|
Extraordinary
Meeting of Council Meeting 10
June 2008
|
|
|
Environmental
Services Division Report No. 33
|
|
|
|
|
|
|
|
Reference: Environmental
Services Division Report No. 33
Subject: Draft Comprehensive
Local Environmental Plan (DLEP 2008)
Record No: SU1454 - 19730/08
Author(s): Michael Mason; Stephanie Bashford; Brendan Metcalfe
Executive Summary
This Report presents
to Council Draft Comprehensive Local Environmental Plan (DLEP 2008). This
document proposes amendments to DLEP 2007, made following the exhibition of the
plan earlier this year, and is attached at AT
1. The amended maps are circulated in hard copy and are available on the
website.
DLEP 2008 responds to
the many submissions made by the community and government authorities, and
reports prepared for Council by consultants on specialised issues. DLEP 2008 is
also a technical update to conform with the third version of the NSW Standard
LEP (Template) and the NSW Infrastructure SEPP, both of which commenced on 1
January 2008 while the DLEP was on exhibition.
Key changes proposed
within DLEP 2008 include:-
· reduced
residential zonings, to decrease the new dwellings total from 3,300 to 2,500
over Stage 1 (1-15 years) of the plan (with some reconfiguration of zonings) –
it should be made clear that this does not alter Council’s commitment to fulfil
the balance of the 3,900 dwelling target in the Stage 2 15-25 year period
however
· a range of
increased commercial floor space ratios in St Leonards and Lane Cove West Business
Park to ensure economic
viability
· Environmental
Conservation E2 Zone over the existing Bushland 6(b) zone
· a
restricted covenants clause which no longer permits suspension of existing
covenants in residential zones
· heritage
amendments for a limited number of sites being exhibited
shortly after discussion with owners.
In view of these substantive
amendments, it is recommended that Council resolve to exhibit Draft LEP for a
second time, for a period of one month, in accordance with sections 66-68 of
the Environmental Planning & Assessment Act.
This would provide an
opportunity for people who have made submissions involving potentially
substantial changes, such as to commercial floor space ratio, to receive public
comment. A second exhibition will enable Council to consider community views
and concerns regarding the re-exhibited amendments. It does not commit Council
to agree to all of those proposals after the second exhibition when finalising
the LEP.
Certain matters, such
as Environmental Protection areas, will continue to be investigated and
reported on following the second exhibition.
Background
Exhibition &
Consultation
Council resolved on
17 December 2007 to endorse DLEP 2007 as certified by the Department of
Planning on 13 December for public exhibition. Exhibition was held from 29
December 2007 to 29 February 2008, with the submissions period extended to 17
March. Public meetings were held for the St Leonards commercial centre, Marshall Avenue and
Lane Cove West Business Park
on 23 January. An information session held for residents on 6 February was
attended by over 300 people, and a video summary was made available on the
website for those unable to attend. Staff were available each weekday and on
two Saturdays, provided a telephone hotline and held several meetings with
individual property owners.
The exhibition was
advertised in the Sydney Morning Herald, North Shore Times, Northside Courier
and The Village Observer. Letters advising of the exhibition were sent to the
14,000 property owners, adjacent councils and thirty government authorities.
The exhibition materials were also reproduced in electronic format on Council’s
website.
A series of
independent consultants’ reports were commissioned: (i) by Hill PDA on the
economic viability of the FSRs exhibited (AT
2) (ii) by Gennaoui Pty Ltd on traffic assessment for growth areas (AT 3) and (iii) by Dickson Rothschild
on heritage items proposed by the public (for supplementary exhibition to held
shortly), as well as a Height Study to be completed to support the DCP, and
proposals being prepared by City Plan Urban Services as consultant on controls
for the Lane Cove Village (see submissions).
Meetings were held
with staff of the Department of Planning in March and May, with major issues
discussed including the residential growth targets, development scale in the
commercial areas, covenants and the zoning of bushland. Three Councillor
Workshops were held, in March, April and May.
