PLANNING PROPOSAL - City of Parramatta · Planning Proposal – 21 & 21A Tucks Road, Toongabbie D04000775 (RZ/11/2015)) 5 The land is subject to planning controls provided under Parramatta

PLANNING PROPOSAL Toongabbie Leisure Centre & Tennis Courts 21 & 21A Tucks Road, Toongabbie

Planning Proposal – 21 & 21A Tucks Road, Toongabbie

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Planning Proposal drafts

Proponent versions:

No. Author Version

1. Caladines Town Planning P/L April 2015

Council versions:

No. Author Version

1. Parramatta City Council 14 December 2015- Council Meeting recommending

Gateway Determination

2. Parramatta City Council 23 December 2015- amend to reflect Council resolution

of 14 December 2015 to sen to Department of Planning

& Environment for Gateway Determination

3. City of Parramatta Council April 2017 – Public Exhibition Version amended to align

with conditions of Gateway Determination issued 10

June 2016


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Contents

INTRODUCTION ..................................................................................................................................... 4

Background and context .................................................................................................................. 4

PART 1 – OBJECTIVES OR INTENDED OUTCOMES ......................................................................... 6

PART 2 – EXPLANATION OF PROVISIONS ........................................................................................ 6

2.1 Other relevant matters .......................................................................................................... 6

PART 3 – JUSTIFICATION .................................................................................................................... 7

3.1 Section A - Need for the planning proposal ....................................................................... 7

3.2 Section B – Relationship to strategic planning framework .............................................. 7

3.3 Section C – Environmental, social and economic impact .............................................. 13

3.4 Section D – State and Commonwealth Interests ............................................................. 16

PART 4 – MAPPING ............................................................................................................................. 17

4.1 Existing controls ................................................................................................................. 17

4.2 Proposed controls .............................................................................................................. 22

PART 5 – COMMUNITY CONSULTATION ......................................................................................... 25

PART 6 – PROJECT TIMELINE .......................................................................................................... 25

Appendix 1 – Gateway Determination ...................................................................................................

Appendix 2 – Indicative Building Design ..............................................................................................

Appendix 3 – Address of 117 Direction 4.3 Flood Prone Land ..........................................................

Appendix 4 – Traffic & Parking Assessment Report ...........................................................................


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INTRODUCTION

This planning proposal explains the intended effect of, and justification for, the proposed amendment to Parramatta Local Environmental Plan 2011. It has been prepared in accordance with Section 55 of the Environmental Planning and Assessment Act 1979 and the Department of Planning and Environment guides, 'A Guide to Preparing Local Environment Plans' (April 2013) and 'A Guide to Preparing Planning Proposals' (October 2012).

Background and context

On 29 April 2015, a planning proposal was lodged with Council relating to land at 21 and 21A Tucks Road, Toongabbie, being Lots 1 ad 2 in DP 1129995. The subject site is shown in Figure 1 below.

Figure 1 – Site Map 21 & 21A Tucks Road, Toongabbie


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The land is subject to planning controls provided under Parramatta Local Environmental Plan 2011 (PLEP 2011). The existing and proposed LEP controls are summarised in Table 1 below.

Control Current* Planning Proposal*

Zoning Part B1 Neighbourhood Centre

Part R2 Low Density Residential

B4 Mixed Use

Height Part 12m

Part 9m

Part 15m

Part 9m

FSR Part 1.5:1

Part 0.5:1

1.25:1

Table 1 – Summary of current and proposed controls under Parramatta LEP 2011

* See Maps in Section 4 ‘Mapping’

Changes in this version of the Planning Proposal

This version of the Planning Proposal includes changes as required by the Gateway Determination

dated 10 June 2016 (see Appendix 1) which revises the FSR to a maximum of 1.25:1 across the

site.


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PART 1 – OBJECTIVES OR INTENDED OUTCOMES

The objective of this planning proposal is to enable the redevelopment of the land at 21 & 21A Tucks Road, Toongabbie for the purpose of a mixed use development comprising residential and commercial uses, including indoor and outdoor recreational facilities.

