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COUNCILLOR TAYLOR MOVED BY COUNCILLOR PRESTON MOVED THAT the minutes of the regular council meeting of October 27, 2015 be approved.MINUTES of the duly called regular meeting of The Hills Shire Council held in the council chambers on November 10, 2015.

MINUTES of the duly convened Ordinary Meeting of The Hills Shire Council held in the Council Chambers on 10 November 2015

ABSENT Clr Dr Lowe

CALL OF THE AGENDA

THE MOTION WAS PUT AND CARRIED

ITEM-3 LOCAL TRAFFIC COMMITTEE RECOMMENDATIONS - SEPTEMBER 2015

605 RESOLUTION

SETTLERS DRIVE RESERVE, 36A MEMORIAL AVENUE, KELLYVILLE

606 RESOLUTION

607 RESOLUTION

Council accept tenders from the following contractors and approve expenditure up to the Tender amount plus contract contingency for the projects as listed below

Asphalt Projects Tender Amount Plus Contract

Contractor

Council approve additional funds from the Capital Works Reserve of $69,982.37

The proposed streamlined fees and charges for tennis court hire outlined in this report be placed on public exhibition for a period of 28 days in accordance with The

If no submissions are received, the revised fees and charges be adopted seven days after the public exhibition closes and

If submissions are received, a further report be prepared for consideration by Council

A MOTION WAS MOVED BY COUNCILLOR JEFFERIES AND SECONDED BY COUNCILLOR HAY OAM THAT

The report be received and

Item 9 – Local Government Reform be considered in Open Council

MINUTES of the duly convened Ordinary Meeting of The Hills Shire Council held in the Council Chambers on November 10, 2015 in the Council Chambers on November 10, 2015.

610 RESOLUTION

A MOTION WAS MOVED BY COUNCILLOR JEFFERIES AND SECONDED BY COUNCILLOR HASELDEN THAT

The Hills Shire does not support the proposal by Parramatta City Council to amend its boundary with The Hills Shire to include suburbs and land south of the M2

Council write to the Minister for Local Government and the Local Members of Parliament to advise that The Hills Shire is prepared to bring forward the

Given that Hawkesbury City Council has resolved to stand alone, any merger with The Hills should remain eligible for the funding package to cover merger costs and

611 RESOLUTION

613 ASBESTOS

614 QUORUM

ORDINARY MEETING OF COUNCIL 24 NOVEMBER, 2015

ITEM-2 POST EXHIBITION REPORT - DRAFT HILLS CORRIDOR STRATEGY (FP220)

MEETING DATE: 24 NOVEMBER 2015 COUNCIL MEETING

AUTHOR: FORWARD PLANNING COORDINATOR NICHOLAS CARLTON

RESPONSIBLE OFFICER: MANAGER FORWARD PLANNING STEWART SEALE

EXECUTIVE SUMMARY

The draft of the Hills Corridor Strategy ("the Strategy") was on display for 28 days and generated significant public interest, primarily from existing landowners living in or near the land surrounding each of the stations. The purpose of this report is to examine the key issues raised, consider changes and recommend approval of the plan.

BACKGROUND

This approach is fully consistent with the NSW Government's Corridor Strategy, as it identifies that the redevelopment of these areas requires careful master planning and character analysis to ensure that the redevelopment is appropriate for the gradual development of the areas. The draft Hills Corridor Strategy was considered by Council at the 8 September 2015 meeting for exhibition and Council decided that the draft strategy should be on public display for a period of 28 days.

REPORT

KEY ISSUES

Unfortunately, there is a real danger that the NSW Government's minimum standards will become "the standard", undermining efforts to maintain and improve living conditions. Landowner returns are generally higher when they essentially “unburden” a building site by actively consolidating land parcels and offering them to the market simultaneously and together.

SUBMISSION SUMMARY

All street balconies on and inside the ring should be activated and serve to encourage people to be there. Given the state ownership, it should be dominated by technology and high environmental sustainability, especially for energy efficiency.

