
3. 7 Ronald Avenue, Dundas
4. 14 King Street, Dundas
Valley
5. 7 Wyralla Avenue, Epping
6. 20B Spurway Street,
Ermington
7. 64 Fitzgerald Road,
Ermington
8. 38 Atkins Road,
Ermington
9. 22A Cowells Lane,
Ermington
10. 1B-1D, 1F and 1G Memorial
Drive, Granville
11. 40 Cowper Street,
Granville
12. 44 Brazier Street,
Guildford
13. 294 Railway Terrace, 271A
and 289 Guildford Road, Guildford
14. 4 and 6 Wharf Road and
661 Victoria Road, Melrose Park
15. 4A Vairys Crescent,
Merrylands
16. 118 Oakes Road, Old
Toongabbie
17. 1A Morton Street,
Parramatta
18. 38 Marion Street,
Parramatta
19. 42 Bridge Street,
Rydalmere
20. 400A Victoria Road,
Rydalmere
21. 12 Brodie Street,
Rydalmere
22. Boundary Street, South
Granville
23. 1A Bonar Street and 29
Wylde Street, Telopea
24. 21A Tucks Road,
Toongabbie
25. 2 Ancona Avenue,
Toongabbie
26. 20 Caithness Crescent,
Winston Hills
27. 52 Caroline Chisholm
Drive, Winston Hills
28. 401 Old Windsor Road,
Winston Hills
29. 2 Ursula Street, Winston
Hills
Don
Fox Planning were appointed to prepare the documentation for the Planning
Proposal. The Planning Proposal was
submitted to the NSW Department of Planning and Infrastructure in June 2010
seeking Gateway Determination. Council
was subsequently notified in July 2010 that the Proposal was able to be
publicly exhibited with further revisions to the Gateway determination issued
in August and September 2010. The
original Planning Proposal was publicly exhibited from 14 September until 22
October 2010 and a total of 33 submissions were received in response. Under the Local Government Act, 1993, a
public hearing is required to be held in relation to Planning Proposals that
involve the reclassification of land. As
such, a public hearing was held on 28 February 2011 and was facilitated by an independent
chairperson, Andy Ludvik of Ludvik and Associates Pty. Ltd. A total of 20 people addressed the public
hearing.
Council
considered the results of the community consultation at its meeting on 23 May
2011 and resolved as follows:
“(a) That
Council consider this report, its attachments and all submissions in accordance
with section 58 of the Environmental Planning & Assessment Act, 1979 and
approve the following;
1. The
rezoning and reclassifications of the sites as identified within Attachment 2
under the headings Proposed Zone and PDG Recommendations with the following
changes:-
2. (i) That 7 Wyralla Avenue,
Epping remain as community land in accordance with the recommendation of the
Independent Chairperson; (ii)
That 22A Cowells Lane, Ermington remain as Community Land.
2 The rezoning to B4 and reclassification to
operational of the following RTA owned land subject to the Care Control and
Management of Council;
· Lot
1 and
3 The following heritage items be
removed from Schedule 5 of the Draft
·
·
(b) That
Council adopt the Planning Proposal as amended in this report and forward
it to the Department of Planning for finalisation and gazettal
(c) Further,
that all persons who made submissions be advised of the outcome.”
In
summary, Council resolved to proceed with the Planning Proposal, however, with
the deletion of the following four sites:
1. Emma Crescent,
Constitution Hill
2. 14 King Street, Dundas
Valley
3. 7 Wyralla Avenue, Epping
4. 22A Cowells Lane,
Ermington
The Planning Proposal was amended to
reflect Council’s adopted changes and forwarded to the NSW Department of
Planning and Infrastructure on
13 July 2011, requesting the Department draft the relevant planning instrument
and finalise the plan.
A response was subsequently received from the Department requesting
Council to re-exhibit a revised Planning Proposal which identifies the sites on
an individual basis where interests are to be discharged from the title of the
land. They also requested the exhibition
of additional information regarding the development standards that apply to the
subject sites under the newly notified Parramatta LEP 2011 so as to provide a
baseline comparison with the changes to development standards being sought by
the Planning Proposal. In recognition of
the additional time frame required for re-exhibition, the Department has
extended the date to finalise the Planning Proposal by 10 months to 14 April
2012.
The re-exhibition was also seen as an opportunity to clarify
some details as follows:-
· The maps relating to site No. 13
(294 Railway Terrace, 271A and 289 Guildford Road, Guildford) incorrectly
included a privately owned site (No. 300 Railway Terrace, Guildford). Reference was not made to this parcel in the
Site Reference Table in the Appendix of the Planning Proposal. Council is currently finalising the
acquisition of this site to incorporate it in the redevelopment of site no.
13. The re-exhibited revised Planning
Proposal did not include this parcel on the maps. Once Council has completed the acquisition of
the parcel, it will be the subject of a future Planning Proposal.
· Site No. 14 (4 and 6 Wharf Road and
661 Victoria Road, Melrose Park) incorporates 2 parcels of land owned by the
RTA which are under the care, control and management of Council. These 2 parcels (Lots 1 and 2 DP 221045) were
included in the maps within the exhibited Planning Proposal. However, they were not listed within the Site
Reference Table at Appendix B. Council’s
resolution from 23 May 2011 was to include these 2 parcels. The revised Planning Proposal includes these
2 parcels within the Site Reference table.
