GEORGES
RIVER
BUSINESS
BREAKFAST
A joint initiative of Georges River Council and the St George Business Chamber Club Central Hurstville Tuesday 28 August 2018 D18/184380
WELCOME
Ms Meryl Bishop
Director of Environment and Planning
Georges River Council
STRATEGIC CONTEXT
• Georges River is located within the Eastern
City which includes the Sydney City and
economic arc from Macquarie Park down to
Sydney Airport and Kogarah.
• The Eastern City is an economic engine – has
financial, business, professional services and
innovation start-up sectors and a large
proportion of knowledge-intensive jobs.
• Georges River lies within the South District
Plan along with Canterbury-Bankstown and the
Sutherland Shire.
SOUTH DISTRICT PLAN
STRATEGIC CONTEXT
• Strategic Centres - Kogarah and
Hurstville
• Job Target - 40,000 by 2036
• Dwelling target - approx 17,000 by 2036
• Housing diversity
• Affordable Housing target - 5-10% of
new residential floor space
• Growth of the health and education
precinct in Kogarah
• Protection of industrial lands
SOUTH DISTRICT PLAN
GRC
• Local jobs – 50,969
• Low unemployment rate of 3.4% (March 2018) (Greater Sydney 4.5%)
• Main Employment Sectors:
Health Care and Social Assistance 23.5%
Retail Trade 11%
Education and Training 8.9%
Construction 7.4%
Financial and Insurance Services 7.1%
Accommodation & Food Services 7.1%
Employment
STRATEGIC CONTEXT
• The Low Rise Medium Density Housing Code allows one and two
storey dual occupancies, manor houses and terraces to be carried out
under a fast track complying development approval ( issued within 20
day if the application complies with all the relevant controls) .
• The controls under the Code are:
Medium Density Housing
STATE PLANNING
CONTEXT
Site Area - sqm Frontage - m
Dual Occupancy 630 + 650 + 1000 12
Manor House 600 15
Terraces 500 + 600 + 800 18
The Low Rise Medium Density Housing Code and its accompanying legislative changes
would permit:
• manor housing and terrace housing in the R2 and R3 residential zones under the
Hurstville LEP 2012;
• manor housing and terrace housing in the R3 residential zone under the Kogarah LEP
2012; and
Council were granted a deferral from the Code until 1 July 2019.
Council lodged a Planning Proposal with the Greater Sydney Commission seeking
exemption from the Code and amendments to the Code.
Medium Density Housing
STATE PLANNING
CONTEXT
• In March 2018 the Georges River LPP commenced
• The LPP role is to:
• act as consent authority for certain development applications
• provides advice/recommendations on planning proposals
• The types DA’s to be determined by directed by a Ministerial Direction and include:
• Conflict of interest (e.g. Council DA’s, Councillor DA’s, Council Staff DA’s)
• Contentious development (>10 submissions)
• Departure from development standards (>10% variation)
• Sensitive developments (Flat Buildings, Mixed Use, new pubs, sex service premises
etc.)
LOCAL PLANNING PANEL (LPP)
STATE PLANNING
CONTEXT
• The LPP members include:
LOCAL PLANNING PANEL (LPP)
STATE PLANNING
CONTEXT
Chairs / Alternate Chairs Determination Panel Members
Review Panel Members Community Members
Adam Seton Michael Leavey Milan Marecic Cameron Jones
Paul Vergotis Juliet Grant Jason Perica Erin Sellers
Sue Francis John Brockhoff Helen Mulcahy Henry Wong
George Vardas
Annette Ruhotas
Policy
Hurstville City Centre Urban Design Strategy:
The purpose of the Strategy was to review and update the existing urban design
principles for the Hurstville City Centre and review the existing development
standards
Addressed the mismatch between the maximum building height and maximum
FSR.
Council adopted the Strategy at its Meeting held 25 June 2018.
It is a strategic planning tool that will inform any future rezoning proposals.
Policy work Completed
Policy work Underway
Policy
Car Parking Strategy
• Commenced in November 2017.
• Car Parking Strategy for the Business zoned
Land - considering carparking rates for
development, issues with on street and onsite
car parking issues and commuter parking.
• Draft to be considered by Council in October
2018.
• Exhibition November 2018.