Template Requirements
The NSW Standard
LEP’s third version required an amendment of DLEP 2007 to incorporate new
numbering, additional mandatory land uses, transfer of some uses to the
Infrastructure SEPP (eg commercial use of schools), amendments to other clauses
(eg now permitting exempt development on heritage items). An important change
is that greater clarity and flexibility in height controls is permissible, with
the LEP-mapped height standards development being able to be supplemented by
DCP controls (eg number of storeys, building height planes and ceiling height).
An issue which has
caused concern in the community is that infrastructure zones which are
currently Special Uses 5(a) in the LEP 1987, for example for schools, hospitals
and other essential social infrastructure, are required to be rezoned in the
DLEP to the adjacent zone, generally residential. The Infrastructure SEPP
confirms this new land use approach, providing for the “efficient
development, redevelopment or disposal of surplus government owned land” on such
sites, and their redevelopment for residential or other uses as permitted in an
adjacent zone, so that Council’s request to retain the infrastructure zoning
has been dismissed by the Department.
Submissions
In total
approximately 630 submissions were received. A copy of the full set of
submissions has been circulated to each Councillor and senior staff members in
hard copy and electronically. The estimated 3,750 comments were compiled and
condensed (due the duplication of comments) into a spreadsheet with
approximately 200 comments by 22 topics (eg zoning and traffic), 29 localities
(eg Wood Street or Municipality), and alphabetically by submitters’ names (for
internal use only) as discussed below.
Discussion
Council’s approach in
assessing the submissions has been to listen to the community’s detailed
knowledge of its locality, retaining Council’s Sustainable Growth Criteria as
the basis for residential rezonings and presenting the community’s case to the
Department for measured and reasonable housing growth targets for the first 15
years. It is understood that this would not reduce the Department’s ultimate
requirement for 3,900 new dwellings over 25 years, but would allow the
community in fifteen years time to have a more targeted role in determining
their location in Stage 2 of the LEP. Additionally LEPs are required under the
State Government’s Template process to be reviewed every five years to monitor
growth rates.
Similarly, businesses
have had an opportunity to provide information on site-specific factors
affecting their development capacity and needs under the DLEP.
A set of Submissions
Summary sheets providing details on key sites of concern to the broad community
is attached at AT 4. A detailed
Submissions Review spreadsheet with responses to submissions is attached at AT 5.
The amended DLEP maps
show the revised zonings.
1. Residential Areas
Councillors, in their
recent Workshops, reaffirmed their support of the community in its concerns at
the high target set by the Department of Planning, and stated that they
consider 2,500 dwellings, or 65% of the target, to be a reasonable and measured
maximum level to provide by 2021 (15 years being 60% of the 25 year period to
2031). This view is supported as it would allow Council to monitor dwelling
numbers and to adjust the DLEP accordingly.
In recognition of the
community’s submissions, the Department, which had required rezonings for a
potential 3,300 dwellings (85%) to be exhibited in DLEP 2007, has advised that
it would accept 2,700 (70%) yield for Stage 1 of DLEP 2008.
DLEP 2008 therefore
proposes changes from the residential zonings exhibited in DLEP 2007, with the
aim of providing a measured and realistic Stage 1 for future population growth.
In overview it is
recommended that the areas to be rezoned for changed residential densities be
amended as follows.
Areas deleted
Retain as Low Density Residential R2 Zone for
detached houses:-
· Parklands Avenue/ Landers Road: – to
preserve social cohesion, housing stock quality and family housing near an area
of high density
· Wood Street – to rely
on other precincts with greater potential for change to accommodate ”downsizing”
residents
· Mowbray Road, east of Centennial Avenue
(above Roslyn Street)
and west (above Gordon Crescent)
– due to topographical constraints and adverse impacts to amenity for
residences downhill
· Gordon Crescent – due to
topographical constraints.
Retain as Medium Density Residential R3 Zone
for townhouses:-
· Kara Street:– to
provide housing mix near houses and flats zones
Rezone to Local Centre B2 Zone:-
· Pacific
Highway from Longueville Road to Gatacre Avenue – to minimise shadowing of residences
to south, while allowing for viable redevelopment of businesses with apartments
above.
