planning proposal request - wollondilly.nsw.gov.au · planning proposal request no’s. 730, 740...
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Post: PO Box 774, Camden NSW 2570 • Ph: 02 4658 1141 • Fax: 02 4658 1977 • Mob: 0431 519 128
Email: [email protected] • Web: www.pascoeplanning.com.au
Prepared For:
Prepared By:
The Oaks Boutique Living
PLANNING PROPOSAL REQUEST
No’s. 730, 740 & 760 Montpelier Drive, The Oaks
(Wollondilly Shire)
November 2015
This Report has been prepared exclusively for The Oaks Boutique Living for submission to Council as an initial
report in the land rezoning process. It is not to be relied upon by any other person/party.
The information contained in this Report has been compiled largely from secondary information sources and does
not purport to be exhaustive. More specialised investigations will likely refine the nature of environmental impacts
and infrastructure availability and hence development potential.
PPS gives no warranty that these information sources are current and accepts no responsibility for any errors or
damage or loss, however caused, suffered by any individual or corporation.
Project Author: Graham G. Pascoe J.P. (Certified Practising Planner)
B.Ec (Hons), M. Litt, Grad. Dip. Urb. Reg. Plan, Grad, Dip. Local Govt. Mgt,
Assoc. Dip. Bus., (Valuation), Ad. Cert. Prop. Agency; Grad. Dip. Ed. Stud.
MPIA, FIAG
Report Compilation Date: November 2015
Contact: PO Box 774, Camden NSW 2570
0431 519 128
Copyright © 2015 by Pascoe Planning Solutions Pty Ltd (PPS)
No part of this report may be reproduced, transmitted, stored in a retrieval system or adapted in any form or by any
means (electronic, mechanical, photocopying, recording or otherwise), without written permission from PPS.
Contents
1 INTRODUCTION ......................................................................................................................................... 4
1.1 BACKGROUND ............................................................................................... 4
1.2 SCOPE OF REPORT ....................................................................................... 4
1.3 REPORT STRUCTURE .................................................................................... 4
2 THE SUBJECT LAND/SITE ......................................................................................................................... 4
2.1 LAND DESCRIPTION ....................................................................................... 4
2.2 CONTEXT ..................................................................................................... 9
2.3 TOPOGRAPHY/DRAINAGE REGIME ................................................................. 12
2.4 GEOLOGY/SOILS/STABILITY ......................................................................... 17
2.5 ECOLOGY ................................................................................................... 17
2.6 HERITAGE ................................................................................................... 20
2.7 BUSHFIRE HAZARD ...................................................................................... 20
3 INTENT AND PROVISIONS ......................................................................................................................... 22
3.1 OBJECTIVES OR INTENDED OUTCOMES (PART 1) ........................................... 22
4 EXPLANATION OF PROVISIONS (PART 2) .................................................................................................. 22
5 JUSTIFICATION ....................................................................................................................................... 23
5.1 JUSTIFICATION OVERVIEW (PART 3) .............................................................. 23
5.2 NEED FOR THE PLANNING PROPOSAL (SECTION A) ........................................ 27
5.3 RELATIONSHIP TO STRATEGIC PLANNING FRAMEWORK (SECTION B) ............... 28
5.4 ENVIRONMENTAL, SOCIAL AND ECONOMIC IMPACT ......................................... 33
5.5 STATE AND COMMONWEALTH INTERESTS ...................................................... 34
6 MAPPING (PART 4) ................................................................................................................................. 35
7 COMMUNITY CONSULTATION (PART 5) ..................................................................................................... 39
8 PROJECT TIMELINE (PART 6) .................................................................................................................. 39
9 CONCLUSION ......................................................................................................................................... 40
Annexures A: Subject Land Holding
B: Key Directions Wollondilly Shire Growth Management Strategy (GMS) (Assessment Criteria)
C: The Oaks - Structure Plan
D: Planning Certificate Pursuant to Section 149 EP&A Act
E: Compliance with of State Environmental Planning Policies
F: Compliance with Section 117 Directions (EP&A Act)
G: Sustainability Criteria for New Land Releases (Metropolitan Strategy 2005 - Overview)
H: Concept Plan
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1 Introduction
1.1 BACKGROUND
This Planning Proposal Request (PPR) represents the formative phase in the development of a Planning Proposal
(PP) geared toward the rezoning of the land known as No’s. 730, 740 & 760 Montpelier Drive, The Oaks, for urban
and riparian management purposes. The rezoning is to be effected through the preparation of a relevant Local
Environmental Plan (LEP) amendment, it being proposed to amend Wollondilly LEP 2011.
1.2 SCOPE OF REPORT
This Report has been prepared in accordance with the former NSW Department of Planning’s (DoP) documents A
Guide to Preparing Local Environmental Plans and A Guide to Preparing Planning Proposals. The latter document
requires the Planning Proposal to be provided in six (6) parts, being:
Part 1 – A statement of the objectives or intended outcomes of the proposed LEP;
Part 2 – An explanation of the provisions that are to be included in the proposed LEP;
Part 3 – The justification for those objectives, outcomes and provisions and the process for their
implementation;
Part 4 – Relevant support mapping;
Part 5 - Details of the community consultation that is to be undertaken in respect of the Planning Proposal
(DoP 2009b); and
Part 6 - Projected project timeline.
1.3 REPORT STRUCTURE
This PPR, in providing an outline PP, is structured in the following manner:
Section 2 provides an overview of the site the subject of this PPR and the development intent.
Section 3 contains a statement of the objective and intended outcomes of the proposed LEP amendment
(i.e. Part 1), together with an explanation of the proposed amended LEP provisions (i.e. Part 2).
Section 4 provides an explanation of the provisions of the proposed LEP amendment (i.e. Part 2).
Section 5 provides justification for the objectives, outcomes and provisions of the proposed LEP
amendment (i.e. Part 3).
Section 6 contains the proposed mapping amendments (i.e. Part 4)
Section 7 provides details of the community consultation that would be undertaken in respect of the PP as it
is advanced (i.e. Part 5).
Section 8 details a projected project timeline (i.e. Part 6).
Section 9 provides a conclusion.
2 The Subject Land/Site
2.1 LAND DESCRIPTION
The site comprises Lot 590 DP 1132419, Lot 1 DP 653294 and Lot 2 DP 820370 (No’s. 730, 740 & 760) Montpelier
Drive, The Oaks in the Wollondilly Shire Local Government Area. Such land holding is some 43.77 hectares in size
and is generally regular in shape, and is depicted in Figure 1 over and Annexure “A”.
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Figure 1: Subject land holding
The principal qualities of the holding are further depicted in the portfolio of photographs comprising Figure 2 over
and immediately following.
