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3. STRATEGIC FRAMEWORK

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Castle Hill is one of the most important centers in the North West sub-region of Sydney and provides employment, services and entertainment facilities for a significant population. Where taller buildings are proposed, they will also clearly distinguish Castle Hill as the most important center for the Shire. The need for the review was identified in the Residential Direction component of the Council's Local Strategy, which recognized the opportunities to accommodate higher density to the north and south-east of the Main Center of Castle Hill and responds to the North West Rail Link Corridor Strategy.

The Precinct is located in the suburb of Castle Hill, which is approximately 30 km northwest of the Sydney CBD and 10 km from Parramatta. The Draft Metropolitan Strategy for Sydney and the North West Sub-Regional Strategy identify Castle Hill as a The introduction of Castle Hill Train Station is expected to increase demand for housing close to the city centre.

The direction provided an indication of the areas in Castle Hill that could be considered for increased residential development opportunities based on improved public transport accessibility and proximity to a major centre. The Direction identifies Castle Hill main center as one of the areas with potential for employment growth in the region of 3000 jobs, excluding opportunities identified as part of the North West Rail Link Corridor Strategy. Castle Hill's role as a major center will be strengthened by population and job growth.

The accompanying structure plan for Castle Hill Station provides a framework for future planning within the Castle Hill precinct.

EXISTING DEMOGRAPHIC PROFILE

FORECAST DEMOGRAPHIC PROFILE

HOUSING DEMAND

Median

House Price in Castle Hill

Median Unit Price

Property prices in Castle Hill

SITE ANALYSIS

  • THE PRECINCT AREA
  • PLANNING FRAMEWORK
  • LAND USES
  • BUILDING FOOTPRINTS AND HOUSING STOCK
  • STRATA TITLE ARRANGEMENTS
  • TRAFFIC AND ACCESSIBILITY
  • PEDESTRIAN MOVEMENT
  • OPEN SPACE
  • SERVICES
  • TOPOGRAPHY
  • VEGETATION
  • SURFACE WATER MANAGEMENT

In determining the Precinct boundaries, an area extending north from Castle Street and Old Northern Road, within a radius of approximately one kilometer of the future Castle Hill station, was surveyed. This area encompasses the northern boundary of the Castle Hill Station Structure Plan as identified in the North West Rail Corridor Strategy. Under The Hills Local Environmental Plan 2012, the majority of the Area is zoned R2 Low Density Residential and R3 Medium Density Residential, which are currently aimed at detached housing and townhouse product respectively.

The minimum lot size for each subdivision throughout the area is generally 700m2 reflecting the low density nature of the area. A minimum floor area of ​​600m2 applies to land that forms part of the commercial and retail core of Castle Hill. A maximum floor space ratio of 1:1 applies to most land within Castle Hill Center.

Medium-density development within the precinct is mostly located in the west of the Precinct along Pennant Street, some of which is owned by Housing NSW. Existing higher density land uses up to five storeys are generally located to the north east of the area along Garthowen Crescent. Key amenities include Castle Hill Public School, Castle Hill Senior Citizens Club, Kids of the Castle Child Care Center and the Castle Hill Early Health Centre.

Castle Grand Community Center and Castle Hill Library are both located adjacent to the western boundary of the precinct, on the corner of Castle Street and Pennant Street. Castle Hill High School and St Bernadette's Primary School are also located near the Precinct. Places of worship, including St Bernadette's Catholic Church, Castle Hill Baptist Church, and Wesley Uniting Church, are also located near the Precinct.

The only apartment development is in Garthowen Crescent (consisting of 34 units) which is to the north east of the Precinct, but an additional apartment scheme adjacent to this site is currently being developed. A barrier is formed between the Precinct and Castle Hill Town Center due to the curved nature of Pennant Street and the large building footprint of the Castle Towers Shopping Centre. This limits the connectivity of the area, preventing legible and clear movement between areas north of Castle Towers Shopping Center and south west of the Precinct.