PART 2 – EXPLANATION OF PROVISIONS

This planning proposal seeks to amend Parramatta Local Environmental Plan 2011 (PLEP 2011) in relation to zoning, height and floor space ratio controls as detailed below.

Control Current Sought by Planning Proposal

Required LEP Amendment*

Zoning Part B1 Neighbourhood Centre

Part R2 Low Density Residential

B4 Mixed Use Amend Map Sheet LZN_001

Height Part 12m

Part 9m

Part 15m

Part 9m

Amend Map Sheet HOB_001

FSR Part 1.5:1

Part 0.5:1

1.25:1 Amend Map Sheet FSR_001

Table 2 – Summary of required amendments to PLEP 2011

* See Maps in Section 4 ‘Mapping’

2.1 Other relevant matters

2.1.1 Voluntary Planning Agreement

A Draft Voluntary Planning Agreement accompanies this planning proposal. The draft VPA offer includes the construction of a roundabout and associated works at the intersection of Tucks Road and Fitzwilliam Road. The Draft VPA is exhibited concurrently with the Planning Proposal.

2.1.2 Draft Development Control Plan (DCP)

A site specific draft DCP has been prepared to inform future built form controls and site specific issues. The Draft DCP is exhibited concurrently with the Planning Proposal.


This version of the Planning Proposal includes changes as required by the Gateway Determination

dated 10 June 2016 (see Appendix 1) which revises the FSR to a maximum of 1.25:1 across the

site.


This version of the Planning Proposal includes details of the associated draft Development

Control Plan and draft Voluntary Planning Agreement.


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PART 3 – JUSTIFICATION

This part describes the reasons for the proposed outcomes and development standards in the planning proposal.

3.1 Section A - Need for the planning proposal This section establishes the need for a planning proposal in achieving the key outcome and objectives. The set questions address the strategic origins of the proposal and whether amending the LEP is the best mechanism to achieve the aims of the proposal.

3.1.1 Is the Planning Proposal a result of any study or report?

The planning proposal is not the result of a study or report. However, the existing site land use zoning and built form over part of the site is inconsistent with the predominant low density land use in the area. The planning controls applied as part of the Parramatta Local Environmental Plan 2011 attempted to reflect the existing land use. Furthermore, site testing has revealed that the densities applied to the site (in part) are not achievable within the existing height controls. This planning proposal seeks to redistribute the density across the site as a whole and enable heights to achieve the density while addressing site specific constraints including flooding. 3.1.2 Is the Planning Proposal the best means of achieving the objectives or

intended outcomes, or is there a better way?

A planning proposal seeking to amend PLEP 2011 is the most effective way of providing certainty for Council, the local community and the landowner and allows for orderly and economic development of the land. The existing zoning, height and FSR standards would not permit part of the form of development envisaged in the planning proposal.

3.2 Section B – Relationship to strategic planning framework

This section assesses the relevance of the planning proposal to the directions outlined in key strategic planning policy documents. Questions in this section consider state and local government plans including the NSW Government’s Plan for Growing Sydney, draft District Plan and subregional strategy, State Environmental Planning Policies, local strategic and community plans and applicable Ministerial Directions.

3.2.1 Is the planning proposal consistent with the objectives and actions

contained within the applicable regional or sub-regional strategy?

A Plan for Growing Sydney

A Plan for Growing Sydney (the Sydney Metropolitan Strategy) was released in December 2014 and is the NSW Government’s 20-year plan for the Sydney Metropolitan Area. It provides direction for Sydney’s productivity, environmental management, and liveability; and for the location of housing, employment, infrastructure and open space. The Strategy identifies three planning principles that will guide how Sydney grows: Principle 1: Increasing housing choice around all centres through urban renewal in

established areas

Principle 2: Stronger economic development in strategic centres and transport gateways


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Principle 3: Connecting centres with a networked transport system

The planning proposal supports the principals of the Metropolitan Strategy through the increase in housing choice via urban renewal. The site is also located within proximity to existing transport networks. The redevelopment of the site will result in a mix of residential, commercial and recreational land uses enabling the economic use of the land and providing housing choice and renewed recreational facilities in an established suburban location.