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Looking toward east from property entrance, with water bodies in middle distance
Middle of property looking east with main dwelling and related improvements in middle distance
Looking “upstream” from dam wall of main water body
Figure 2: Subject land holding
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Southerly water body with fringing riparian vegetation looking north-west
Looking easterly at land upslope of southerly water body
Looking south across two water bodies Figure 2 (continued): Subject land holding
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Looking upslope in an easterly direction from east of main water body
Vegetation between Montpelier Drive and northern water body
Looking toward property entrance from west of northerly water body
Figure 2 (continued): Subject land holding
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2.2 CONTEXT
The subject land is proximate to recent residential subdivisional activity on the southern boundary of The Oaks
Village and is contiguous with the recently rezoned extension to The Oaks Village. The land and its immediate
context is depicted in the Plan produced below (Figure 3) and the portfolio of photographs forming Figure 4.
Figure 3: Subject land in the context of The Oaks Village and nearby lands
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Looking west from eastern property boundary, with Montpelier Drive in middle distance
Looking south-west to adjoining rural residential development
Adjoining rural residential development to immediate south-west Figure 4: Immediate locality
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Land to the immediate north
Land to immediate north depicting downslope riparian area
Figure 4 (continued): Immediate locality
Looking along Montpelier Drive toward the north with new subdivision on right in middle distance and recently
rezoned residential land in foreground/middle distance on right Figure 4 (continued): Immediate locality
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2.3 TOPOGRAPHY/DRAINAGE REGIME
The site generally slopes gently from the eastern boundary to the western boundary (the Montpelier Drive frontage)
with some minor undulations (cross fall) reflected in the dominant fall of the land.
A significant riparian zone, dominated by substantial stored water bodies, is aligned in a general north-south
direction and characterises the front of the property. These structures/storages control stormwater flows exiting the
subject property.
The spillway from the northernmost dam wall discharges into the riparian area on the downslope property.
This significant drainage regime, and in particular body of stored water, is depicted on the topographic map
(1:25,000 series) extract (Figure 5 below) and reflected in the contour plan of the subject property (Figure 6 over)
and portfolio of photographs forming Figure 7.
Figure 5: Topographic Map Extract (1:25,000 series)
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Figure 6: Contour Plan of the subject land (refer over also)
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Figure 6 (continued): Contour Plan of the subject land
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General fall of land from eastern boundary
Fall from eastern boundary toward major water body in middle distance
Fall from eastern boundary with small dam and major water body in middle distance Figure 7: Principal features of drainage regime
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Major water body with fringing riparian vegetation
Two major water bodies and immediate catchment
Looking upstream from dam wall on northern major water body
Figure 7 (continued): Principal features of drainage regime
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2.4 GEOLOGY/SOILS/STABILITY
The land holding comprises principally Bringelly Shale, with the frontage comprising Ashfield Shale.
The Ashfield shales of the Winamatta Group typically comprise laminate and dark grey siltstone. They generally
correspond with the change in gradient to modest slopes, before the steep Bringelly Shale landscapes.
The “Development Precinct” comprises soils from the Blacktown Group.
The Blacktown Group exhibit the following characteristics:
Typically occur in generally undulating to flat landscapes
Typically underlain with/comprise alluvial deposits
Almost completely cleared tall open-forest (wet sclerophyll)
Dominant land uses urban
Subject to minor erosion
Moderately reactive
High urban capability
2.5 ECOLOGY
The site, together with most of the surrounding areas, has been extensively cleared from the days of earliest
European settlement. Remnant vegetation in the “development precinct” occurs largely as isolated individual trees or
small clusters, predominately eucalypts.
The most significant vegetation attaches to the riparian corridor aligning with the major water body toward the front
of the property. This riparian zone will be reconfigured and revegetated with a comprehensive range of riparian
species. Existing vegetation will be retained where practical in such revegetation initiative.
Vegetation is accordingly not deemed to be a constraint to development. A strategy for the selective removal of
some limited remnant vegetation will be prepared1.
No threatened fauna species are known to occur on the subject site. Such matter will be further addressed in the
development of a future ecological strategy.
The range of vegetation evidenced onsite is reflected in the following portfolio of photographs comprising Figure 8.
1 As part of a broader ecological study/strategy.
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General open grassland with scattered casuarina and eucalypt species
Fringing riparian vegetation comprising casuarina, melaleuca and eucalypt species
Isolated eucalypts, casuarinas and blackthorn, dotted across grassland with invasive blackberry and fireweed
Figure 8: Qualities of existing vegetation
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Cumberland Plain Woodland species fringing the major dam wall
Immature Cumberland Plain Woodland species between road and northern water body
Dominant grasslands, isolated remnant trees and fringing riparian vegetation
Figure 8 (continued): Qualities of existing vegetation
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2.6 HERITAGE
The locality has a long history of European settlement, none of which has been highlighted in past local
investigations/records as being of immediate significance. Equally, the land is highly disturbed from past European
occupation, as cited above and is not understood to have any particular indigenous significance.
No heritage items of local, state or national significance are known to be listed for the site.
Notwithstanding the foregoing, heritage significance may require further assessment as this PPR is advanced.
2.7 BUSHFIRE HAZARD
The subject site is not identified as Bushfire Prone Land on Council’s Bushfire Prone Land Map (refer to Figure 9
over).
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Figure 9: Bushfire Hazard Map Extract – The Subject Site (Source: Wollondilly Shire Council)
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3 Intent and Provisions
3.1 OBJECTIVES OR INTENDED OUTCOMES (PART 1)
This PPR has the express purpose of facilitating the urbanisation of the subject site as an extension of the existing
township of the Oaks2, transitioning on the southern interface (and high amenity area) into a rural residential
landscape, as outlined below:
Objective
To facilitate the comprehensive subdivision for residential purposes at various low densities of land contiguous with
the expanding township of the Oaks in an integrated manner, in accordance with its environmental capacity and
existing and proposed neighbourhood character, whilst capitalising on its environmental attributes and the ability to
augment existing infrastructure.
Outcomes
In delivering the foregoing objective, it is intended that the following outcomes be realised:
A sustainable and coordinated expansion of the Oaks community will be achieved
Elements of the natural landscape will be conserved and enhanced
Existing physical and human infrastructure will be utilised and embellished
A framework will be established for more detailed planning (Masterplanning/DCP)
4 Explanation of Provisions (Part 2)
The Wollondilly Local Environmental Plan, 2011 will be amended in the following way:
Site Identification Map
Amendment of Wollondilly LEP 2011 Land Zoning Map – LZN 007G (9 March, 2012) from RU2 Rural
Landscape to R2 Low Density Residential and R5 Large Lot Residential.
Amendment of Wollondilly LEP 2011 Lot Size Map – LSZ 007G (9 March, 2012) from 40ha (Q) to 975m² (T)
and 4,000m2.
It is proposed to introduce a maximum building height as follows:
Amendment of Wollondilly LEP 2011 Height of Building Map - HOB 007G (9 March, 2012) to maximum
building height of 9m (J).
A suite of draft maps representing the proposed changes forms Section 6 of this PPR.