Areas proposed for
increased residential density
· Shell site at 150 Epping Road – to provide apartments
including affordable housing in walking distance of the Business Park
and major transport corridors
· Murralah Place – townhouses to upgrade Department of
Housing stock near shops and transport and assist in facilitating affordable
housing, at a transitional scale between the medium density to the east and low
density to the west. This should be reviewed in five years having regard to the
Economic Study’s view that townhouses would not be viable. The same approach
should be taken to the Figtree St
block, which was supported by Councillors in their workshops for townhouses
only.
· 11-47 Longueville
Road (from new bus stop
to Highway) – increase FSR:1 to 2.5:1 (approximately 8-9 storeys) to provide
apartments close to CBD and transport corridor
· 2 Canberra Avenue – FSR increased to 2:1 as requested by the body
corporate, this being equitable for the small 1,325m2 site with 5 to 7-storey
flats in Duntroon Avenue
adjacent
· Finlayson Street/ Birdwood
Avenue – increase in FSR to 2:1 (6-7 storeys) for
redevelopment viability
Seniors’ Living
A range of changes relate to the provision of suitable
accommodation for an ageing population:-
· Pottery Gardens – seniors’
living (at 2 Central Avenue)
FSR is increased to 1.5:1 and 15 metres (5 storeys) to allow a modernised
redevelopment of this ageing complex with lifts
· Waterbrook Stage 2 – Nield Avenue is increased to FSR
of 1.5:1 and height 15 metres – this is exhibited in response to the owner’s
submission and in the interest of promoting retirees’ accommodation close the
St Leonards centre; however it would be subjected to shadow and other merit
analysis during the second exhibition, having regard to the submissions
expressing concern at DLEP 2007’s exhibited FSR
of 1.2:1 and height of 12 metres
· Caroline Chisholm nursing home – This is rezoned from
townhouses to High Density R4, with FSR of 1.5:1 and height of 18 metres, to
reflect its current use as a retirement
village
· Greenwich Hospital – Height is increased to 18 metres to permit upgrading
in accordance with modern Commonwealth standards, from the inappropriate 9.5m
height resulting from its low density housing zone and FSR of 1.5:1.
A table showing the recommended revised dwelling numbers is attached at AT 6.
Council continues to support the rezoning of the Shell Service Station
site at 150 Epping Road,
outdated since the reduction in Epping
Road traffic due to the M2 and Tunnel, from
industrial to High Density Residential R4.
The community has strongly supported this approach in their submissions,
as contributing to the Metropolitan Strategy residential growth without
unreasonable impact on surrounding residential areas. The advantages would also include: the
provision of housing within walking distance of an employment centre (Lane Cove West Business
Park), including an affordable
component, proximity to transport and the M2 route, residential amenity with
river views to Lane
Cove National
Park and recreational opportunities around
Stringybark Creek.
It is recommended that the Department of Planning support Council and
the manner in which the DLEP 2008 responds to the community’s expressed
preferences in zoning the Shell site to R4.
The Department of Housing requested that the Mindarie precinct, between Cumberland Avenue
and Girraween Avenue, be rezoned not only from houses to townhouses, as
requested formerly, but to high density for flats. That Department owns 40% of
the houses in that area and wishes to maximise the value of its public housing
stock. The Department of Planning’s view, as articulated by an officer of the
Sydney Region East office, is that the proposal for flats would provide a
housing mix together with the townhouses along Mowbray Road’s southern side and
the detached houses along Willoughby’s northern side, in the catchment of
Mowbray Public School, and that a small Neighbourhood Shops B1 zone should be
located in this vicinity on Mowbray Road. This has been proposed in the
exhibition maps around a location where shops currently have existing use
rights to confirm their status. In view of position of Council and the
community about the significant proportion of high density already in Lane Cove
North, this area remains unchanged from DLEP 2007, however, in accordance with
the Department of Housing’s original request.