West Central Draft Subregional Strategy & District Plans

The draft West Central Sub-Regional Strategy 2007 was prepared under the NSW Government’s 2005 Metropolitan Strategy. The NSW state government is currently working on ‘District Plans’ to be prepared in consultation with Councils and the local community. The District Plans will:

Influence the delivery of housing supply;

Inform and influence the planning for business activity and investment to

encourage jobs growth, particularly in strategic centres and transport gateways;

Inform the decision making for infrastructure planning; and

Provide guidance on urban planning issues.

Parramatta local government area is located within the West Central District. The Department of Planning & Environment’s population, dwelling and household projections estimate that the population of the West Central District is projected to grow by more than 478,600 people over the next 20 years. Both population increase and change in household size will result in demand for an additional 183,750 new homes in the district to 2031.

Priorities for the West Central District of relevance to the subject site include:

Work with councils to identify suitable locations for new services, homes and jobs

close to transport including the North West Rail Link, the Western Line, the

Cumberland Line, the Carlingford Line, the Bankstown Line, Sydney Rapid Transit

and bus T-Ways.

Work with councils to identify opportunities to revitalise suburbs.

The planning proposal will result in an increase of housing supply and mix in an area in proximity to both the Western Railway Line and bus T-Way. The future redevelopment of the site will also revitalise the immediate locality through removal of disused tennis courts and provision of new recreational facilities to service the local community.

Draft West Central District Plan The draft West Central District Plan has been prepared by the Greater Sydney commission and provides a 20-year vision for the West Central District of Greater Sydney, including Parramatta, Cumberland, Blacktown and The Hills local government areas. The draft West Central District Plan is one of six draft District Plans developed by the Greater Sydney Commission for each of Sydney’s Districts.


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The draft Plan identifies Greater Parramatta and the Olympic Peninsula (GPOP) as a place that ‘will sit at the District’s and Greater Sydney’s heart.’ The GPOP area is anticipated to experience the most significant urban transformation over the next 10 to 15 years.

The draft Plan broadly identifies the need for the West Central District to provide an additional 49,400 dwellings in the next 5 years (approximately 10,000 dwellings per annum). A 21,650 dwelling target has been set under the draft Plan for the Parramatta LGA to be delivered in the next 5 years.

The subject planning proposal will contribute to an increase in housing supply sought under the draft District Plan.

3.2.2 Is the planning proposal consistent with the local council’s Community

Strategic Plan or other local strategic plan?

The following strategic planning documents are relevant to the planning proposal. Parramatta 2038 Community Strategic Plan

Parramatta 2038 is a long term Community Strategic Plan for the City of Parramatta and it links to the long-term future of Sydney. The plan formalises several big and transformational ideas for the City and the region. The planning proposal is considered to meet the strategies and key objectives identified in the plan including the ‘People and Neighbourhoods’ strategy that focuses on health and recreation, housing provision, learning and development, and building cohesive, safe neighbourhoods. The planning proposal is considered to meet the strategies by allowing for an appropriate mix of residential and recreational uses which will support the local neighbourhood and revitalisation of a large underutilised site. The development will also increase housing supply and choice in an area serviced by existing infrastructure and public transport. 3.2.3 Is the planning proposal consistent with the applicable State Environmental

Planning Policies?

The following State Environmental Planning Policies are of relevance to the site. State Environmental Planning Policy No. 32 - Urban Consolidation (Redevelopment of Urban Land)

The intention of the State Environmental Planning Policy No. 32 Urban Consolidation (Redevelopment of Urban Land) is to ensure that urban consolidation objectives are met in all urban areas throughout the State. The policy focuses on the redevelopment of urban land that is no longer required for the purpose it is currently zoned or used, and encourages local councils to pursue their own urban consolidation strategies to help implement the aims and objectives of the policy. The planning proposal is consistent with the SEPP given its purpose is for the orderly and economic development of the land for mixed use residential housing and commercial development in a location which benefits from suitable infrastructure.


This version of the Planning Proposal references the draft West Central District Plan release in

late 2016.