· It has also been identified that the
exhibited material within the Planning Proposal should have included amendments
to the Parramatta LEP 2011 map layers relating to the “minimum allotment size”
and “minimum allotment size for dual occupancy”. Under the Parramatta LEP 2011, all land with
a residential zoning must be included within both of these map layers. This is addressed in the revised Site
Reference Table at Attachment 2.
ADDITIONAL INFORMATION EXHIBITED
The revised Planning Proposal, including the additional
information was re-exhibited from 5 October until 4 November 2011. Council was notified of the re-exhibition by
way of a memo dated 27 September 2011 published in the Councillors’ Information
Booklet. The additional information
exhibited was as follows:
· Details of interests to be discharged and interests
to remain. “Interests” refers to
affectations on title such as trusts, caveats, covenants, public reserves,
rights of carriageway, easements etc… These details were provided in two of the
documents attached to this report, being Attachment
2 (site reference table) and Attachment
3 (Schedule 4 Information) . Attachment 2 provides all of the relevant
information regarding the sites including proposed changes to development
standards and details the interests that are to be discharged and those that
are to remain. Attachment 3 only
concerns the issue of interests and clearly distinguishes between those
properties where interests are to be discharged and those where there are no
interests to be discharged. It is
presented in a format similar to how it would appear in Schedule 4 of the Parramatta
LEP 2011.
· Attachment 2 (site reference table) incorporates
information regarding the zonings and the development standards that currently apply
to the land under Parramatta LEP 2011.
(Development standards in this context, refers to floor space ratio and
height.) Some of these zonings and
development standards will change as a result of the Planning Proposal which is
outlined in the site reference table.
Also included in the table is information regarding the minimum lot size
for subdivision and the minimum lot size for dual occupancy development. This standard is incorporated in the Parramatta
LEP 2011 as a map and is required to be applied to all land with a residential
zoning.
· The revised Planning Proposal has deleted No. 300
Railway Terrace from the maps of site 13.
The amended maps for site 13 were included in the re-exhibition material
and are included as Attachment 4.
· The revised Planning Proposal has
included the 2 parcels that are owned by the RTA and under Council’s care,
control and management (Lots 1 and 2 DP 221045) within site No. 14 (4 and 6
Wharf Road and 661 Victoria Road, Melrose Park). The 2 parcels are included within the Site
Reference Table at Attachment 2.
SUBMISSIONS
Council
received two (2) submissions being from the NSW Heritage Council (see Attachment 5) and Chris Young Planning
on behalf of the Ermington Gospel Trust.
(It is noted that the NSW Heritage Council were notified during the
original exhibition in September/October 2010, however, have made a submission
to the re-exhibition in October/November 2011).
Submission
from the NSW Heritage Council
The
NSW Heritage Council raised no objection to the removal of the heritage listing
from
In
this regard, site no. 17 (1A
Site
no. 21 (
Submission
on behalf of Ermington Gospel Trust
The
submission from the Ermington Gospel Trust raises the following concerns
relating to site no. 14 (Nos.
1. Lots 2 and 3 DP 588575 were
previously owned by the Ermington Gospel Trust and were required by Council to
be dedicated free of cost as a condition of consent in 1977. Council subsequently permitted the Gospel
Trust to construct a car park over Lot 2.
The Trust advise that they donated $1,000 to Council for the
construction of a playground over Lot 3 which was not constructed.
2. The Trust requests that
Council return Lots 2 and 3 to the ownership of the Trust at a fair and
reasonable cost and zone the land SP1 (Place of Public Worship) or a
combination of SP1 (Place of Public Worship) and RE2 Private Recreation.
3. The Trust suggests that they
could maintain Lot 3 as a vegetated and landscaped transition/buffer between
the Place of Public Worship and adjoining residential lands and any commercial
development on the residue lands of Bartlett Park.
4. The Trust requests that
Council zone the residue land of Bartlett Park to B6 Enterprise Corridor with a
maximum height limit of 12m in keeping with the height limit of surrounding
areas. The proposed height limit of 28m
and floor space ratio of 2.0:1 are out of keeping with the height and floor
space ratio controls permitted in the immediate locality. In this regard, the land zoned IN1 General
Industrial to the south has a height limit of 12m and a floor space ratio of
1:1. The land on the north-west corner
of Marsden Road and Victoria Road has a height limit of 12m and a floor space
ratio of 2:1. The Trust’s land to the
west of the site has a height of 9m and a floor space ratio of 0.5:1.
5. The Trust objects to the
proposed B4 Mixed Use zoning as it will be incompatible with the character of
the area. The site is not an accessible
location for residential development and does not have good access to public
transport and major road works would be required to make the site accessible.
6. B6 Enterprise Corridor is
preferred to the proposed zoning of B4 Mixed Use as the B4 zone could permit
uses in the area that are incompatible with the Place of Public Worship such as
hotels, restricted premises and registered clubs.