The rezoning of Murralah
Place, where the Department of Housing owns 30% of
houses, rezoning for townhouses responds to that Department’s request for
density increase. This is preferable to the alternative of flats, which would
be out of scale with the detached housing to the west, in Cope Street, and the low-scale flats to
the east, in Best Street,
and produce higher vehicle numbers exiting on to Penrose Street.
Alternative Sites
The community proposed a wide range of alternative areas to the sites
exhibited. Some, including Shell and Marshall
Avenue, have had Council’s support. Others, eg
Longueville, do not meet criteria for locations close to centres. The full list
of alternatives is included in the spreadsheet at AT 6.
Economic Viability Study
The amendments proposed above take into account the Hill PDA study (AT
2), which supported the FSR for many of the areas as exhibited, and recommended
certain other areas for increased FSR to ensure their viable redevelopment.
Traffic Study
The Traffic Study undertaken by Gennaoui Pty Ltd (AT 3) assessed the
impact of residential growth areas under DLEP 2007. The study concluded that
increased vehicle numbers would not alter the functionality of any relevant
intersections, and that although traffic in local streets in the vicinity would
increase, the streets would continue to function satisfactorily, subject
possibly to traffic management measures. Traffic was not in itself a ground for
rejecting the proposed residential rezonings.
Residential Heights
A large number of submissions also expressed concern that 3 storey
houses would be permissible in the Low Density Residential R2 zone. This could result from the technical
difficulty of explaining height and villa controls in the DLEP 2007. In that exhibited version, a 9.5m height
limit applied to continue the 9.5m limit currently in the Dwelling House Code,
which also limits ceiling height to 7.0m.
As height was able to be expressed only in the DLEP, not in the DCP, this
would permit 3 storey flat roofed houses of 9.5m with greater bulk than a
pitched roof of 9.5m.
The Department has now relaxed its policy so that the DLEP’s height
controls may be supplemented by DCP controls, such as building envelopes,
number of storeys etc. Lane Cove’s
Comprehensive DCP will specify that only two storey housing is permitted in the
R2 zone and that ceiling heights are limited to 7m. The Height Study will guide
the approach to height in the DCP.
Multi Dwelling Housing
Similarly numerous concerns related to ‘multi dwelling housing’ being
introduced in the land use table for the Low Density Residential R2 zone and
that this would permit flats up to three storeys (as above).
‘Multi dwelling housing’ is the new terminology for ‘villas’ (LEP 1987)
and their height is limited to 5 metres in the DLEP (to be confirmed in the DCP
as permitting single-storey dwellings with pitched roofs). Understanding this terminology, due to the
Mapping Guidelines and text definitions’ adds complexity to this issue. However the only substantive difference is
that this form of housing, aimed to allow older residents to remain in their
suburbs when downsizing homes, now extends to both the current Residential
2(a1) and 2(a2) (waterfront) zones ie. throughout the Low Density Residential
R2 zone, and this has not raised community concern.
2. Employment Areas
(i) St Leonards Commercial Centre
The priority for St
Leonards is to provide revitalisation of the ageing commercial area on Lane
Cove’s southern side of Pacific
Highway, while respecting the amenity of the
residential properties in Canberra/
Marshall Avenues and Christie/ Lithgow Streets. A commitment was made to North
Sydney Council that the residential precinct east of Oxley St would also be protected. The
public domain in Christie St South
and Plaza is also important. At the same
time, the DLEP process offers a rare opportunity to promote the St Leonards
Specialised Centre’s modernisation and economic future.
Council’s 3D
modelling software was used as a basis for the acceptable scale of buildings,
as in other areas of the municipality. It is important to make clear to
submitters that the shadowing from their proposals cannot be considered in
isolation. The shadow impact of all potential developments had been assessed by
staff as a cumulative shadow envelope, in relation to residential properties
nearby in accordance with Council’s existing solar access policies i.e. a
minimum of 3 hours sunlight per day.