Detailed controls will be prepared, pursuant to Clause 6.3, and be contained in a relevant Development Control Plan.
2 It is noted that the township is to be extended in a southerly direction to the northern boundary of the subject land,
as reflected in the recent zoning amendment to the immediate north.
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5 Justification
5.1 JUSTIFICATION OVERVIEW (PART 3)
5.1.1 INTRODUCTION
This overview establishes the case for the zoning change proposed in the LEP amendment. It should be noted that
the level of justification is commensurate with the impact of the rezoning proposal, broad ranging urban capability
investigations and an acknowledgement of the need for a limited range of future issue specific studies.
5.1.2 STRATEGIC ORIGINS – GENERAL
Wollondilly Shire Council, in seeking to provide for limited, sustainable and controlled growth of the Shire,
prepared/adopted the Growth Management Strategy 2011 (GMS). Such Strategy builds on the themes and
community aspirations detailed in the 2025 vision, but in doing so addresses the previous lack of strategic direction
to growth matters. In doing so, it seeks to provide a plan for future growth. Further, the Plan facilitates Council's
planning for future service and infrastructure provision.
The Strategy importantly is consistent with the directions contained in the Community Strategic Plan.
In looking at the Shire's growth requirements for the next 20-25 years, it incorporates forecasts and strategies to the
mid 2030s.
Although the primary purpose of the GMS is to be a tool to sift through and assess planning proposals that come to
Council, it has a range of other aims.
To outline clear policy directions on growth issues.
To provide Council and the community with a strategic framework against which to consider planning
proposals.
To achieve a long-term sound and sustainable approach to how this Shire develops and changes into the
future.
To inform Council decisions and priorities regarding service delivery and infrastructure provision.
To provide direction and leadership to the community on growth matters.
To assist in advocating for better infrastructure and services.
To provide our strategy/response for how we see the State Government’s Metropolitan and subregional
planning strategies being implemented at the local level.
In pursuit of such aims, it includes:
Overarching policy directions and principles for growth management.
An outline of the State, Regional and local planning policy context
A summary of key demographic trends and forecasts.
An overview of housing number targets and their general distribution.
Discussion of different types of housing and different types of employment lands.
Identification of the key issues associated with the main types of residential and employment proposals
facing Wollondilly.
Assessment criteria to assist in making decisions on planning proposals.
Broad-scale mapping and structure plans to identify possible growth locations.
Explanations on how to use the GMS and the processes for implementation.
The Key Policy Directions established and of relevance to this Planning Proposal Request include, namely:
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General
P1 All land use proposals need to be consistent with the Key Policy Directions and Assessment Criteria
contained in this GMS in order to be supported by Council.
P2 All land use proposals need to be compatible with the concept and vision of “Rural Living” (defined in Chapter
2)
P3 All Council decisions on land use proposals shall consider the outcomes of community engagement.
P4 The personal financial circumstances of landowners are not relevant planning considerations for Council in
making decisions on land use proposals.
P5 Council is committed to the principle of appropriate growth for each of our towns and villages. Each of our
settlements has differing characteristics and differing capacities to accommodate different levels and types
of growth (due to locational attributes, infrastructure limitations, geophysical constraints, market forces etc.).
Housing Policies
P6 Council will plan for adequate housing to accommodate the Shire’s natural growth forecast.
P7 A high growth or accelerated growth scenario is not being pursued. The extra dwellings needed for the
Shire’s growth therefore are not intended to accommodate the urban expansion of the Sydney Metropolitan
Area*. (*It is acknowledged that Wollondilly will continue to accommodate migration from Sydney, however
this is distinct from actually accommodating the spread of the Sydney urban footprint)
P8 Council will support the delivery of a mix of housing types to assist housing diversity and affordability so that
Wollondilly can better accommodate the housing needs of its different community members and household
types.
P9 Dwelling densities, where possible and environmentally acceptable, should be higher in proximity to centres
and lower on the edges of towns (on the “rural fringe”).
P10 Council will focus on the majority of new housing being located within or immediately adjacent to its existing
towns and villages.
Integrating Growth with Infrastructure
P17 Council will not support residential and employment lands growth unless increased infrastructure and
servicing demands can be clearly demonstrated as being able to be delivered in a timely manner without
imposing unsustainable burdens on Council or the Shire’s existing and future community.
P18 Council will encourage sustainable growth which supports our existing towns and villages, and makes the
provision of services and infrastructure more efficient and viable – this means a greater emphasis on
concentrating on new housing in and around our existing population centres.
P19 Dispersed population growth will be discouraged in favour of growth in, or adjacent to, existing population
centres.
P20 The focus for population growth will be in two key growth centres, being the Picton/Thirlmere/Tahmoor Area
(PTT) area and the Bargo Area. Appropriate smaller growth opportunities are identified for other towns.
The Strategy expressly seeks to take a balanced approach to accommodating natural residential growth that does
not compromise environmental amenity and rural living3.
Sewerage Infrastructure is identified as the most significant constraint to future growth. Acknowledging this, the
Strategy adopts key assumptions in respect of infrastructure augmentation being integral to sustainable
development.
Preliminary fieldwork and desktop analysis informed the Strategy, having regard to established Assessment Criteria
and Key Policy Directions. Structure Plans were prepared for each town/village identified as a growth mode based
on the foregoing.
The Structure Plan for the Oaks, importantly identified the subject locality as a candidate residential growth area
3 It being projected that 7,500 extra dwellings will be required by 2036 (expanding on the projection of 5,200 noted in
the Draft Sub Regional Strategy at 4.1.4 of this Planning Proposal). It being further noted that the Oaks/Oakdale has
an additional dwelling target of 250, of which 150 (+) have recently been provided for with the rezoning of land to the
immediate south of the existing township (and north of the subject land).
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(refer to Annexure "C").
The phenomenon of urban development on the edge of Towns is acknowledged on balance as a preferred
development model and is reflected in the previously cited Structure Plan.
In doing so, the following Key Policy Directions are relevant to the Proposal.
P5 Council is committed to the principle of appropriate growth for each of our towns and villages. Each of our
settlements has differing characteristics and differing capacities to accommodate different levels and types of
growth (due to location attributes, infrastructure limitations, geophysical constraints, market forces etc.).
P8 Council will support the delivery of a mix of housing types to assist housing diversity and affordability so that
Wollondilly can better accommodate the housing needs of its different community members and household
types.
P9 Dwelling densities, where possible and environmentally acceptable, should be higher in proximity to centres
and lower on the edges of towns (on the “rural fringe”).
P10 Council will focus on the majority of new housing being located within or immediately adjacent to its existing
towns and villages.
P18 Council will encourage sustainable growth which supports our existing towns and villages, and makes the
provision of services and infrastructure more efficient and viable – this means a greater emphasis on
concentrating new housing in and around our existing population centres.
P19 Dispersed population growth will be discouraged in favour of growth in, or adjacent to, existing population
centres.
