sydenham to bankstown draft urban …...sa5495_bankstown to sydenham renewal corridor - campsie rsl...

SA5495_Bankstown to Sydenham Renewal Corridor - Campsie RSL Submission (Final)

01 September 2017

Director – Urban Renewal

Department of Planning & Environment

GPO Box 39

SYDNEY NSW 2001

Dear Sir/Madam,

SYDENHAM TO BANKSTOWN DRAFT URBAN RENEWAL CORRIDOR STRATEGY - SUBMISSION FOR CAMPSIE RSL CLUB

1. INTRODUCTION AND BACKGROUND We write on behalf of the Campsie RSL Club, who own land located at 25, 27, 29-31, and 33-43 Anglo Road, Campsie (the site), in relation to the revised Draft Sydenham to Bankstown Urban Renewal Corridor Strategy (Revised Strategy) and specifically the revised Campsie Station Precinct Plan (Revised Campsie Plan). We note that a submission was prepared on behalf of the Campsie RSL Club in December 2015 in relation to the exhibited Draft Strategy.

In relation to the Revised Campsie Plan, we understand that:

Campsie Town Centre has been identified as a Priority Precinct, with height and density controls to be determined through a detailed master planning process. This approach will inform the preparation of a Priority Precinct Proposal, which will be subject to a further community engagement process.

Campsie is envisaged as a highly urbanised centre with high rise apartment buildings up to 25 storeys located throughout the core area.

The designation of the eastern portion of the site (existing Club building), to the immediate north of Anzac Square, has been changed from “high rise and/or mixed use” to “main street shop top housing” (see Figure 1).

The north-western portion of the site retains the allocation for future “high rise and/or mixed use”, however the maximum height has been reduced from 25 storeys (DP&E, September 2016) and the originally proposed 16 storeys (Campsie RSL Planning Proposal, November 2015), to 12 storeys to minimise overshadowing impacts on Anzac Square.

The southern portion of the site retains the allocation for future “medium rise housing”, however the maximum height has been reduced from 5-7 storeys (DP&E, September 2016) to 5 storeys.

“Transition edges” have been applied to the site’s frontages to Anglo Road and Anzac Square to ensure a sensitive interface with low density areas and heritage items, and to minimise potential amenity impacts.

SA5495_Bankstown to Sydenham Renewal

Corridor - Campsie RSL Submission (Final) 2

Figure 1 – Revised Land Use Plan – Campsie Station Precinct

Source: Sydenham to Bankstown Draft Urban Renewal Corridor Strategy, DP&E

As discussed in more detail in the following sections of this submission, our client seeks DP&E support to amend the Revised Campsie Plan to reflect the following:

That a maximum height of 16 storeys should be considered for the portion of the site designated “high rise and/or mixed use” on the basis that solar amenity to Anzac and Carrington Squares can be maintained.

The maximum height for the “medium rise housing” portion of the site should be increased to six storeys, with a 3-4 storey street wall to Anglo Road.

The strategic intent should be amended to recommend the podium element contain active ground floor uses fronting Anzac Square only.

That Campsie RSL Club be fully consulted about future land use zones and permissible land uses for the site to ensure the genuine mixed use vision for this strategic site can be achieved.

Subject site



2. THE SITE A detailed description of the site was included in the initial submission to the Draft Strategy. Having regard to this initial submission, we highlight the following key characteristics of the site:

The site comprises multiple title holdings, held in single ownership (except for a small strip of land owned by Sydney Water) with a total area of approximately 8,000sqm. The site is bound by Anzac Square, Anglo Road, Dewar Street (north) and Lilian Street.

The site is currently subject to split maximum building height controls (14m on the western part of the site and 18m on the eastern part) under the Canterbury Local Environmental Plan 2012 (CLEP). There is no FSR control applicable to the western part of the site occupied by the Club, and a 1.4:1 floor FSR applies to the western part of the site.

The site is within easy access to supporting infrastructure and services including:

o Campsie Station located approximately 200m to the north-east.

o Future rapid transport services along the Sydenham to Bankstown Line providing faster public transport to the Sydney CBD and Bankstown.

o Local shops including Campsie Shopping Centre and the retail shops along Beamish Street.

o Local parks, such as Anzac and Carrington Squares, Cooks River and associated open space and recreational facilities.

o Existing services already provided by the Club including food and beverage and community uses.