Issues were raised
both by commercial property owners and residents of Marshall Avenue, objecting to the
exhibited FSRs, which had been based on the scale of recent developments and
were subsequently confirmed by Hill PDA. However comments involved
site-specific factors which were not available to the planning staff or
consultant. For example, if Norths Rugby Club does not seek to redevelop in the
foreseeable future, adjacent properties to its north may require higher floor
space to redevelop their ageing but larger buildings in a shorter timeframe, as
the economies of scale would be diminished.
If the St Leonards
centre stagnates, it would disadvantage both the commercial sector and its
residential precinct. Additional considerations are the aims of the St Leonards
Strategy and Draft Inner North Subregional Strategy for St Leonards as a Specialised
Centre. A balance between the interests both of residential and commercial
owners is expected to result in benefits to all parties, with the improved
amenity of the café/ shops/ business precinct, public domain and pedestrian
linkages to the centre and transport, and on this basis it is recommended that
the FSRs be increased for exhibition to include:-
· Telstra
site – 530 – 542 Pacific Hwy:
FSR to 17:1 (from part 10:1 / 12:1) and Height to 72.5m (from 50m / 65m) – this
aims to compensate for the high cost of relocating the ageing telephone
exchange
· Pacific Highway to 82 Christie St: FSR
to part 10:1 / 14:1 (4.5:1) and Height to 45 / 62m (25m)
· 472 Pacific Hwy: FSR to
12:1 (6:1) and Height to 65m (36m)
· 458 Pacific Hwy: FSR to
6:1 (2:1) and Height to 36m (15m)
· Marshall Avenue: FSR to
5:1 (3:1) and Height to 35m (25m).
The sector west of Berry Road is not
proposed for change from DLEP 2007, that is, an FSR of 3:1. This is aimed at infill for a few commercial
terrace sites only, rather than major changes to the existing scale along Pacific Highway. A
submission has requested FSR and height increases for the 7-storey Clemenger Building (on the south-eastern corner of
Pacific Highway/
Portview) and Mixed Use zoning. To be viable, this would require a
substantially higher scale which, when followed by adjacent buildings, would
result in unprecedented height in the area and unacceptable shadowing of
residences downhill. This area should be reconsidered in the 15-25 year stage,
together with a review of the residential zone to the south, subject to the
level of commercial and residential demand following development in the interim
within the St Leonards centre, including the RNS Hospital
site.
(ii) Pacific Highway/ Longueville
Intersection
The DLEP 2007
proposed that the underused commercial area east of this intersection to Allison Avenue be
rezoned for residential flats. The Economic Viability study however showed that
the FSR for the Longueville to Gatacre block would have to be at an FSR of 4:1,
whether residential or commercial. Development at this scale would, however,
produce unacceptable shadowing of residences in Mafeking Avenue, in particular
residential flats due to the landscaping setbacks and consequent height
outcomes.
The viability of
retail here has diminished with the Tunnel works reducing accessibility for
passing trade. Parts of the strip are rundown and the suburb would benefit from
a new “gateway”, but this should be achieved with minimum impacts on
residential amenity.
It is recommended now
that this commercial strip be zoned Local Centre B2, allowing for shoptop
housing (which requires minor setbacks only, and may be developed above
businesses) and modern office accommodation close to the centre and buses with
long-distance views. The FSR should be exhibited at 2.5:1, consistent with the
Village, with accompanying shadow diagrams and height concept plans for
community consideration. If this does not proceed, the area should be
reconsidered in the five-year review period.
(iii) Mowbray Road
In the area of
Mowbray road opposite the Mowbray
Public School, there are
a small cluster of shops which have had existing use rights for many years,
being zoned for detached housing. It is proposed to rezone these to
Neighbourhood Shops B1.
(iv) Lane Cove
West Business
Park
Submissions have been
made requesting that the FSR and height in this light industrial area be
increased to a minimum of 1.5:1 and possibly up to 3:1 in order to be
competitive within the Global Economic Corridor between Macquarie Park,
Artarmon Industrial Area, the former ABC site etc. The commissioned Hill PDA’s economic
assessment was that 1:1 remains viable under current conditions. Their brief
did not, however, include future market trends which concern the industrial
owners.