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State Environmental Planning Policy No. 55 – Remediation of Land

The underlying aim of SEPP No. 55 is to promote the remediation of contaminated land for the purpose of reducing the risk of harm to human health or any other aspect of the environment. Residential development is already permitted on the site. The site has consistently been used for recreational purposes for the last 30 years. Given this context, the site is unlikely to be contaminated. However, SEPP 55 will be required to be addressed as part of any future development application, and appropriate investigations can be undertaken at that time.

State Environmental Planning Policy No. 65 – Design Quality of Residential Flat Development

SEPP 65 was recently amended and no longer requires that a provision be included in a draft instrument to ensure the achievement of design quality in accordance with the design quality principles; and having regard to the Apartment Design Guide.

SEPP 65 is required to be considered during the assessment of any future development application on the site that includes three or more storeys and four or more dwellings and it is reasonable to expect that a design concept supporting a planning proposal demonstrates compliance with the Apartment Design Guide. An Indicative Building Design provided by the applicant has had regard to the requirements of the SEPP and Apartment Design Guidelines (refer Appendix 2). 3.2.4 Is the planning proposal consistent with applicable Ministerial Directions

(s.117 directions)

In accordance with Clause 117(2) of the EP&A Act 1979 the Minister issues directions for the relevant planning authorities to follow when preparing planning proposals for new LEPs. The directions are listed under the following categories:

Employment and resources

Environment and heritage

Housing, infrastructure and urban development

Hazard and risk

Regional planning

Local plan making

Metropolitan planning The following directions are considered relevant to the subject planning proposal. Employment and Resources - 1.1 Business and Industrial Zones

Business and Industrial Zones The objectives of this direction are to:

a) encourage employment growth in suitable locations, b) protect employment land in business and industrial zones, and c) support the viability of identified strategic centres.

The planning proposal seeks to maintain a business zoning on the site allowing for a mix of residential and non-residential uses, including indoor and outdoor recreation facilities in the form of a gym, pool, tennis courts and squash courts.


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This planning proposal is consistent with the strategic directions outlined in state and local planning strategies including A Plan for Growing Sydney, and Parramatta 2038 community Strategic Plan. The level of employment on site is likely to be consistent with the existing use of the site which currently comprises, gym, squash courts and tennis courts. Housing, infrastructure and urban development - 3.1 Residential Zones

The objectives of this direction are:

a) to encourage a variety and choice of housing types to provide for existing and future housing needs,

b) to make efficient use of existing infrastructure and services and ensure that new housing has appropriate access to infrastructure and services, and

c) to minimise the impact of residential development on the environment and resource lands.

The planning proposal is consistent with the objectives of this direction as it will increase residential densities and housing choice in a location that is in proximity to public transport, shops, employment and recreational opportunities. The increased density and future built form sought by the planning proposal will result in minimal impact upon the surrounding locality. Any future development would need to have regard to site specific DCP controls designed to minimise the bulk and scale of development, and to minimise overlooking and overshadowing of nearby residential properties. Housing, Infrastructure and Urban Development - 3.4 Integrating Land Use and Transport

The objective of this direction is to ensure that urban structures, building forms, land use locations, development designs, subdivision and street layouts achieve the following planning objectives:

a) improving access to housing, jobs and services by walking, cycling and public transport, and

b) increasing the choice of available transport and reducing dependence on cars, and

c) reducing travel demand including the number of trips generated by development and the distances travelled, especially by car, and

d) supporting the efficient and viable operation of public transport services, and e) providing for the efficient movement of freight.

The subject site is located within 800m of Toongabbie Railway Station and is also in proximity to the T-bus way. Increasing the density of development in the walking catchment around transport nodes, will support the viability of existing and proposed public transport services and reduce dependence on cars. The proposal integrates land use and transport outcomes. Hazard and risk - 4.1 Acid Sulfate Soils

The objective of this direction is to avoid significant adverse environmental impacts from the use of land that has a probability of containing acid sulfate soils. Council has no Acid Sulfate Soil information relating to the subject site. Nonetheless, clause 6.1 (Acid Sulfate Soil) of Parramatta LEP 2011 will be required to be addressed as part of any future development application for the site, including the potential requirement for the preparation of Acid Sulfate Soils Management Plan where relevant.