7. Lot 2 is currently affected by
an easement for railway purposes but in practice, contains high voltage
electricity transmission lines. As such,
no building can be erected on the lot and Council’s use of the land in any
redevelopment will presumably be to increase floor space ratio potential. The lot currently contains a car park related
to the Trust’s Place of Public Worship containing 150 vehicles which would need
to be relocated to the surrounding street network.
8. The land was previously
dedicated to Council for the purpose of open space. Should the land be no longer required for
this purpose, it should be returned to the ownership of the Trust. It should be zoned as SP1 (Place of Public
Worship) or at least Lot 2 should be zoned as SP1 with Lot 3 zoned as RE2
Private Recreation to serve as a landscape buffer between the Place of Public
Worship and the remainder of the site.
9. The submission raises the
concern that the proposed height of 28m will cause overshadowing of the Trust’s
Meeting Hall and properties on Hughes Avenue an loss of views.
Several
of the above issues were raised in the submission received from the Trust
during the previous exhibition of the Planning Proposal in September/October
2010.
The
Public Hearing held on 28 February 2011 was attended by Mr Chris Young of Chris
Young Planning who also raised the issues at the hearing. Council’s independent consultant, Mr Andy
Ludvik responded to the issues in his report as follows:-
“Council has indicated that:
· Part of the land is subject to easements for
electricity, batter, and drainage
· Business use of the site, including bulky goods
retailing is consistent with the ‘Preliminary Report into Future Use Options
2008 prepared by Allen Jack and Cottier; and
· Most of the easements are able to be retained.
Other than the commercial recreational use
of a small section of the land adjacent to the Victoria Road/Marsden Road
intersection and the use of part of the land for parking associated with the
Ermington Gospel Trust’s facility at 15 Hughes Avenue, there is no apparent
evidence of any recreation or community use of the land.
The site appears to have limited utility in
terms of its use for open space or community purposes.
The issue of ownership and reversion of
land to the Ermington Gospel Trust is properly a matter to be resolved between
the Council and the Trust.
It is not the role of this hearing to
resolve this issue.
In any event, the land would need to be
reclassified as ‘operational land’ if Council were to decide to return any of
the land to the Trust’s ownership.
Recommendation
The land be reclassified as ‘operational
land’ under the terms of the Local Government Act and Council should consider
the Ermington Gospel Trust’s submission relating to the history of the lands
acquisition and its request that land be restored to the Trust’s ownership.”
The
Trust’s submission raised several additional issues which are addressed below:-
The
Trust is concerned that a proposed zoning of B4 Mixed Use would permit several
land uses which are incompatible with the existing Place of Public Worship such
as restricted premises. It should be
noted that sex services premises are prohibited in both the B4 Mixed Use and B6
Enterprise Corridor zone. However,
registered club and pubs are permissible in both zones. The main land use that the Trust may have
concerns regarding is restricted premises as mentioned in their submission and
this land use is permissible in the B4 Mixed Use zone and prohibited in the B6
Enterprise Corridor zone.
The
submission from the Trust raises concerns which are presumably related to the
potential for restricted premises to give offence to the church community. Clause 6.8 of the Parramatta Local
Environmental Plan 2011 contains provisions which relate to restricted premises
and ensure that products and goods are not visible from outside the premises. Further, subclause (3) provides that: “In deciding whether to grant development
consent for the purpose of restricted premises, the consent authority must take
into account the impact the proposed development would have on any place that
is regularly frequented by children for educational, recreational or cultural
activities”. In addition, Section
5.6 of the Parramatta Development Control Plan is dedicated to both sex
services and restricted premises and is provided to ensure that such land uses
are located, designed and operated appropriately to minimise offence to the
community and loss of amenity for residents.
As such, issues regarding potential conflicts between restricted
premises and the existing Place of Public Worship are able to be addressed at
development application stage.
With
regard to the transfer of the land, it is acknowledged that
With
regard to potential overshadowing and loss of views, such issues will be
considered as part of the assessment of any development application received
for the site. Further, the areas most
likely to be affected by overshadowing to the south and west comprise car
parking related to industrial developments and the Trust’s car parking
area. The electricity transmission
easement on Lot 2 precludes development on much of this lot and will ensure
that Lot 2 acts as a buffer between the Trust’s property and the redevelopment
of
PUBLIC HEARING
At
the time of the preparation of this report, a Public Hearing was scheduled to
be conducted on Wednesday 7 December 2011.
The Hearing relates to the proposed reclassification of the sites and is
a requirement of the Local Government Act, 1993. Such Public Hearings are required to be
conducted by an independent facilitator who is required to furnish a report to
Council. A copy of the Public Hearing
Report will be provided to Councillors under separate cover by way of a memo,
as an addendum to this report prior to the Council Meeting.
NEXT
STEPS
Once adopted by Council, the revised
Planning Proposal will be forwarded to the Department of Planning and
Infrastructure with a request that they draft the appropriate instruments to implement the objectives of the
Planning Proposal and finalise the Plan.
The Planning Proposal will require an amendment to both the Parramatta
City Centre Local Environmental Plan 2007 and the Parramatta Local
Environmental Plan 2011.