A comprehensive checklist of Assessment Criteria is established for further evaluating candidate areas identified in
the Strategy. Such criteria and an assessment in respect thereof is produced as Annexure "B".
5.1.3 METROPOLITAN PLANNING - A PLAN FOR GROWING SYDNEY
A Plan for growing Sydney was released on 14 December 2014 and is an action plan which will guide land use
planning decisions up to 2034.
It consists of a number of directions and action focuses around four (4) goals:
ECONOMY; a competitive economy with world class services and transport.
HOUSING; a city of housing choice with homes that meet our needs and lifestyles.
LIVEABILITY; a great place to live with communities that are strong, healthy and well connected.
ENVIRONMENT; a sustainable and resilient city that protects the natural environment and has a balanced
approach to the use of land and resources.
Wollondilly is located on Sydney’s metropolitan fringe and falls within the Sydney Metropolitan Rural Area in A Plan
for Growing Sydney. The focus of the Plan for Sydney’s Metropolitan Rural Area is the protection of the environment
and economic assets in terms of mining and agriculture.
The Plan seeks to accelerate housing supply across Sydney and although its focus is on areas of significant housing
growth it also notes that all suburbs will need additional housing over the next 20 years. New locations for housing
around established centres are encouraged.
Wollondilly is not the focus of significant housing growth except for the Macarthur South area which is identified as
an Urban Investigation area.
Rezoning the subject site to allow for residential development presents an opportunity to increase housing supply at
a local scale in a location which is consistent with the locational commentary contained within A Plan for Growing
Sydney.
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5.1.4 SUB REGIONAL PLANNING
The South West Subregion; Draft Subregional Strategy takes the 2005 Metropolitan Strategy, City of Cities; A Plan
for Sydney’s Future, and applies it at the local level to the Local Government Areas of Liverpool, Campbelltown,
Camden and Wollondilly.
The vision for the southwest is based around 8 key directions:
Plan for major housing growth
Plan for major employment growth
Develop Liverpool as a regional city
Intensify existing areas around retail centres and public transport corridors
Strengthen centres with public transport
Extend transport networks to connect the south west growth centre to existing centres
Recognise and support rural character of subregion
Protect resource lands
The planning proposal is not inconsistent with the draft strategy as it will facilitate additional housing around an
existing centre and will take advantage of existing services such as shops and public transport.
The former Department of Planning and Infrastructure (DOP&I) reinforced its expectations of future Shire urban
growth over recent years and most recently in the Draft South West Subregional Strategy. The Draft Strategy in
promoting a vision to 2031 established a growth target in Wollondilly Shire of 5,200 additional dwellings comprising
some 1,200 additional “infill” dwellings and 4,000 “greenfield” dwellings (i.e. a 24%/76% split).
The former DOP&I also highlighted the need for any future urban development to meet the Sustainability Criteria
detailed in the former Metropolitan Strategy and in particular attendant infrastructure requirements.
Additionally, the former DOP&I outlined the need for housing product diversity for any future urban lands, with lot
sizes of a variable nature exceeding a minimum of eight dwellings per hectare, but not necessarily attaining 15
dwellings per hectare.
5.1.5 SOUTH WESTERN SYDNEY REGIONAL ACTION PLAN
NSW 2021; A plan to make NSW number one (September 2011) is a 10 year plan which guides policy and budget
decisions within NSW. It is based upon an agenda to deliver integrated strategic planning for land use, transport and
infrastructure investment. NSW 2021 required the development of regional action plans to identify what actions the
NSW Government can take to improve outcomes in each region and locality.
The relevant plan for Wollondilly is the South West Sydney Regional Action Plan (SWSRAP) which identifies short
term priorities for south western Sydney. This region includes the Local Government Areas of Bankstown, Fairfield,
Liverpool, Campbelltown, Camden and Wollondilly.
The SWSRAP identifies 7 priorities;
Grow the economy of South Western Sydney
Improve integrated regional transport
Deliver appropriate services to disadvantaged and vulnerable members of the community
Improve access to quality health services
Improve education outcomes
Protect our heritage and environment
Provide more affordable housing options
The priority’s to protect heritage and environment and provide more affordable housing options are both particularly
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relevant to this planning proposal.
The Protect our environment and heritage priority makes specific reference to the Hawkesbury-Nepean River and
Georges River systems and their catchments and the need to protect these natural environments. The site is located
within the Hawkesbury-Nepean river catchment and drains into the nearby Werriberri Creek which is a tributary of
the Nepean River.
As the Planning Proposal potentially progresses, further information will be required to address the Proposal’s
consistency with Sydney Regional Environmental Plan No. 20 - Hawkesbury-Nepean River which integrates
planning with catchment management to protect the river system.
The Provide more affordable housing options priority makes reference to maximising land supply for housing as one
of three actions to reduce the cost of living. The Planning Proposal would strategically provide more land for housing
and address pragmatically potential environmental and infrastructure impacts.
5.1.6 GREATER MACARTHUR LAND RELEASE PRELIMINARY STRATEGY
The Department of Planning and Environment recently released the results of comprehensive investigations of
future urban land potential in the area formerly known as “Macarthur South”. The resultant strategy, known as the
Greater Macarthur Land Release Preliminary Strategy, sets out a vision for the next 20 years, including:
Opportunities for new homes and jobs in Menangle Park and Mount Gilead (Campbelltown LGA).
A new town in Wilton.
Infrastructure to meet community needs.
Opportunities for community services and public spaces.
Environmental protection mechanisms.
The subject preliminary planning strategy has significant implications for future housing supply in the Shire as the
new town of Wilton is planned and developed. It will have significant implications as the review of the Wollondilly
Shire Growth Management Strategy (GMS) is finalised.
Despite the significant planned contribution to housing supply the revised GMS will need to provide a balanced
approach to housing supply and, moreover, the growth and development of towns and villages in the Shire beyond
Wilton alone.
In this context the planned limited expansion of the township of The Oaks, as promoted in this PPR, represents a
key element in its future sustainable growth and that of the Shire’s towns and villages and should be supported
accordingly.
5.2 NEED FOR THE PLANNING PROPOSAL (SECTION A)
5.2.1 IS THE PLANNING PROPOSAL THE RESULT OF ANY STRATEGIC STUDY OR REPORT?
The PPR has its clear origins in previous strategic planning initiatives in the established centres of the Shire and
most recently the Growth Management Strategy cited above at 5.1.2 and its integration with the Community
Strategic Plan.
Further, it is not inconsistent with the Metropolitan Plan (A Plan for Growing Sydney - 2014) and Draft Sub Regional
Strategy objectives of providing increased housing opportunities, particularly as an expansion of existing urban
areas.
The PPR is importantly not prejudiced by the outcomes of the Greater Macarthur Urban Investigations.
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5.2.2 IS THE PLANNING PROPOSAL THE BEST MEANS OF ACHIEVING THE OBJECTIVES OR INTENDED
OUTCOMES, OR IS THERE A BETTER WAY?