DISCUSSION OF KEY ISSUES

45 submissions (7%) objected to the Council releasing information relating to 'Priority Areas' (Showground, Bella Vista and Kellyville) given that the State Government in Many of the submissions were attached to previous submissions submitted to Council in response to the Castle Hill North Precinct Plan being publicly unveiled.

63 submissions (10%) raised concerns about the differences between the draft strategy and the draft Castle Hill North Precinct Plan which was publicly exhibited in February 2015. Submissions also objected to a reduction in yield identified on some land (not specified) within the Castle Hill North Precinct based on the draft strategy.

Where the neighborhoods are thought to provide sufficient yield for long-term redevelopment, the proposed density incentives or bonuses will help. It is believed that there is a financial incentive for landowners to put land up for sale.

These matters will be further explored as part of the detailed planning studies for each district. Submissions raised concerns regarding the provision of parking spaces within the station area in connection with new developments and use of the railway by commuters.

The density proposed within the Strategy (565 dw/ha) simply reflects the results of the extensive planning process undertaken for the site. Setting the desired outcomes within the draft Strategy is based on careful consideration of the constraints, opportunities and characteristics of all land within the corridor, the capability of existing and new infrastructure and the application of the guiding principles that underpin the Strategy.

The public exhibition of the draft Strategy provided the opportunity for the community, landowners, developers and other interested parties to review the draft Strategy and provide comments and feedback to Council. It is considered that the public exhibition period provided an adequate opportunity for the community, landowners, developers and other interested parties to review the draft Strategy and provide feedback and comments to Council as evidenced by the number of submissions received.

Importantly, the design strategy tries to take into account the expectations of the whole community, both current and future, inside and outside the station area. Public notice of the public exhibit was posted in local newspapers to provide the community with details about the public exhibit, including where to view the design strategy and how to submit an entry.

Given the proximity of the land to Norwest Station and the current and future character of adjacent development (proposed 96 dwellings per hectare to the east and existing commercial development to the north), it is considered appropriate that this land be identified as an opportunity for high density residential development within the Strategy. In order to ensure that existing strata properties are not adversely affected, it is recommended that there should be no change to the existing floor space ratio (1:1) within this area of ​​the business park.

POST EXHIBITION AMENDMENTS

Change table 8.3 (Showground projected revenue) and growth projections across the strategy to reflect the impact of the change; .. g) Adjust Figures 9.3 (Norwest Opportunities) and 9.4 (Norwest Desired Outcomes) to identify additional land (approximately 5 hectares) for a density of 96 dwellings per hectare; .. h) Modify Figures 10.3 (Bella Vista Opportunities) and 10.4 (Bella Vista Desired Outcomes) to remove the commercial land between Celebration Drive and Norwest Boulevard (along Lexington Drive) from the areas designated for change. Change table 10.3 and growth projections throughout the strategy to reflect the impact of the change; .. i) Minor changes to the text throughout the document to provide greater clarity regarding implementation of incentive clauses, design excellence, desired built form outcomes and throughput oriented development principles.

CONCLUSION

IMPACTS Financial

The Hills Future - Community Strategic Plan

RECOMMENDATION

ATTACHMENTS

THE HILLSCORRIDOR STRATEGY Sensibly delivering housing and employment around the Sydney Metro Northwest

A number of station and DVVXFKVLJQLoFDQWHPSOR\PHQWRSSRUWXQLWLHVZLOOUHPDLQ areas within the Hills Shire are expected to provide significant new jobs for current and future residents. Vacant sites near the center provide an opportunity to expand the commercial core DQGWKHUHE\DVLJQLoFDQWLQFUHDVHLQMREV.