Having regard to the above, the Campsie RSL Club site can be one of the first sites that act as a catalyst for change in the area. The Campsie RSL Club site is a large site, in single ownership, within easy walking distance of public transport (trains and buses). The site (due to its size and location) provides a significant opportunity to increase residential densities within the catchment of the Campsie Town Centre and the Campsie Station. The development of the Campsie RSL Club site for additional housing and jobs will also protect the low scale heritage character of Beamish Street and provide an appropriate interface between the future “high rise mixed use development” and “medium rise housing” to the west of the site, and town centre uses (business and retail uses) along Beamish Street.

3. PLANNING PROPOSAL A Planning Proposal was originally lodged on 3 November 2015 with the former City of Canterbury Council for the Campsie RSL site. The key objectives and design principles of the Planning Proposal aimed to:

Revitalise the Club’s building to cater for its strategic growth and growing membership base so that it remains on its current land holding.



Diversify the mix of the uses on the site to reduce the Club’s reliance on gaming as a revenue stream to secure the future of the Club for its members and the community.

Recognise the RSL Club as a community node that incorporates improved and diversified community uses in an integrated master planned precinct.

Incorporate a building form with high quality design as a height marker to the railway and the Campsie Town Centre.

Create active retail edges around the Club and a new small scale pedestrian plaza and a laneway through the precinct.

Maintain a lower scale built form along the edge of Anzac Park and create a better containment to Anzac Park.

Incorporate landscape buffers and edges to adjoining residential properties to the west into the design.

Upgrade the existing streetscape to create a safer pedestrian environment.

Minimise additional overshadowing to Anzac Park and Carrington Park.

To evolve to meet changing community needs.

Achieve community and commercial benefits.

The Planning Proposal sought to rezone the site from part R4 High Density Residential, part B2 Local Centre, and part SP2 Infrastructure to B4 Mixed Use, and amend the FSR and height of buildings controls that apply to the site. The original Planning Proposal sought a maximum height control of 54m (i.e. 16 storeys) to the north-western part of the site along Lilian Street and 18m (i.e. 4 storeys) on the southern part of the site facing Anglo Road.

Significant proponent led community consultation was undertaken throughout 2015 to outline options for the proposed redevelopment of the site and to understand opportunities to improve user experiences on and around the site as a result of the proposal.

Since the lodgement of the Planning Proposal, the proponent has had ongoing consultation with the former Canterbury Council, the newly formed City of Canterbury Bankstown Council (the Council), and DP&E, attending several meetings and workshops to refine the proposal to best meet the objectives of all parties. The Council separately engaged a planning consultant to provide an independent review and assessment of the Planning Proposal, associated Development Control Plan (DCP) Amendment and Letter of Intent to support a Public Benefit Offer. The Council advised the proponent that they had no significant comments on the Planning Proposal, advising that any concerns raised in the independent review and assessment had been addressed sufficiently by the proponent.

During this time, DP&E prepared and released for comment the Draft Sydenham to Bankstown Urban Renewal Corridor Strategy (Draft Strategy), which identified that the site was capable of achieving “high rise and mixed use” development on the northern and eastern part of the site and “medium rise housing” on the south-western portion of the site.



Following the release of the Draft Strategy and consultation with Council and DP&E, a revised Planning Proposal was lodged with Council on 2 September 2016 that updated the anticipated built form and land uses to meet the NSW Government objectives for growth within the Sydenham to Bankstown Corridor. The key changes to the Planning Proposal related to the proposed B2 Local Centre Zone, amendments to Schedule 1 of CLEP to allow for additional permitted uses on the site and amendments to the maximum height control to allow for a single, slender 25 storey tower rather than two mid-scale towers across the site

Council’s administrator has determined that all Planning Proposals within the LGA that rely on the Draft Strategy for strategic merit, and have not yet received Gateway Determination, will be deferred until the Draft Strategy is finalised. The revised Planning Proposal has been on hold since November 2015 and will continue to be until the Revised Strategy is finalised, a Section 117 Direction issued and the Priority Precinct Planning Proposal process begins.

4. REVISED CAMPSIE STATION PRECINCT PLAN 4.1. MAXIMUM BUILDING HEIGHTS 4.1.1. Overview

The Revised Campsie Plan identifies that the site is capable of accommodating “high rise and mixed use” development on the north-western part of the site, “medium rise housing” on the southern part of the site and “main street shop top housing” on the existing Club facility in the eastern part of the site.

The built form typology outlined in the Revised Campsie Plan includes the following descriptions as relevant to the site:

High rise and mixed use

Maximum height of 12 storeys for the Campsie RSL site to minimise overshadowing impacts on Anzac Square.