The PPR is considered to represent the best means of facilitating a planning framework for the urbanisation of the
subject land. In particular it provides an opportunity to integrate with other proposed residential extensions to
existing towns/villages within the Shire.
As such, a more rational approach to zoning amendments is possible.
The proposed rezoning is stylised for direct integration with Wollondilly LEP, 2011, adopting relevant zoning,
minimum lot size and maximum height of building provisions.
5.3 RELATIONSHIP TO STRATEGIC PLANNING FRAMEWORK (SECTION B)
5.3.1 IS THE PLANNING PROPOSAL CONSISTENT WITH THE OBJECTIVES AND ACTIONS CONTAINED WITHIN THE
APPLICABLE REGIONAL OR SUB-REGIONAL STRATEGY (INCLUDING THE SYDNEY METROPOLITAN
STRATEGY AND EXHIBITED DRAFT STRATEGIES)?
The Metropolitan and sub-regional planning context have been briefly detailed at 5.1.3 to 5.1.4 (inclusive) above.
The subject precinct, together with other similarly positioned lands, offers prospects of addressing in part the
projected dwelling demand in a structured and sustainable manner4.
5.3.2 IS THE PLANNING PROPOSAL CONSISTENT WITH THE LOCAL COUNCIL’S COMMUNITY STRATEGIC PLAN
OR OTHER LOCAL STRATEGIC PLAN?
The local strategic planning context is summarised at 5.1.2 and 5.1.6 above and clearly details the strategic
approach to controlled sustainable growth.
The subject planning framework has importantly implied the suitability of the subject land (refer to Annexure "C") for
future urban growth, leveraging off the existing infrastructure and the prevailing sense of community.
The Planning Proposal is also generally consistent with Council’s Community Strategic Plan and capable of
delivering outcomes consistent with such plan and in particular the following;
The natural environment is protected and conserved and Wollondilly has healthy, sustainable and resilient
environment; with a rural character (EO-1).
The proposed small scale residential development will utilise existing largely cleared land, reducing the impact
for further encroachment on rural lands. It will also involve the rationalisation and rehabilitation of the riparian
zone.
Support the economic viability of our towns and villages by encouraging appropriate residential development
in and around those towns (EC-7).
The proposed residential development is well located to enable new residents to take advantage of and support
existing facilities and services in the Oaks.
Implement excellence in our community engagement by listening to and responding to the needs and
concerns of our residents (CO-4).
Preliminary consultation with the community will be undertaken upon lodgement of the PPR. Further
consultation with the community and stakeholders will be undertaken during the formal public exhibition if the
4 Refer also to Annexure “G” for a sustainability overview
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Planning Proposal is supported by a Gateway Determination.
Protect and conserve biodiversity and natural resources, including waterways, riparian lands and
groundwater ecosystems (EN-1).
If a Gateway Determination is issued, specialist studies will be required to establish that the development of the
land for residential purposes will not have an unacceptable impact on the environment.
Apply best environmental best practice environmental principles to the assessment of development and
planning proposals (EN-2).
Rezoning land for residential development located proximate to The Oaks Township and adjacent to existing
residential land facilitates growth in a sustainable manner.
Apply best practice environmental principles to the assessment of development and planning proposals (EN-
3).
There is considered to be strategic merit in rezoning the subject land for residential purposes. Logical
progression of the Planning Proposal through the Gateway process will likely involve the preparation of
specialist studies to inform the Planning Proposal reinforcing the suitability of the land for residential
development.
5.3.3 IS THE PLANNING PROPOSAL CONSISTENT WITH APPLICABLE STATE ENVIRONMENTAL PLANNING
POLICIES?
The precinct is subject to the provisions of a raft of State Environmental Planning Policies, as communicated in a
series of Planning Certificates, pursuant to Section 149 of the Environmental Planning and Assessment Act, 1979
(as amended)5.
A checklist of compliance with such policies is provided at Annexure “E”. It should be noted that some of the policies
would apply in certain development circumstances. Those of particular relevance at the rezoning stage are noted in
the checklist, with an accompanying brief annotation where beneficial.
Importantly, the applicable SEPPs will not prohibit or significantly constrain the progress of a relevant Planning
Proposal.
5.3.4 IS THE PLANNING PROPOSAL CONSISTENT WITH APPLICABLE MINISTERIAL DIRECTIONS (SECTION 117
DIRECTIONS)?
Section 117 Directions detail matters to be addressed in LEPs so as to achieve particular principles, aims and
objectives or policies. Produced at Annexure “F” is a checklist of compliance with applicable Directions.
All relevant Directions can be adequately accommodated or departures justified in the preparation of an LEP
amendment of the nature foreshadowed in this PPR.
The relevant considerations in respect of the Section 117 Directions highlighted to be of relevance in Annexure “F”
are summarised below.
Direction 1.2 Rural Zones
The objective of this Direction is to protect the agricultural production value of rural land.
The proposal will result in the loss of land zoned for rural landscape purposes, not prime agricultural land, given its
5 Refer to Annexure “D”
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generally modest soil qualities and size of the holding.
Importantly, the land has been identified conceptually in Council's Growth Management Strategy and is consistent
with Metropolitan and Subregional Planning objectives.
Finally, the proposal is considered to be insignificant in the context of the subject Direction.
Direction 1.3 Mining, Petroleum and Extractive Industries
The objective of this Direction is to ensure that the future extraction of State or regionally significant reserves of coal,
other minerals, petroleum and extractive materials are not compromised by inappropriate development.
The proposal will not adversely impact any future potential subsurface mining program.
Compliance with appropriate mine subsidence parameters would facilitate urbanisation without significantly
constraining mining activities, should such occur.
No other activities covered by the Direction are adversely impacted.
Direction 2.1 Environmental Protection Zones
The objective of this Direction is to protect and conserve environmentally sensitive areas.
The Proposal is consistent with the objective in that none of the land is identified to be of high environmental
sensitivity6. The riparian zone will, however, be reconfigured and embellished.
Direction 2.3 Heritage Conservation (E4)
The objective of this Direction is to conserve items, areas, objects and places of environmental heritage significance
and indigenous heritage significance.
The standard heritage conservation provisions are contained in Wollondilly LEP 2011 and will prevail in the event of
a relevant Planning Proposal being progressed.
Further, in advancing the Planning Proposal, investigations in respect of indigenous heritage will be commissioned.
No issues of European Heritage are potentially impacted by the Proposal.
Direction 3.1 Residential Zones
The objectives of this Direction are to:
(a) encourage a variety and choice of housing types to provide for existing and future housing needs;
(b) to make efficient use of existing infrastructure and services and ensure that new housing has appropriate
access to infrastructure and services; and
(c) to minimise the impact of residential development on the environment and resource lands.
The objectives are met in that:
The proposal does not seek to reduce the amount of residential land but rather contribute to additional
lands that may assist Wollondilly Shire in reaching its housing targets.