Figure 2.7: Age Structure Source: NSW Department of Planning and Environment )LJXUH+RXVHKROG6WUXFWXUH Source: NSW Department of Planning and Environment27%
Figure 2.7: Age Structure Source: NSW Department of Planning and Environment )LJXUH+RXVHKROG6WUXFWXUH Source: NSW Department of Planning and Environment27%

HILLS CORRIDOR MAJOR SITES

Request No. 1 Submission

PROPERTY/ AREA SUBJECT OF SUBMISSION

LOCATION/ EXHIBITED STRUCTURE PLAN

SUBMISSION DETAILS Issue Precinct Boundary

Submitted

COMMENT

Inclusion of all properties in Willunga Place and Glenhope Road in the Cherrybrook Precinct

Increase of proposed densities

Speed of ‘uptake’ of development opportunities

Impacts of higher density development on existing residents

RECOMMENDATION No change to the Corridor Strategy

No change to the draft Corridor Strategy

SUBMISSION DETAILS Issue Inclusion in Corridor Strategy

Submitted Concept

Request No. 3 Submission

COMMENT Character and Impacts of future higher density development

In addition to such controls, specified floor space ratios will also govern the distribution of height and the overall massing, scale and visual impact of developments. All of these controls will need to be addressed as part of any future development application.

Limiting development to areas within close proximity to the Cherrybrook Station

Uplift of densities and building heights along Castle Hill Road

Request No. 4 Submission

COMMENT Inclusion of properties within the Cherrybrook Precinct

Future extension of Grosvenor Place

Impacts of future built form of higher density development

Proximity to Cherrybrook Station and major roads

Feasibility of development

Equality of development opportunities

Recreation opportunities

Request No. 5 Submission

SUBMISSION DETAILS Issue Increased Density

Missed opportunities for rail patronage / feasibility /land values

Proximity to Cherrybrook Station

Request No. 6 Submission

COMMENT Planning Proposal

Request No. 7 Submission

The assessment will include consideration of the site-specific and strategic merits of increasing the residential density on the site. As a proposal for the site is already subject to the statutory Planning Proposal process (which has commenced), it would be inappropriate to pre-empt the outcomes of this process by way of amending the Corridor Strategy.

SUBMISSION DETAILS Issue Request for Inclusion in the Precinct

The application is based on location near the station, shopping centre, schools, medical facilities, childcare, employment and open space. If the draft plan proceeds as planned, any provision for future expansion of the East Castle Hill area will be severely limited due to the low elevation allocated in the draft plan.

Request No. 10 Submission

It should be noted that given the 20-year timeframe of the Strategy, some redevelopment opportunities that are not feasible in the near future may become feasible in the future.

Request No. 11 Submission

LOCATION/ EXHIBITED CORRIDOR STRATEGY

Densities and Building Typologies

Consistency with the State Government Corridor Strategy / Structure Plan

Proposed Amalgamations

Request No. 12 Submission

In doing so, the Strategy demonstrates an outcome that will facilitate residential and job growth that meets (and slightly exceeds) that projected under the State Government Corridor Strategy. Accordingly, where a group of sites has been amalgamated and master-planned and a proponent can demonstrate innovation, public domain improvements, design excellence and the provision of necessary infrastructure to support increased population, further consideration regarding the maximum density and local controls for that land may be justified under a future planning proposal.

SUBMISSION DETAILS Issue Increase Density

The Castle Hill North area has also sought to respond to the North West Rail Link Corridor Strategy. Request/s x Request to increase the proposed density of 96 dwellings per hectare to allow for the height identified in the draft structure plan for the Castle Hill North area.

Pattern of density and building typology

It should be noted that this area is addressed in detail in the concurrent report in relation to the Castle Hill North area in Attachment 2 - Site Specific Requests.

Up/down’ streetscape

Future development of school land

Castle Hill North Precinct Plan and the Draft Hills Corridor Strategy

Request No. 18 Submission

Two of the three locations above are more than a 1,000-meter walk from the railway station on Grajské grič. Areas outside the county boundaries could be considered for increased density in the long term.

Strata constraint identification

The strategy proves that the planned development within the defined boundaries of the area will provide more than the required number of apartments. This ensures that in the short term this land can retain its existing character, provide a diversity of housing options close to rail infrastructure and remains available as a longer term opportunity to accommodate future growth in the Hills Shire and the greater Sydney region. , in addition to what is already foreseen (and planned) as a result of Sydney Metro Northwest.