Policy work underway
Policy
Kogarah LEP Traffic assessment –
• Investigates potential impacts from the future proposed development in the
areas of Blakehurst, South Hurstville, Ramsgate, Kogarah North - including
any impacts to intersections from local roads onto State and Regional Roads
and local roads onto local roads;
• Make recommendations for proposed mitigation measures;
• Suggested costings and time frames for the implementation of the mitigation
measures that can be incorporated into a Development Contributions
Plan and a Voluntary Planning Agreement public benefits list.
• Due for completion in November 2018.
Policy work underway
Policy
Review of planning controls for foreshore development in the Georges River Local Government Area: • Review of all current planning and
environmental controls for foreshore and
waterfront development, the formulation
of an integrated series of controls that
will guide development both below and
above the mean high watermark to the
ridgeline as viewed from the water.
• Review the foreshore building line.
• Completion date – November 2018.
Policy work underway
Policy
Employment Lands Study (2017) & peer review
(2018)
• Assesses IN2 Light Industrial lands across the
LGA and land zoned B1 Neighbourhood Centre
and B2 Local Centre in the Peakhurst, Mortdale
and Hurstville Wards (former Hurstville Council
LGA) and makes recommendations on the future
use of these lands.
• Council employed SGS to prepare a peer review
– which recommends that Council retains its
industrial land.
• Study presented to Council for adoption in
October/ November 2018 .
Policy work underway
Policy
Hurstville Transport Management and Accessibility Plan (TMAP)
• Original TMAP prepared in June 2013 informed the planning controls for the
Hurstville City Centre in response to the vision for Hurstville as a major
Centre for the South District.
• A number of changes to the planning controls and significant development
has occurred within the Hurstville Town Centre.
• Update to the TMAP underway – modelling the revised Planning Controls for
the centre and changing conditions.
• Completion date – September 2018.
Policy work underway
Policy
Beverly Hills Masterplan:
• Its aim is to articulate a clear vision and
provide an urban design framework
(future land use zones, building heights
and floor space ratios) that will facilitate
urban renewal, with a view to improve the
amenity and quality of the built
environment (public and private domain) .
• Consultation with the community to
establish a Vision - September to
December 2018 (Phase 1).
Policy work underway
Policy
Kogarah North Public Domain:
• To develop a public domain plan for the
Kogarah North Precinct that will guide the
transformation of the precinct to a new high
density residential environment.
• The plan is to provide streetscape design
guidelines for public domain improvements
for private development and identify
associated costings for a new section 94
Contributions Plan.
• Completion date – October 2018.
Policy work underway
Policy Policy work underway
Policy
Economic Development Strategy:
• Council’s draft Economic Development Strategy
takes a place based approach in building on
these attributes for responsive and progressive
places for investment, working and lifestyle.
• Implementation Plan - to ensure actions are
delivered
• On exhibition from Tuesday 28th August to
Friday 26th October
Policy work underway
Place Making
Placemaking Strategy:
• Projects will focus on revitalisation,
rejuvenation and reinvention of our town
centres and public spaces with the aim
of developing safer precincts and
assisting the night time economy.
• Involves public domain events and
upgrades.
• Next event is Kogarah ‘noons with Tunes
during every Friday in October.
Policy work underway
PLANNING PROPOSALS
• This site is a Deferred Matter under Hurstville LEP
2012.
• The current controls are 19m (height) and 2:1 (FSR).
• The PP requests building heights of 40m to 78m (17
storeys) and an overall FSR of 5:1.
• The development anticipates 925 residential
apartments, serviced apartments and student
accommodation.
• Under assessment
• Department’s Gateway Determination timeframe to
finalise the PP is March 2019.
WESTFIELD HURSTVILLE
• The site is Council owned and a draft masterplan
for the Precinct has been developed.
• The vision of the draft masterplan is to:
o Make Hurstville a vibrant place to live work and
visit; and
o Create a series of civic squares, community
facilities, commercial and residential
infrastructure (298 apartments).
• Current height is 19m, FSR is 2:1 and Zone is B4
Mixed Use.
• Requested Maximum height of 60m and FSR 7:1
• Under assessment .
PLANNING PROPOSALS
HURSTVILLE CIVIC PRECINCT
PLANNING PROPOSALS
HURSTVILLE CIVIC PRECINCT
PLANNING PROPOSALS
108-124 FOREST RD, 1-3 WRIGHT ST
Council in July 2018 endorsed the Planning
Proposal for gazettal
Concept proposes a mixed-use development with
21,628m2 of floor space comprising the following: • A four-storey podium and two (2) tower buildings
varying in height from 10 to 14 storeys.