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Hazard and risk - 4.3 Flood Prone Land

This direction applies where a planning proposal creates, removes or alters a zone or a provision that affects flood prone land. The planning proposal seeks to increase the density of residential development in an area identified as being flood prone. The objectives of this direction are:

a) to ensure that development of flood prone land is consistent with the NSW Government’s Flood Prone Land Policy and the principles of the Floodplain Development Manual 2005, and

b) to ensure that the provisions of an LEP on flood prone land is commensurate with flood hazard and includes consideration of the potential flood impacts both on and off the subject land.

The subject site the site is located at the confluence of 4 creeks (Toongabbie, Pendle Hill, Greystanes & Blacktown Creeks) and is affected by the 1 in 2, 1 in 5, 1 in 20, 1 in 100; 1 in 200, 1 in 500 and PMF flood events, with the PMF flood level being almost 5 metres above existing ground levels. The following flood levels apply at this location:

2 Year ARI ………….. RL 25.42m AHD

5 Year ARI ………….. RL 25.55m AHD

20 Year ARI ………… RL 25.60m AHD

50 Year ARI ………… RL 25.63m AHD

100 Year ARI ………. RL 25.65m AHD



PMF ………………… RL 30.02m AHD

Council’s Engineer has indicated that future redevelopment could comply with the requirements set out in Council’s current Floodplain Matrix with respect to habitable floor levels to be built 0.5m above the 1 in 100 year flood event. Concern is raised with respect to future basement parking, and evacuation in events greater than the 1 in 100 event. The site would rely upon appropriate ‘shelter in place’ strategies, Emergency Management Plan and appropriate basement design. These matters can be addressed in detail as part of a future development application. The applicant has provided a detailed address of 117 Direction 4.3 Flood Prone Land prepared by HKMA Engineers dated August 2015 (see Appendix 3). In response to the requirement of condition 1(b) of the Gateway Determination Council’s Engineer has advised that: ‘The amended proposal is generally consistent with the NSW Flood Prone Land Policy and the principles of the NSW Floodplain Development Manual (2005) (see also Appendix 3)


This version of the Planning Proposal addresses consistency with the NSW Flood Prone Land

Policy and the principles of the NSW Floodplain Development Manual (2005).as required by

the Gateway Determination dated 10 June 2016.


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3.3 Section C – Environmental, social and economic impact

This section considers the potential environmental, social and economic impacts that may result from the Planning Proposal. 3.3.1 Is there any likelihood that critical habitat or threatened species, populations or

ecological communities, or their habitats, will be adversely affected as a result of the proposal?

The site is located within an urban environment and is void of any vegetation. The site is not known to contain critical habitat or threatened species, populations or ecological communities, or their habitats.

3.3.2 Are there any other likely environmental effects as a result of the planning

proposal and how are they proposed to be managed?

The main potential environmental impacts to be examined in detail with any future development proposal for the site are:

Urban Design and Built Form

Flooding

Traffic

Acid Sulfate Soils

Contamination

Loss of recreational land

Urban Design and Built Form

An indicative building design prepared by Zhinar Architects (see Appendix 2) demonstrates the intended redevelopment concept for the site, being a mixed use development comprising a mix of residential dwellings and indoor and outdoor recreation facilities including gym, swimming pool, squash courts and tennis courts. The indicative building design has had regard to requirements of SEPP 65 and the Apartment Design Guidelines and comprises a part 3 storey and part 4 storey development with the 4th storey element being setback from the property boundaries. Building Height As shown in Figure 2 below, the indicative building sections demonstrate a maximum building height of RL38.7 (approx. 13.4m) with lift overrun of RL39.7 (approx. 14.4m). These heights are predicated on the finished floor level of the ground level units being RL 26 (as per the applicant’s indicative design). However, as the site is flood affected, the ground floor units will be required to have a finished floor level (FFL) 0.5m above the 1 in 100 year flood event. Council’s Senior Catchment Management Engineer has advised that the 1 in 100 year flood level in this location is RL25.65. As such the FFL for all ground level units will be required to be 26.15 at minimum, pushing the building height up to approximately 14.55m. A maximum building height of 15m will enable a 4 storey building on the site, having regard to site specific height constraints relating to flooding.