The site is located adjacent to proposed residential development and is also proximate to surrounding
residential development and the Oaks town centre and related community infrastructure.
6 This will be further reviewed in more comprehensive studies as a relevant Planning Proposal is advanced.
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The site is serviced with an appropriate perimeter road and utility infrastructure which can be readily
amplified to enable residential development.
The relevant infrastructure and DCP provisions are contained in Wollondilly LEP 2011.
No areas of significant environmental sensitivity will be adversely impacted, with appropriate conservation
strategies implemented where required.
The development will be compatible with subsurface mining, if such occurs in the future.
Direction 3.3 Home Occupations
The objective of this Direction is to encourage the carrying out of low impact small businesses in dwelling houses.
Wollondilly LEP 2011 includes home occupations as permissible uses without consent under the R2-Low Density
Residential zone and R5-Large Lot Residential zone.
Direction 3.4 Integrated Land Use and Transport
The objective of this Direction is to ensure that urban structures, building forms, land use locations, development
designs, subdivision and direct layouts achieve a comprehensive suite of planning objectives including:
(a) improving access to housing, jobs and services by walking, cycling and public transport, and
(b) increasing the choice of available transport and reducing dependence on cars, and
(c) reducing travel demand including the number of trips generated by development and the distances
travelled, especially by car, and
(d) supporting the efficient and viable operation of public transport services, and
(e) providing for the efficient movement of freight.
The Proposal is consistent with the Direction in that:
The site is proximate to the Oaks town centre which is serviced by public transport.
The site is contiguous with proposed residential development.
The site is accessible to public bus services (although irregular) on the surrounding roads.
Direction 4.2 Mine Subsidence and Unstable Land
The objective of this Direction is to prevent damage to life, property and the environment on land identified as
unstable or potentially subject to mine subsidence.
The land is not within a proclaimed mine subsidence district. No mining activity is currently occurring.
Should future mining occur it is not likely to preclude standard residential development and service infrastructure,
subject to adherence to relevant subsidence parameters.
Direction 4.3 Flood Prone Land
The objectives of this Direction are to:
(a) to ensure that development of flood prone land is consistent with the NSW Government’s Flood Prone Land
Policy and the principles of the Floodplain Development Manual 2005, and
(b) to ensure that the provisions of an LEP on flood prone land is commensurate with flood hazard and
includes consideration of the potential flood impacts both on and off the subject land.
It is proposed to rezone rural land for urban purposes, such having limited frontage to an informal
watercourse/stored water body and low order inundation prospects. Detailed flood modelling will establish the nature
and extent of any affectation. Flood free egress is importantly available.
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Direction 4.4 Planning for Bushfire Protection
The objectives of this Direction are:
to protect life, property and the environment from bushfire hazards, by discouraging the establishment of
incompatible land use in bushfire prone areas, and
to encourage sound management of bushfire prone areas.
The subject land is not classified as bushfire prone land. Any revegetation works associated with the riparian zone
will need to ensure a bushfire hazard is not created.
Direction 5.2 Sydney Drinking Water Catchment
The objective of this Direction is to protect the water quality of the hydrological catchment.
The subject land is situated within the drinking water catchments of Sydney and nearby to an existing urban
settlement.
To ensure appropriate water quality outcomes it is proposed to rehabilitate a reconfigured riparian area and
introduce the principles of WSUD in managing stormwater throughout the proposed subdivision.
Additionally, the proposed development will be connected to reticulated sewer.
Direction 6.1 Approval and Referral Requirements
The objective of this Direction is to ensure that LEP provisions encourage the efficient and appropriate assessment
of development.
This Direction is complied with in the preparation of Wollondilly LEP 2011.
Direction 6.2 Reserving Land for Public Purposes
The objectives of this Direction are:
to facilitate the provision of public services and facilities by reserving land for public purpose, and
to facilitate the removal of reservations of land for public purposes where the land is no longer required for
acquisition.
The PPR does not propose to create, alter or reduce existing zonings or reservations of land for public purposes.
Any land required for such purpose will be identified as the Proposal is advanced. It is most likely that relevant
contributors will be made to the embellishment of offsite facilities.
Direction 6.3 Site Specific Provisions
The objective of this Direction is to discourage unnecessarily restrictive site specific planning controls.
A relevant Planning Proposal will rezone the site to already existing zones in Wollondilly LEP 2011 that allows the
land use without imposing any development standards or requirements in addition to those contained in those
zones.
Direction 7.1 Implementation of the Metropolitan Strategy
The objective of this Direction is to give legal effect to the vision, land use strategy, policy, outcomes and actions
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contained in the Metropolitan Strategy.
The PPR is generally consistent with A Plan for Growing Sydney (2014) and the companion documents, the Draft
South West Subregional Strategy (2007) and South West Sydney Regional Action Plan (2012).
5.4 ENVIRONMENTAL, SOCIAL AND ECONOMIC IMPACT
5.4.1 IS THERE ANY LIKELIHOOD THAT CRITICAL HABITATS OR THREATENED SPECIES, POPULATIONS, ECOLOGICAL COMMUNITIES OR THEIR HABITANTS, WILL BE ADVERSELY AFFECTED AS A RESULT OF
THE PROPOSAL?
The subject land includes a limited spectrum of habitat qualities, as briefly detailed at 2.5 of this PPR. No areas of
significant ecological sensitivity are likely to be impacted, apart from actions including the rationalisation and
conservation initiatives in respect of the riparian area and its reconfiguration and embellishment.
It will, however, likely be a “Gateway” requirement that an assessment of significance be undertaken given the
habitat qualities evident on site. Such an assessment, pursuant to Section 5A of the EP&A Act and Threatened
Species Assessment Guidelines, would seek to establish if there is any likelihood that critical habitat or ecological
communities or their habitats will be adversely affected as a result of the proposal.
5.4.2 ARE THERE ANY OTHER LIKELY ENVIRONMENT EFFECTS AS A RESULT OF THE PLANNING PROPOSAL
AND HOW ARE THEY PROPOSED TO BE MANAGED?
No other adverse environmental impacts are likely to be occasioned by pursuit of a comprehensive residential
subdivision in an environmentally sensitive manner, as promoted in this PPR.
Notwithstanding the foregoing statement, a relevant Gateway determination is likely to require:
Compilation of a stormwater management strategy.
A preliminary contamination investigation to establish the suitability of the land or the proposed end uses,
pursuant to SEPP55 - Remediation of Land.
A traffic management and accessibility strategy that reinforces the proposed access scenario and
opportunities for cycle/pedestrian movement.
A geotechnical and salinity assessment and resultant strategy if need be to address the subject qualities of
the land holding.
Standard Indigenous heritage investigations.
Any potential impacts arising from the preceding are importantly manageable and will inform the final design and
development and implementation of management guidelines.