Medium rise housing

Medium rise housing is to be a maximum of five storeys;

Incorporate upper level setbacks further to minimise scale of building to the street;

Include side and rear setbacks to retain amenity for residents for adjoining neighbours; and

Retain reasonable solar access for adjoining properties.

Main street shop top housing

Predominant two-storey street wall with parapet to be retained as part of redevelopment of high rise/mixed use to the rear.

In addition, the strategic intent of the Revised Campsie Plan states in relation to the subject site:



“Development north of Carrington and Anzac Squares is to be limited to five stories in height. Allow opportunity for high rise if it is demonstrated that there is no overshadowing of the Squares between 9am and 3pm on June 22nd.

Development at Campsie RSL is to be a podium and tower typology. The podium element is to contain active ground floor uses and have a street wall height that relates to the existing scale of development in Anzac Mall (ie two to four storeys built to street with active frontages).”

4.1.2. High Rise and Mixed Use

To demonstrate that increased densities can be accommodated on the site, an indicative concept plan has been prepared by GMU, see Attachment A. The indicative concept plan has been tested in terms of overshadowing to ensure that there is no adverse additional overshadowing of local parks in mid-winter between 9am and 3pm (and most notably at lunchtime), notably the heritage listed Anzac Park which is heavily utilised by the local community.

Figure 2 includes a bird’s eye view of the concept looking north-west and Figures 3 to 5 detail the overshadowing impacts at 9am, 10am and 3pm respectively.

Figure 2 – Bird’s Eye View of Proposed Development, Looking North-West

Source: GMU



Figure 3 – Shadow Diagram for 9am, June 21

Source: GMU

Figure 4 – Shadow Diagram for 10am, June 21

Source: GMU



Figure 5 – Shadow Diagram for 3pm, June 21

Source: GMU

The shadow diagrams prepared by GMU demonstrate that the indicative concept plan can maintained solar amenity as follows:

The slender tower form produces a narrow, quick moving shadow ensuring that the development does not significantly impact on any adjacent properties in mid-winter.

There is no overshadowing to Carrington Square as a result of a 16 storey tower after 9am.

There is no overshadowing to Anzac Square as a result of a 16 storey tower before 3pm.

We acknowledge that further work will be undertaken as part of the Priority Precinct Planning Proposal in relation to building height, density and floor space ratios. Nonetheless, given that the Revised Strategy sets the tone for the next stage of planning for the precinct, we request DP&E’s support to increase the maximum height of the “high rise and mixed use” portion of the site to 16 storeys on the basis that solar amenity to Anzac and Carrington Squares can be maintained.

4.1.3. Medium Rise Housing

The Revised Strategy aims to limit development within the portion of the site fronting Anglo Road to five storeys. The indicative concept plan prepared by GMU suggests that a maximum six storey built form could be readily accommodated within the southern portion of the site on the following basis:

The site’s strategic location within 220m of the Campsie Train Station and on the edge of the Campsie Town Centre, presents a viable opportunity to accommodate increased urban density, which will provide a substantial contribution to housing targets.



It will not adversely impact on the solar amenity of Anzac Park as detailed in the shadow diagrams at Attachment B.

Subject to detailed design and achieving a 3-4 storey street wall with upper level setbacks, it will provide a human scale to Anglo Road.

It will provide a graduation in height across the site between the future “high rise mixed use development” and “medium rise housing” to the west of the site, the tower form proposed at the ‘rear’ of the site and the low scale residential properties on the opposite side of Anglo Road.

In light of the above, we request DP&E’s support to increase the maximum height of the “medium rise housing” portion of the site to six storeys, subject to achieving a 3-4 storey street wall to Anglo Road.

4.1.4. Main Street Shop Top Housing

As part of the Revised Strategy, the existing Club facility within the eastern portion of the site has been designated as future “main street shop top housing”. Our client generally supports the suggested building typology, namely a two storey street wall with high rise/mixed use to the rear as detailed in the indicative concept plan. Nonetheless, the allocation of shop top housing does not appropriately reflect the existing registered club use within the site, which is proposed to be retained as part of any future mixed use development of the site. It is noted that the retention of the existing registered club at ground level with dwellings above would not satisfy the definition of ‘shop top housing’ under the CLEP. This would need to be taken into consideration as part of any future rezoning of the site.

4.2. LAND USES As discussed previously, three separate building typologies have been identified for the site in the Revised Campsie Plan. The translation of these typologies to a new land use zone as part of the Precinct Planning Proposal is of interest to our client to ensure that any future redevelopment of the site can accommodate a mix of uses that meets the needs of the community and facilitates the expansion and renewal of the existing RSL Club on the site.