SUBMISSION DETAILS Issue Density

Within the core there will be a strong focus on commercial and retail use with limited residential developments such as quality hotels or serviced apartments. An FSR of 1.5:1 is considered appropriate to balance job creation while limiting impacts on neighboring residential uses.

RECOMMENDATION No change to the Corridr Strategy

Request No. 20 Submission

Proximity to Castle Hill Station and facilities

Concern regarding height and traffic impacts of higher density development

Request No. 21 Submission

To minimize density increases below those identified in the immediate vicinity of the stations would require a wider spread of redevelopment in order to provide the required housing growth, thus reducing the efficient use of land and infrastructure and affecting a larger area.

Request No. 22 Submission

Concerns about the treatment of the owner of 55 Old Castle Hill Road (also shown as 18 storeys within the draft strategy) by the new owner of land previously owned by the Council as they did not want to buy the property (because they were concerned that it would take too long to be rezoned). Request that land bound by Old Castle Hill Road, Gilham Street and Coolibah Street be at least 96 dwellings per hectare.

Land at 55 Old Castle Hill Road

Inclusion of additional land (north of Gilham Street)

Vivien Place and Gay Street / Old Castle Hill Road

Requests that 19-31 Winchcomber Place be incorporated into the Castle Hill Precinct for higher density development. Telfer Road is suitable for higher density as it is within 400m of Castle Hill station.

RECOMMENDATION No change to the Strategy

Concerned that the Council has not included the area in the strategy because it is subject to creep, but believes the strategy should not link density with development control. As a result, the strategy aims to present a reasonable plan to which both individuals and collectives can respond.

Reasons

Due to the difficulties associated with redeveloping existing strata housing, it is considered appropriate that the proposed density of 96 dwellings per Accordingly, where a group of sites is amalgamated (including strata properties) and masterplanned, and a proponent can demonstrate innovation, improvements in the public domain, design excellence and the provision of necessary infrastructure to support increased population, additional consideration must be given to to the maximum density and local control for that country may be justified under a future planning proposal.

Request No. 28 Submission

Request No. 29 Submission

Request No. 30 Submission

Proposed amalgamation

A wider spread of apartments with a more medium density is more appropriate than concentrating tall buildings close to the station. Natural barrier on the north side of Kathleen Avenue to create an appropriate transition between high-density and lower-density development to the north.

Submitted Concepts

Although a number of issues were raised, none of the submissions requested any specific changes to the draft strategy. Request that land be identified for an absolute minimum density of 144 dwellings per hectare on the periphery of the Showground catchment area and that this density increase with increasing proximity to the station.

Request No. 38 Submission

RECOMMENDATION Change to the Corridor Strategy

A minimum density control of 144 dwellings per hectare is proposed for the peripheral edges of the zoning area. It is advised that higher density development around the train stations than currently proposed would be a significant contribution from the Council to environmental protection.

Request No. 40 Submission

SUBMISSION DETAILS Issue Building Heights

COMMENT Catering for the needs of the future population

Concern regarding future built form and provision of green space

Proposed road link

Request No. 41 Submission

SUBMISSION DETAILS Issue Increased Density (Floor Space Ratio and Building Height)

Request No. 42 Submission

SUBMISSION DETAILS Issue Increased Height and Floor Space Ratio

Height, Floor Space Ratio and Permissibility of Residential/Mixed Use

Future Road Connection

Request No. 44 Submission

PROPERTY/AREA SUBJECT OF SUBMISSION

LOCATION/EXHIBITED STRUCTURE PLAN

SUBMISSION DETAILS Issue Increased Floor Space Ratio

Figure

Figure 2.7: Age Structure Source: NSW Department of Planning and Environment )LJXUH+RXVHKROG6WUXFWXUH Source: NSW Department of Planning and Environment27%
Figure 8.3: Showground Opportunities
Figure 9.3: Norwest Opportunities
Figure 9.4: Norwest Desired Outcomes Table 9.1: Norwest Projected Dwellings 7DEOH1RUZHVW3URMHFWHG-REVNorwest Boulevarde
+6

References

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