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A site specific DCP has been prepared limiting the development to 4 storeys in height and demonstrating where the ‘4th storey’ element may be suitable. Upper level building setbacks for the 4th storey are also incldued in the DCP to ensure minimal visual impact from public domain and adjacent properties, and to minimise overlooking into nearby properties.

Figure 2: Indicative building section

Floor Space Ratio (FSR) The indicative building design provided at Appendix 2 demonstrates that future redevelopment of the site could comprise approximately 6,860m² of residential gross floor area (GFA) (80 units); 2,380m² of commercial GFA (sports centre) and 1,600m² of tennis courts. It is noted that the tennis courts are unlikely to be considered a ‘building’ or ‘structure’ and therefore are not likely to comprise GFA and have not been included in the calculations to determine FSR. Council’s Urban Design Officer has reviewed the indicative building envelope diagrams provided. When considered across the site as a whole (including the site area to be redeveloped as new tennis courts) the indicative scheme has an FSR of approximately 1.22:1 (refer Figure 3). When considered over the site where the area of the tennis court is deducted from the site area, the scheme has a density of 1.56:1 (refer Figure 4). An FSR of 1.25:1 across the entire site is proposed to enable the built form to be developed as demonstrated in the indicative building design, including the undeveloped tennis court area at the southern portion of the site, which provides separation to the adjoining detached dwellings.


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Figure 3: Site Area: 7,429m² (entire site) Figure 4: Site Area 5,829m²

Flooding

Refer to the response in Section 3.2.4 ‘Hazard and risk - 4.3 Flood Prone Land’. Transport and Accessibility

A Traffic and Parking Assessment Report assessing the planning proposal has been prepared by Varga Traffic Planning (Appendix 4). The Assessment finds that the proposal is acceptable in terms of traffic, transport and parking. Council’s Service Manager Traffic and Transport has indicated that the proposal would increase traffic movements at the intersection of Tucks Road and Fitzwilliam Street. It is suggested that an upgrade of the intersection to a roundabout would be required at some point in the future, however, this would not necessarily be on the basis of the subject rezoning alone. Further consideration of the traffic implications will be required to be undertaken as part of a future development application.

Contamination

Refer to the response in Section 3.2.3 ‘State Environmental Planning Policy No. 55 – Remediation of Land’.

Acid Sulfate Soils

Refer to the response in Section 3.2.4 ‘Hazard and risk - 4.1 Acid Sulfate Soils’.

Total site area

7,429 m²

FSR 1.22:1

Site area

Excl. new tennis

court area 5,829m²

FSR 1.56:1


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Loss of Recreational Land

The site is currently used for recreational purposes (gym, squash courts and tennis courts), with the land and business use being in private ownership. The applicant has indicated an intention to rebuild a gym and two (2) tennis courts on the site. Council’s Service Manager Recreation Facilities & Programs raised no objection to the proposal but indicated that any increase in density would increase demand for nearby Council owned recreation and open space facilities. However, any additional new recreation facilities provided by the redevelopment of the site could enhance the recreation offering in the area.

3.3.3 How has the planning proposal adequately addressed any social and economic effects?

The planning proposal has the potential to improve the public domain, and provide for new recreational facilities to service the local community. The future development will likely incorporate a mix of apartment types to respond to the local population market demand and potentially contributing to housing choice and affordability. Based on the assumed development outcomes the proposal has the potential to generate jobs during the construction phase and permanent jobs following completion of the development. Furthermore, the redevelopment of existing recreational facilities as indicated by the proposal will provide a superior offering to the community and will provide social benefits for the local community. Concerns of the local community and/or state government agencies will be addressed via public exhibition of the planning proposal and accompanying DCP and VPA. Furthermore, the assessment of any future development application will explore the social and economic benefits in more detail.