The current CLEP has three different land uses applying to the site and a registered club is only permissible in the B2 Zone, meaning the existing club car park is in fact prohibited and benefits from existing use rights. This is an anomaly that arose from the transition of the old LEP to the standard instrument in 2015. However, it is restricting and limiting development on the site even under existing planning controls.

To this end, the B2 Zoning proposed as part of the revised Planning Proposal together with the amendments to Schedule 1 of CLEP to allow for additional permitted uses on the site, would facilitate the proposed mix of uses envisaged by the indicative concept plan including:

Registered club

Residential flat buildings

Shop top housing

Seniors housing



Community facilities

Commercial premises (including retail premises and food and drinks premises)

Child care centre

Recreation facilities (indoor)

Car parks.

The inclusion of the site in the B2 Local Centre Zone will effectively expand the Campsie Town Centre to the west, which is consistent with the Revised Strategy. Permitting ‘Residential flat buildings’ and ‘Seniors housing’ on the site is consistent with the B2 Local Centre objectives as they will be provided as part of a genuine mixed use development that facilitates and supports the economic growth and development of the Campsie town centre.

Whilst ‘Shop top housing’ is permissible with consent in the B2 Local Centre zone, including ‘Residential flat buildings’ and ‘Seniors housing’ as permissible uses will ensure that there is the possibility to include ground floor residential uses on this large and deep site and may also assist in transitioning the site from a B2 Zoning to the adjacent land identified as capable of achieving a mix of “high rise and mixed use” and “medium rise housing” under the Revised Strategy.

As highlighted previously, the strategic intent of the Revised Campsie Plan states that “The podium element is to contain active ground floor uses.” Whilst our client supports the provision of active uses facing Anzac Square and the potential through-site link to Lillian Street, there is also the potential to accommodate ground floor residential uses to provide an appropriate transition to neighbouring residential land. We therefore request DP&E’s support to amend the strategic intent to ensure that active ground floor uses are only required along Anzac Square and not for the entire 8,000sqm site.

4.3. OTHER MATTERS 4.3.1. Public Open Space

The Revised Land Use Plan – Campsie Station Precinct at Figure 1 identifies “new or enhanced public open space” to the south of the site along Anglo Road and to investigate the potential for Carrington and Anzac Squares to be better connected. In our view, there is insufficient detail provided in the Revised Strategy to understand how this connection would work. Nonetheless, given the existing road network is required to maintain access to the Campsie Town Centre and noting the limited width of the medium strip along Anglo Road we would not expect this area to deliver a useable public domain. In addition, we do not consider it reasonable to require the same level of solar amenity to this area as is expected for the open spaces within Carrington and Anzac Squares.

4.3.2. Bicycle Lane

The Revised Campsie Plan recommends a cycle route along the southern side of the rail corridor, with the provision of a bicycle lane along Lillian Lane. Our client has discussed the potential upgrades to Lillian Street/Lillian Lane with Transport for NSW and supports improved pedestrian connections in the vicinity of the site, including the provision of a through-site link between Anzac Square and Lillian Street. However, given the ‘back of house’ function of this street and its limited width, there does not appear to be enough space to accommodate a designated bicycle lane in this location.



5. INFRASTRUCTURE FUNDING It is understood that the DPE is preparing a Special Infrastructure Contribution (SIC) to identify the regional infrastructure improvements that will be required to accommodate the projected growth. It is understood that the SIC levy will fund a range of community, transport and open space improvements. However, there are no details regarding the contribution rate or the required timing for payment (ie rezoning or development application stage).

Further, it is unclear whether local Councils will also be seeking to introduce their own local infrastructure contributions in addition to the SIC levy. Concern is raised regarding the potential cumulative effects of the unknown contributions/levies and the equitable distribution of costs based on the proposed infrastructure delivery benefits. Additional consideration may need to be given to the potential impact on the feasibility of future redevelopment and achieving the planned revitalisation of land within the station precinct.

6. TIMING As mentioned previously, the original Planning Proposal for the Campsie RSL site was lodged in November 2015 (and amended in September 2016) and has essentially been placed on-hold by Council until the Strategy for the Sydenham to Bankstown Urban Renewal Corridor is finalised. Given the significant delays our client has already had to endure and the detailed height and built form analysis still to be undertaken as part of the master planning for the Priority Precinct process, we respectfully request that DP&E finalise the Strategy as a matter of urgency and issue a Section 117 Direction so the rezoning of this strategic key site in the Campsie Town Centre can proceed.