5.4.3 HOW HAS THE PLANNING PROPOSAL ADEQUATELY ADDRESSED ANY SOCIAL AND ECONOMIC EFFECTS?
A relevant PP will address the current land and diversity, and in doing so move toward fulfilling the accommodation
needs attached to the subregional population and housing projections; including enhanced affordability and diversity.
The yield will be carefully balanced to ensure satisfactory environmental outcomes and cost effective solutions to
infrastructure augmentation.
Further, the development process will have a positive economic impact upon the development/construction industry,
inclusive of the prospects of local employment on many fronts, both in design and construction.
Indeed, under the proposed scenario, no adverse social and/or economic impacts are foreshadowed.
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5.5 STATE AND COMMONWEALTH INTERESTS
5.5.1 INTRODUCTION
The “Gateway” determination will identify any consultation required with State or Commonwealth Public Authorities.
This may include:
consultation required under section 34A of the EP&A Act where the Responsible Planning Authority (RPA)
is of the opinion that critical habitat or threatened species populations, ecological communities or their
habitats will or may be adversely affected by the Planning Proposal;
consultation required in accordance with a Ministerial Direction under section 117 of the EP&A Act: and
consultation that is required because in the opinion of the Minister (or delegate), a State or Commonwealth
public authority will or may be adversely affected by the proposed LEP.
5.5.2 IS THERE ADEQUATE PUBLIC INFRASTRUCTURE FOR THE PLANNING PROPOSAL?
Public infrastructure will be required to be augmented to support the urbanisation of the subject land (and adjoining
land) as communicated in this PPR.
The nature and extent of augmentation will be finally determined having regard to more detailed investigations as
part of the continued “evolution” of a relevant Planning Proposal and subsequent Masterplanning of the land.
As a minimum, the existing reticulated water and sewer system in the nearby urban area will need to be extended
and augmented to service a comprehensive new housing estate. Detailed liaison will need to occur with the service
provider in this regard, namely Sydney Water.
The logistics (physical and economic) of providing such requisite infrastructure are considered to be realisable.
The catchment and nature of the land is such that a comprehensive Stormwater Management Plan predicated upon
the principles of Water Sensitive Urban Design can be readily designed and implemented as part of the envisaged
development scheme.
Such scheme, including the riparian area, will likely be dedicated to Council as part of the development process for
ongoing care and maintenance and will require Council input at the design stage so as to ensure acceptance of the
prospects of ultimate dedication.
Reticulated electricity (overhead) and telecommunications facilities will also be provided as service infrastructure.
Such is capable of ready installation in a pragmatic physical and economic sense.
Development of the land as proposed in this PPR will entail the construction and ultimate dedication of an
appropriate subdivisional road network. Such network should integrate efficiently with the existing/proposed network.
A detailed traffic assessment will identify the suitability of such network and any impacts on the “external” system
which require redress. (Refer also to 5.4.2).
Amplification/enhancement of offsite infrastructure, including community infrastructure, will involve relevant
contributions pursuant to Section 94 (EP&A Act) and/or a Voluntary Planning Agreement. Such contributions will be
determined in response to more detailed planning actions as the relevant Planning Proposal progresses.
5.5.3 WHAT ARE THE VIEWS OF STATE AND COMMONWEALTH PUBLIC AUTHORITIES CONSULTED IN ACCORDANCE
WITH THE GATEWAY DETERMINATION, AND HAVE THEY RESULTED IN ANY VARIATIONS TO THE PLANNING
PROPOSAL?
The relevant State and Commonwealth public authorities would be consulted following the outcome of the “Gateway”
determination. Council would be responsible for carrying out this consultation in accordance with Section 57 of the
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EP&A Act.
Typical authorities likely to be consulted include:
Office of Environment and Heritage
National Parks and Wildlife Service
Environment and Climate Change
Heritage Branch
Communities NSW
Department of Education and Training
Department of Human Services NSW
Health Department NSW
Department of Trade and Investment, Regional Infrastructure and Services
Primary Industries
Resources and Energy
Mine Subsidence Board
Office of Water
Department of Planning and Infrastructure
Roads and Maritime Services
Sydney Water
Integral Energy
Telstra
AGL
Rural Fire Service
6 Mapping (Part 4)
The following suite of maps outlined in Section 4 of this PPR identify the mapping amendments proposed for
Wollondilly Local Environmental Plan, 2011 to give effect to the development vision depicted in the Concept Plan
produced as Annexure “H”.
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Site Identification Map
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Land Zoning & Maximum Height of Buildings Map
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Lot Size Map
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7 Community Consultation (Part 5)
Community consultation remains an important element of the Plan making process. The companion document “A
Guide to Preparing Local Environmental Plans” outlines community consultation parameters.
In accordance with Council’s notification policy, however, the PPR will be made available on Council’s website and
notified to adjoining landowners and occupiers.
The preliminary community consultation is undertaken prior to Council considering whether to support the PPR.
This additional consultation phase at such an early stage when a PP is not fully documented is questionable, not in
accordance with the documented Gateway process, and inconsistent with the designated timeframe for considering
a PPR before potentially “triggering” a pre-Gateway Review.
After a Gateway Determination and completion of any required specialist studies formal public
exhibition/consultation in accordance with Sections 56 (a) (c) and 57 of the EP&A Act.
It is considered that the Planning Proposal is of a “low impact”7 nature and should be exhibited for a minimum period
of 14 days. Should the Authorities and Council believe the proposal to be significant given the significant
transformation of the locality, a maximum 28 day period may be advocated.8
Any submissions received in response to the community consultation would need to be fully considered, in
accordance with the prevailing statutory provisions.
8 Project Timeline (Part 6)
A primary goal of the plan making process is to reduce the overall time taken to produce LEPs or amendments there
to. The table below establishes a pragmatic project timeline for progress of a relevant Planning Proposal.
Project Detail Timeframe Timeline
Planning Proposal Request (PPR) lodged - November 2015
Council PPR determination 8 weeks February 2016
Council submission of PP to DoP&E 4 weeks March 2016
Gateway Determination 6 weeks from
submission to DP&I April-May 2016
Timeframe for government agency consultation (pre and post
exhibition as required by Gateway determination)
2 month period after
Gateway determination June-July 2016
7 Means a planning proposal that, in the opinion of the person making the gateway determination, is consistent with
the pattern of surrounding land use zones and/or land uses, is consistent with the strategic planning framework,
presents no issues with regard to infrastructure servicing, is not a principal LEP and does not reclassify public land. 8 Such a decision would not be detrimental to the Proposal.
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Project Detail Timeframe Timeline
Anticipated timeframe for the completion of required technical
information - after Specialist Study requirements determined 5 month period December 2016
Commencement and completion dates for public exhibition period -
after amending Planning Proposal if required, preparation of maps
and special DCP provisions
3 month period January-March 2017
Dates for public hearing (if required) Unlikely to be required N/A
Timeframe for consideration of submissions 1 month April 2017
Timeframe for the consideration of a proposal post exhibition
including amendments and maps and report to Council 3 months July 2017
Date of submission to the Department to finalise the Draft LEP
amendment 2 months
August-September
2017
Anticipated date RPA will make the plan if delegated Not applicable N/A
Anticipated date RPA will forward to the Department for notification Not applicable N/A
9 Conclusion
The subject PPR has documented a persuasive case for the rezoning of the subject land for urban purposes, via an
amendment to Wollondilly LEP 2011.