The Department has
been reluctant to accept a higher FSR than 1:1, due to the need to retain
traditional light industry to service inner city needs such as car repairs.
Lane Cove’s Business
Park no longer has this
character however, as shown by Council’s land use survey of 2000 indicating
that approximately 50% of uses there were high tech.
It is recommended
that the Department be requested to support a 1.5:1 FSR for exhibition. A
higher FSR is not supported by Council’s Traffic Section on the grounds of
traffic capacity limitations on Sam
Johnson Way. Macquarie Park’s
FSR is predominantly between 1:1 – 2:1, with only a small proportion being 3:1,
and this area has a rail station. The Artarmon Industrial Area is 1:1; the
former ABC site has higher areas including FSR 1.5:1.
A submission relating
to the Business Park’s neighbourhood shops makes a case for locating these on
16 Mars Road, which is central to the area and has adequate floor space
capacity to meet the workforce’s needs. This, however, is a development
assessment matter and does not involve changes to the DLEP.
3. Miscellaneous Issues
3.1 Covenants
The community has again very clearly expressed its objection to a
generic clause (clause 8A in DLEP 2007) being imposed throughout Lane Cove so
as to permit the suspension of covenants
on residential lands to permit development.
Council has continued to be strongly opposed to this clause in relation
to covenants over residential land in particular. Notwithstanding this, the
suspension of covenants is supported in relation to a limited number of sites:-
· The former bowling
club, western portion, at 304
Burns Bay Road, to facilitate an integrated
residential precinct and enhanced public park.
· The shell site at 150 Epping Road,
strongly supported by the community for apartments rather than industry.
· The Police Station
at 47 Burns Bay Road,
recently purchased by Council.
Upon gazettal of the LEP, all of those sites would be zoned High Density
Residential R4.
DLEP 2008 replaces the generic clause 8A (now Clause 1.8A) with a clause
specifying that the suspension of covenants clause is not to apply to covenants
which existed in residential zones up until the date when the DLEP comes into
effect.
It is recommended that the Department be requested to support this
approach.
3.2 Bushland Zoning
Considerable
community concern has been expressed at the Department of Planning’s refusal to
allow Lane Cove to apply the Environmental Conservation E2 to the Bushland 6(b)
Zone which currently distinguishes bushland from the Open Space Recreational
6(a)’s sporting fields etc. The E2 zone’s aims are “to protect, manage and restore areas of high ecological, scientific,
cultural or aesthetic values”. The DLEP 2007 was required to combine all open
space into a single Public Recreation RE 1 Zone, with the potential for incremental
loss of natural environment to meet the increasing population’s demand for
sporting fields etc. Similar concerns have been expressed by other Sydney councils.
Following repeated
representations by Lane Cove Council over the past two years, the Department
has indicated that it will now actively reconsider the position. The zoning
maps have on that basis been amended to the E2 zone, and it is recommended that
Council support this zoning and that a submission be made to the Department on
the grounds of the high value of Lane Cove’s bushland areas. The Department of
Environment and Climate Change’s submission supports this approach.
In the alternative,
if the Department of Planning does not accept the submission as to the
bushland’s high value for the E2 zoning, a local bushland map would be proposed
as a Local Map to the LEP to protect natural environment within the Public
Recreation RE1 Zone.
It is recommended
also that clause 42 be expanded to refer to the protection of environmental
values in areas marked both on the Riparian Map and in the E2 zones (now
cl.6.2).
3.3 Reclassification of Land
It will be necessary
to hold a public hearing into the proposed reclassification from community to
operational land of (i) 304 Burns Bay Road, part of the former bowling club
site, to contribute to the residential redevelopment of the outdated industrial
zone and (ii) 10 Chaplin Drive, a strip of land of approximately 550m2 which
may be of use for small-scale shops, off-street parking or other benefit to the
local workforce. As these sites were exhibited already in DLEP 2007, Council
can resolve immediately to undertake the hearing while any new DLEP amendments
may be on exhibition.