• 2,704m2 (12.5% of floor space) of retail floor space
provided on the ground level fronting the three streets
and split in four parts.
• 18,924m2 (87.5% of floor space) accommodating
approximately 217 residential apartments on the upper
levels within the two towers.
PLANNING PROPOSALS
53-75 FOREST RD, 108-126 DURHAM
ST AND 9 ROBERTS LANE
• Council in July 2018 resolved to forward the Planning
Proposal for a gateway determination
• Proposes to rezone the site from part IN2 Light
Industrial and part R2 Low Density Residential to B4
Mixed Use.
• Current controls – height 9 + 10m and FSR 0.6 +1:1
• FSR ranges from 2:1 along Roberts Lane and up to
3.5:1 for the remainder of the site (including a
minimum non-residential FSR of 0.5:1).
• Height increases to 12m (for a depth of 18m from
Roberts Lane), 21m, 28m, 30m, 40m and 65m.
PLANNING PROPOSALS
9 GLOUCESTER ROAD
Planning Proposal Seeks to:
• To amend the Floor Space Ratio Map to increase
the floor space ratio from 3:1 to 4:1 (including a
minimum non-residential FSR of 0.3:1); and
• To amend the Height of Buildings Map to increase
the maximum building height applying to the site
from 23m to a range of heights of 23m, 30m, 40m,
50m and 60m.
• Under Council consideration.
MAJOR DEVELOPMENTS
• In 2016/17 there were 883 Development Applications determined. The estimated construction
cost was $746,000,161
• In 2017/18 there has been 936 Development Applications determined. The estimated
construction increased to $1.05 Billion inclusive of:
o 86.6% (811) of applications had a value between $0 -$1mil
o 10.2% (96) of applications had a value between $1mil & $10mil
o 3.2% (29) of applications had a value greater than $10mil
• Of all applications received 70% are for residential development with the remaining 30% being a
mix of commercial, industrial and special use (e.g. schools / childcare etc.)
• In addition 500 Complying Development Certificate (CDC) Applications (being 1/3 of all approved
applications within the LGA) have been determined by Private Certifiers
OVERVIEW
• The Kogarah North Precinct is situated at
the northern tip of the Georges River Local
Government Area boundary which covers
an area of 75,688m²
• The amendment to the Kogarah LEP 2012
which was gazetted on 26 May 2017
enabled a greater intensity of residential
uses across the Precinct
KOGARAH NORTH PRECINCT
MAJOR DEVELOPMENT
AREA UPDATE
Approved:
1. 70 – 78 Regent Street
2. 41 – 47 Princes Highway
L & E Court appeals:
1. 11 Stanley St & 28 – 36 Victoria St.
2. 2 – 10 Palmerston Street
3. 2 – 4 Gladstone St & 10 Victor Street
4. 71 – 97 Regent Street
Applications with Council:
1. 2-10 Stanley Street
2. 18-24A Victoria Street
3. 12-24 Stanley Street
KOGARAH NORTH PRECINCT
MAJOR DEVELOPMENT
AREA UPDATE
70 – 78 Regent Street
The approved 10 storey residential development
inclusive of:
The development includes:
basement car parking for 145 vehicles
123 residential apartments
Roof top communal open space
Development Approved in July 2018
KOGARAH NORTH PRECINCT
MAJOR DEVELOPMENTS
APPROVED
41 – 47 Princes Highway
The approved part 10 storey mixed used
development inclusive of:
The development includes:
3 levels of basement car parking
205sqm commercial space at ground floor
52 residential apartments
Roof top communal open space
Development Approved in July 2018
KOGARAH NORTH PRECINCT
MAJOR DEVELOPMENTS
APPROVED
Construction of a new health care facility and elevated
walkway over South Street to St George Private
Hospital.