7. PLANNING PATHWAY We understand that the DP&E are willing for individual landowners within certain priority precincts within Sydenham to Bankstown Urban Renewal Corridor to submit Planning Proposals in accordance with the adopted Sydenham to Bankstown Urban Renewal Corridor Strategy once it is finalised. This approach is supported, as it will enable landowners of strategic sites within the corridor to progress development in accordance with the Strategy without being delayed in the comprehensive planning policy review, which will be required to align local planning policy with the vision of the Strategy.

8. CONCLUSION In response to the site’s strategic location, our client requests DP&E support to amend the Draft Strategy and Draft Campsie Precinct Plan to reflect the following:

That a maximum height of 16 storeys should be considered for the portion of the site designated “high rise and/or mixed use” on the basis that solar amenity to Anzac and Carrington Squares can be maintained.

The maximum height for the “medium rise housing” portion of the site should be increased to six (6) storeys, with a 3-4 storey street wall to Anglo Road.

The strategic intent should be amended to recommend the podium element contain active ground floor uses fronting Anzac Square only.



That Campsie RSL Club be fully consulted about future land use zones and permissible land uses for the site to ensure the genuine mixed use vision for this strategic site can be achieved.

In addition, this submission supports DP&E allowing Planning Proposals within the Priority Precincts in the Sydenham to Bankstown Urban Renewal Corridor to submit Planning Proposals aligned to the finalised Strategy directly to DPE.

Thank you for the opportunity to provide this submission. We look forward to your response to our submission and to ongoing discussions with the DP&E and Canterbury Bankstown Council in relation to the master planning process and Priority Precinct Proposal.

We would be pleased to meet with the relevant DP&E officers to discuss our submission at their earliest convenience.

Yours sincerely,

Sarah Horsfield

Director



ATTACHMENT A Indicative Concept Plan

© GM Urban Design & Architecture Pty Ltd I All Rights Reserved. All methods, processes, commercial proposals and other contents described in this document are the confidential intellectual property of GM Urban Design & Architecture Pty Ltd and may not be used or disclosed to any party without written permission.

Level 8, 75 Miller Street

North Sydney NSW 2060

Tel (02) 8920 8388

Web www.gmu.com.au

DRAWING-01Revision: -Status: DRAFT FOR DISCUSSIONDate: 28 / 08 / 2017

SCALE: N.T.S16045 - CAMPSIE RSL

Prepared for: Campsie RSL

BUILT FORM STRATEGY (MAX. 16ST)

16st

5-6st

4st

2st

Proposed built form strategy - maximum 16 storeys

View from Carrington Square

Bird’s eye view of the proposed development

View from Anzac Square



ATTACHMENT B Shadow Impact Study

© GM Urban Design & Architecture Pty Ltd I All Rights Reserved. All methods, processes, commercial proposals and other contents described in this document are the confidential intellectual property of GM Urban Design & Architecture Pty Ltd and may not be used or disclosed to any party without written permission.

Level 8, 75 Miller Street

North Sydney NSW 2060

Tel (02) 8920 8388

Web www.gmu.com.au

DRAWING-01Revision: -Status: FOR SUBMISSIONDate: 31 / 08 / 2017

SCALE: N.T.S16045 - CAMPSIE RSL

Prepared for: Campsie RSL

APPENDIX A - SHADOW IMPACT STUDY (MAXIMUM 16 STOREY HEIGHT)SCALE: N.T.S16045 - CAMPSIE RSL

June 21 - 11amJune 21 - 10am

June 21 - 1pmJune 21 - 12pm

Shadow created by the subject development Shadow created by the existing Club buildingNote: The study does not show existing shadows from large fig trees to Anzac Square.

June 21 - 3pm

June 21 - 2pm

June 21 - 9am

Carrington

Square

Child care

centre

Anzac

Square

Anglo Rd

Lilian St

Carrington

Square

Child care

centre

Anzac

Square

Anglo Rd

Lilian St

Carrington

Square

Child care

centre

Anzac

Square

Anglo Rd

Lilian St

Carrington

Square

Child care

centre

Anzac

Square

Anglo Rd

Lilian St

Carrington

Square

Child care

centre

Anzac

Square

Anglo Rd

Lilian St

Carrington

Square

Child care

centre

Anzac

Square

Anglo Rd

Lilian St

Carrington

Square

Child care

centre

Anzac

Square

Anglo Rd

Lilian St

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