3.4 Heritage
The Heritage Study
will be reported to Council at a subsequent meeting. However the consultants
have recommended that 18 Bellevue
Avenue be deleted from the Heritage Register on
the grounds of its low value within the streetscape and deterioration of
quality. A detailed statement of significance will be provided with the full
report at that meeting.
Community Consultation for DLEP 2008
Statement of Intent
The consultation is
designed to inform and invite submissions on the DLEP 2008. Any comments
received will be reviewed and evaluated to determine whether or not to proceed
with amendments to the plan.
|
|
Inform
& Consult
|
Inform
|
Consult
|
|
|
Open
|
Targeted
|
Targeted
|
|
Target
Audience
|
Lane
Cove Community,
Adjacent
Councils
|
Community
Progress Associations and groups, Lane Cove ALIVE
|
Council
Staff
|
|
Proposed
Medium
|
Advertisements,
Press
release,
Public
Exhibition at Civic Centre,
Plaza
display (staffed),
E-newsletter,
Website
Exhibition, Public hearing for requisite Council properties
|
Strategic
eBulletin
|
Information
session
|
|
Indicative
Timing
|
June-July
08
|
June-July
08
|
June-July
08
|
Conclusion
Regard has
been had to the range and content of public submissions received during the
exhibition
of DLEP
2007 from December 2007 to February 2008. A considerable effort has been put in
by the
community
to involve themselves in the development of the DLEP, contributing to Council’s
understanding
of local and site-specific factors in each area. A series of amendments is
proposed
to the
DLEP with the aim of responding to these issues appropriately.
The
submissions support in particular: a reduction in the residential growth
levels, increased
commercial
and industrial floor space ratios to ensure economic viability of employment
areas and
revitalisation
of centres, and the protection of the environment and residential amenity.
Amendments
proposed for a second exhibition of the DLEP include:-
· reducing
the housing target to 2.500 new dwellings over the plan’s first 15 years, with
the deletion and addition of certain medium and high density rezonings
· increasing
FSRs by a range of levels in the St Leonards centre and Marshall Lane
precincts, and the FSR in Lane Cove West Business Park to 1.5:1
· applying
the Environmental Conservation E2 zone to the former Bushland 6(b) zone
· limiting
the generic covenants clause, so that it would not permit the suspension of
existing covenants in residential zones.
It is
recommended that Council adopt the amendments to the DLEP attached to this
report at
AT 1 for a second exhibition, to be held for a period of 28 days.AT 1
for a second exhibition, to be held for one month.
|
RECOMMENDATION
That:-
1. Council adopt for a
second exhibition the Draft Comprehensive Local Environmental Plan, adopted
on 20 September 2004 by Council and authorised by the Department of Planning
on 13 December 2007, incorporating the amendments attached to this report, in
accordance with the Environmental Planning & Assessment Act 1979 and the
Department of Planning’s “Best Practice Guidelines”.
2. The
Department of Planning be requested to authorise the amended Draft LEP for
public
exhibition for a period of 28
days.
3. A public hearing be held into the
reclassification to operational land of 304-314 Burns Bay
Road and 10 Chaplin Drive, as exhibited from 29
December 2007 to 29 February 2008, in
accordance with section 68 of the
Environmental Planning & Assessment Act 1979 and
section 29 of the Local
Government Act 1993.
|
Michael Mason
Executive Manager
Environmental Services Division
ATTACHMENTS:
|
AT‑1 View
|
Draft LEP 2008 (text)
|
100 Pages
|
|
|
AT‑2 View
|
Hill PDA Economic
Viability Study, May 2008
|
73 Pages
|
|
|
AT‑3 View
|
Traffic Study by Gennaoui
Pty Ltd May 2008
|
34 Pages
|
|
|
AT‑4 View
|
Submissions Summary -
DLEP 2007
|
23 Pages
|
|
|
AT‑5 View
|
Submissions Review
spreadsheet
|
17 Pages
|
|
|
AT‑6 View
|
Dwelling growth numbers
|
6 Pages
|
|
|
AT‑7 View
|
LEP Zoning Maps
|
13 Pages
|
|