3.4 Section D – State and Commonwealth Interests

3.4.1 Is there adequate public infrastructure for the planning proposal?

The subject land is approximately 800m walking distance from Toongabbie Railway Station and is also in proximity to the T-bus Way. Civil and utility infrastructure is suitable to service the subject land and support the proposed development. Redevelopment of the subject site can optimise public infrastructure investment. However, it is recommended that the relevant infrastructure agencies be consulted during the planning proposal process.

3.4.2 What are the views of State and Commonwealth public authorities

consulted in accordance with the gateway determination?

Relevant State and Commonwealth Public authorities will be consulted in accordance with the requirements of any future Gateway determination.


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PART 4 – MAPPING

This section contains the mapping for this planning proposal in accordance with the DP&E’s guidelines on LEPs and Planning Proposals.

4.1 Existing controls

This section contains map extracts from PLEP 2011 which illustrate the current controls applying to the site.

Figure 5 – Existing land zoning extracted from PLEP 2011 Land Zoning Maps

Figure 5 above illustrates the existing part R2 Low Density Residential, and part B1 Neighbourhood Centre zoning applying to the site.


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Figure 6 – Existing building heights extracted from PLEP 2011 Height of Buildings Maps Figure 6 above illustrates the existing part 9 metre, and part 12 metre height limit applying to the site.


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Figure 7 – Existing floor space ratio extracted from the PLEP 2011 Floor Space Ratio Map

Figure 7 above illustrates the existing part 0.5:1, and part 1.5:1 FSR applying the site.


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Figure 8 – Existing flood mapping extracted from the Parramatta Geographic Information System

database

Figure 8 above illustrates the 1 in 20 year, 1 in 100 year and probable maximum flood events for the site and its immediate vicinity.


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Figure 9 – Existing flood hazard mapping extracted from the Parramatta Geographic Information

system database

Figure 9 above illustrates the low, medium and high hazard flood affectation of the site and its immediate vicinity.


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4.2 Proposed controls

The figures in this section illustrate the proposed zoning, building height and floor space ratio controls sought by this planning proposal.

Figure 10 – Proposed amendment to the PLEP 2011 Land Zoning Map Figure 10 above illustrates the proposed B4 Mixed Use zoning across the site.


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Figure 11 – Proposed amendment to the PLEP 2011 Height of Building Map Figure 11 above illustrates retention of the 9 height limit at the southern end of the site and proposed maximum building height of 15 metres over the remaining portion of the site.


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Figure 12 – Proposed amendment to the PLEP 2011 Floor Space Ratio Map

Figure 12 above illustrates the proposed 1.25:1 FSR over the site. This would form a new key in the legend known as ‘P2. The correct colour, label and updated legend would be applied as part of the amendment to PLEP 2011.


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PART 5 – COMMUNITY CONSULTATION

In accordance with Section 57(2) of the EP&A Act 1979, the Director-General of Planning must approve the form of the planning proposal, as revised to comply with the gateway determination, before community consultation is undertaken. Public exhibition will include:

newspaper advertisement;

display on the Council’s web-site; and

written notification to adjoining landowners. The Gateway Determination provided at Appendix 1 specifies the level of public consultation that must be undertaken in relation to the planning proposal including with government agencies. The agencies specified include:

Transport for NSW – Roads and Maritime Services;

NSW State Emergency Services; and

Office of Environment and Heritage (Flood Division). Pursuant to Section 57(8) of the EP&A Act 1979 the Responsible Planning Authority must consider any submissions made concerning the proposed instrument and the report of any public hearing.

PART 6 – PROJECT TIMELINE

The following steps are anticipated:

Commencement and completion dates for public exhibition period and government agency notification

Consideration of submissions Consideration of proposal post exhibition and reporting to Council Submission to the Department to finalise the LEP Notification of instrument


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Appendix 1 – Gateway Determination


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Appendix 2 – Indicative Building Design


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Appendix 3 – Address of 117 Direction 4.3 Flood Prone Land


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Appendix 4 – Traffic & Parking Assessment Report


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Prepared by City of Parramatta Council

Documents

PLANNING PROPOSAL - City of Parramatta · Planning Proposal – 21 & 21A Tucks Road, Toongabbie D04000775 (RZ/11/2015)) 5 The land is subject to planning controls provided under Parramatta