The 5 storey, $17.6mil development falls within the
South District Plan’s Collaboration Area (health and
education super precinct). The new centre will include:
Outpatient community health services
Medical Specialist consulting rooms
Pedestrian Bridge linking the new facility to the
hospital
Facility will seek specialist medical and surgical staff
to work in conjunction with St George Hospital
ST GEORGE MEDICAL PRECINCT
MAJOR DEVELOPMENTS
APPROVED
282-290 Forest Road, Hurstville
The approved part 14 storey commercial
development is inclusive of:
The development includes:
3 levels of basement car parking
3 levels of retail floor space
11 levels of commercial floor space
Development Approved in August 2017
HURSTVILLE TOWN CENTRE
MAJOR DEVELOPMENTS
APPROVED
MAJOR DEVELOPMENTS -
APPROVED
6-8 CROSS ST HURSTVILLE
Demolition of an existing building at 6-8 Cross Street
to extend Club Central and construct a nine storey
building to provide 125 tourist accommodation rooms.
Development Approved in February 2018
The Club has since lodged a further application
seeking approval for additional 290sqm of GFA for a
café / restaurant on the approved roof space area.
Following the assessment of the application it will be
considered by Council’s Local Planning Panel.
Under Assessment
25-27 Heath Road, Blakehurst
The proposed part 2/3 storey child care centre development that includes
Placement for 145 children aged 0-6 years old
1 levels of basement car parking
Development Approved April 2018
MAJOR DEVELOPMENTS -
APPROVED
Proposal is seeking approval for a part 5/6 storey
mixed used development inclusive of:
The development includes:
1915sqm ALDI shopping centre
Ground floor cafe
104 residential apartments
Roof top communal open space
Application currently under assessment with
finalisation in 2018
313 Princes Highway CARLTON
MAJOR DEVELOPMENTS
UNDER ASSESSMENT
85-87 Railway Parade Mortdale
The proposed 6 storey mixed use development is
inclusive of:
The development includes:
3 levels of basement car parking
212sqm of commercial floor space at ground level
40 residential units
Development considered by LPP in August 2017
MORTDALE COMMERCIAL CENTRE
MAJOR DEVELOPMENTS
UNDER ASSESSMENT
MAJOR DEVELOPMENTS
UNDER ASSESSMENT
2-10 WONIORA ROAD HURSTVILLE
Council has received this DA for mixed use
commercial/residential development which is currently
under assessment proposing:
112 residential apartments over 12 levels
Ground floor commercial floor space
Rooftop with communal open space
3 levels of basement parking with 149 car spaces and
50 bicycle spaces
Application is still before the Court, it is anticipated the
matter will be determined through a Council hearing in 2018
MAJOR DEVELOPMENTS –
UNDER CONSTRUCTION
15 DORA STREET
The approved DA is for mixed use
commercial/residential development currently under
assessment proposing:
51residential apartments over 14 levels
Ground floor commercial floor space
To connect with existing development under
construction at corner of Queens Road and Forest
Road
MAJOR DEVELOPMENTS –
UNDER CONSTRUCTION
254 Railway Parade Kogarah
The approved DA is for mixed use
commercial/residential development currently under
assessment proposing:
twelve (12) storey
incorporating an RSL club, training facilities,
residential flat building (comprising two towers)
and
basement parking
Construction Certificate Issued – September 2017
MAJOR DEVELOPMENTS –
UNDER CONSTRUCTION
13 Derby Street Kogarah
The approved DA is for mixed use
commercial/residential development currently under
assessment proposing:
5 storey building
Ground floor commercial space
15 residential units
3 levels of basement parking
Construction Certificate Issued – February 2018
NEXT 12 MONTHS
• Council has commenced preparation of the new LEP.
• A Draft Local Strategic Planning Statement to be completed by 1 July 2019 –
20 year vision for the LGA – builds on the community strategic plan.
• Studies to be undertaken for the new LEP and LSPS:
• Commercial Centres Strategy;
• Local Housing Strategy; and
• Affordable Housing Strategy
• Draft LSPS exhibited October/November ‘19 and lodged with DPE by
December ‘19.
• Draft LEP exhibited early 2020and lodged with DPE by June 2020.
COMPREHENSIVE LEP
Next 12 Months
Commercial Centres Strategy - This strategy will
review planning controls (e.g. zoning, height and
FSR) of the City’s town and local centres
Local Housing Strategy – identify the City’s
approach to meeting the housing target and to
ensure the delivery of a diversity of housing types
Affordable Housing Strategy - identify and
assess the housing issues within the LGA and
identify mechanisms to increase the supply of
affordable housing for households on low to
moderate incomes in housing stress.
Policy work underway
Questions?