This will also identify opportunities to better utilize or add to these spaces to meet the additional demand for open space resulting from the more urbanized development of the Northern Castle Hill Area. Most of the area is served by the Castle Hill sewerage network and part is served by the North Hill sewerage network.

CONSTRAINTS AND OPPORTUNITIES

  • CONSTRAINTS

WHERE TO NEXT

  • VISION
  • STRUCTURE PLAN
  • YIELD PROJECTIONS

The Structure Plan envisages development of 20 storeys on a key site at the junction of Garthowen Crescent, McMullen Avenue and Old Castle Hill Road in addition to the Pennant Street target site. Generally, 12-storey apartment developments are identified within a 400m walking catchment of the town center and future train station. However, a site at the junction of Larool Crescent, Carramarr Road and Castle Street has potential for 18-storey flats as it is lower-lying land with easy access to the centre.

The Draft Structure Plan would result in a yield of approximately 3,460 homes at locations designated as development potential. This proceeds along with existing strata developments, which are unlikely to be developed, would increase the district's total capacity to approximately 3,825 homes. However, as with the delivery of any development area, the Precinct is unlikely to reach its full potential due to market uptake/realization.

Given the accessibility provided by the North West Rail Link and the high level of amenity and quality of life offered by the proximity to Castle Hill Centre, a take up of 90% for apartment development and 50% for residential development in city ​​is considered realistic. . It is this increased population that will be used to estimate the demand for infrastructure support services and facilities required as a result of future development.

Potential Yield

  • DESIGN PRINCIPLES
  • LOCAL INFRASTRUCTURE
  • AREAS FOR FUTURE INVESTIGATION
  • PRECINCT PLAN RECOMMENDATIONS
  • IMPLEMENTATION

Council is committed to preserving and creating a distinctive green environment to complement the garden character of The Hills Shire. Sites near Castle Hill Train Station should be suitably designed to maximize close walking distances to the station and take advantage of the additional public transport option. Future development in the vicinity of 'Garthowen House' must take a design approach that preserves and complements the heritage value of the site.

Further investigations will be undertaken in the preparation of the Section 94 Contribution Plan to identify how existing open space, community facilities and the road network within the catchment area of ​​the Catchment Area can be better utilized or their capacity increased to serve the expected additional population. Based on standard criteria for greenfield sites, an additional population of 6,097 people would generate a demand for 17 hectares of both active and passive open space which would normally be secured as part of the land use planning process for an area. The investigations as part of the preparation of the Section 94 contribution plan will evaluate the capacity and current levels of use of existing parks and recreational spaces within and near the Environment to identify opportunities to better utilize or add to these spaces to meet the additional demand for provide open spaces. arising from the future development of the Castle Hill North Precinct.

Based on an assessment of the need for social infrastructure and community facilities against standard benchmarks contained in the Growth Center Development Code, an estimated additional population of 6,097 people will generate demand for an additional local community center as well as a marginal increase in the capacity of district level facilities (community center and library). Similar to open space, this high level of community amenity will generally be secured as part of the land use planning process for an area. This assessment will identify how existing community facilities within the area's catchment can be better utilized (or have their capacity increased) to meet future demand.

The efficiency of the existing road network in and around the area depends to a large extent on the operation of a few key intersections, which are critical control points in the network. A network assessment outside the Pennant Street corridor indicates that mid-block traffic volumes on Old Castle Hill Road, Carramarr Road, Gilham Street and Tuckwell Road will be consistent with their assumed post-development capacity. As Castle Hill continues to grow as a key hub in Sydney's North West, consideration needs to be given to the future built form – how it looks from the inside during use of the center and from remote locations.

The central core of the Castle Hill Major Center should be the main focus of commercial, retail and residential development. The assessment of the strategic context and opportunities and constraints identified that there is capacity within the Precinct for higher residential development opportunities. Implementation of the Structure Plan for the Castle Hill North area will require amendment to The Hills Local Environment Plan 2012 and Development Control Plan 2012.

References

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