Limited additional environmental and infrastructure investigations will need to be undertaken and broad
commitments to infrastructure provision made as the relevant Planning Proposal is advanced.
Council, as the Responsible Planning Authority, is requested to support and forward this Proposal to the Department
of Planning and Environment for progressing through the “Gateway” in an expedient manner.
Annexure “A”
Subject Land Holding
Annexure “B”
Key Directions Wollondilly Shire Growth Management Strategy (GMS) (Assessment Criteria)
This Growth Management Strategy (GMS) provides the framework for the future development of land to achieve
sustainable and socially responsible housing and employment. This Annexure provides Assessment criteria which
aim to achieve the Key Policy Directions of the GMS.
The Assessment Criteria will apply to any Planning Proposal which seeks to develop land for residential and
employment uses as outlined in the GMS. All Planning Proposals will need to address and be consistent with these
criteria.
Proponents of Planning Proposals are required to follow the ‘Gateway’ planning process as legislated in the EP&A
Act 1979 and details of this can be found at the Department of Planning web site.
Part 1: Generic Assessment Criteria
The assessment criteria in Part 1 are to be met by all Planning Proposals.
State and Regional Strategies and Policies
Document/Policy/Concept Criteria
NSW State Plan, Metropolitan Strategy
Sub-Regional Strategy
Meets objectives, sustainability criteria and directions within these documents
(Refer to Annexure “F” and “G”)
State Planning Policies Consistent with relevant State Environmental Planning Policies (SEPPs)
(Refer to Section 4.3 and Annexure "E" of Planning Proposal)
Ministerial Directions Consistent with relevant Ministerial Directions or when not consistent is justified
(s.117 Directions)
(Refer to Section 5.3.4 and Annexure "F" of Planning Proposal)
LEP Framework Zones and objectives in accordance with the Standard Planning Instrument LEP
2011
(Refer to Section 3 of Planning Proposal)
Local Strategies and Policies
Document/Policy/Concept Criteria
Key Policy Directions in the GMS
Planning proposals must demonstrate that they are consistent with all relevant
Key Policy Directions of the GMS
(Refer to Annexure "B" of Planning Proposal)
Precinct Planning
Planning Proposals should be based on precincts containing a number of
allotments which when considered as a whole will achieve the efficient and cost
effective provision of infrastructure while creating minimal environmental impacts.
Potential proponents of Planning Proposals are advised to discuss options for
precinct planning with the Strategic Planning Section of Council prior to
formulating their proposals.
(Precinct is self-contained.)
Wollondilly Community Strategic Plan
Wollondilly Community Strategic Plan 2030 – Growing Your Future details a
range of criteria considered important for ensuring future growth and
development in the Shire. This plan relates directly to the particular social,
environmental and economic characteristics of the Shire and aims to ensure
development is undertaken in a sustainable manner. Planning Proposals should
meet the relevant objectives outlined in this plan.
(The Planning Proposal is consistent with the relevant provisions - refer to 5.3.2.)
Project Objectives and Justification
Overall Objective
The Planning Proposal needs to include statements explaining:
- what is planned to be achieved by the Proposal; and
- why a Planning Proposal is the mechanism necessary to achieve the objectives
(Refer to Sections 3 and 4 of the Planning Proposal.)
Strategic Context
Is the Proposal the result of a strategic study or report endorsed by the Department of Planning and / or Wollondilly
Council?
If so, identify the study / strategy and explain how the Planning Proposal is in accordance with that study / strategy.
(Refer to Section 5 of the Planning Proposal)
Net Community Benefit?
Demonstrate the potential for net community benefit (see Department of Planning Guidelines for a Net Community
Benefit Test in the Draft Centres Policy)
(Refer to Section 5.3.2 of the Planning Proposal.)
Summary of Likely Impacts
What are the likely impacts to:
- the environment;
- the community (both the existing community and the potential new community members resulting from the
proposal);
- the economy
How are these impacts proposed to be avoided, mitigated managed and / or rehabilitated?
(Refer to Section 5.4 of the Planning Proposal.)
Infrastructure and Services
Identify the type, capacity and quality / reliability of infrastructure and services:
(i) currently available
(ii) scheduled to be available (must be confirmed in writing from service providers)
(iii) needed to be available to support the proposal when operational.
(Refer to Section 5.4 of the Planning Proposal.)
Supply and Demand Analysis
A proposal shall be accompanied by an analysis of land supply and demand at both local and regional scales. The
analysis must be prepared by a suitably qualified and experienced analyst and shall include independently
verifiable references and sources of data used to prepare the report. The report shall include short and long term
market analysis, rental availability, vacancy rates, turn-over rates, duration of sale periods and population changes.
(The proposal will contribute to the established State and Local Government housing targets and in particular
housing affordability and diversity.)
Site Suitability/Attributes
A proposal shall demonstrate using independently verifiable evidence that the site selected is the best available
site to accommodate the proposed use in a local and regional context. Reasons may include, but not be limited to;
consolidated site area, access advantages, utilities and other infrastructure available, fewer constraints, potential
for linkages and integration with other land uses to a mutually beneficial outcome.
(The subject site is contiguous with the Oaks township proposed expansion, can be readily serviced and, subject to
environmentally sensitive design, is capable of producing a sustainable development module. Traffic generation
will be able to be readily accommodated.)
Preserving Rural Land and Character
Character and Setting
A proposal must demonstrate how it will contribute to maintaining rural character, including how it will be consistent
with the definition of Rural Living contained in this GMS.
(The development will introduce an urban character and cannot maintain a rural character. It will, however, present
a sympathetic interface with adjoining rural residential land. Lot size and dwelling height limitations will serve to
reduce the urban impact, together with landscape treatment and street plantings.)
Visual attributes
A proposal must create or maintain visual catchment boundaries which define the rural-urban interface.
A proposal must maintain rural landscape character.
A proposal must ensure future development is located and able to be designed so as to not impact on visually
sensitive ridgelines or areas of topographical or visual significance or significant view corridors.
A proposal must ensure that it will have a minimal impact on riverine scenic quality.
(Refer to preceding comment.)
Rural and Resource Lands
Where relevant proposals should include an assessment of the potential viability of agricultural use of the land in
accordance with recognised guidelines (such as Department of Agriculture Site Suitability Assessments).
This assessment needs to demonstrate that the site cannot reasonably be considered suitable as a viable
agricultural holding (neither presently nor in the future).
Proposals need to demonstrate that the future use of the land as proposed will not eliminate or restrict
opportunities for continued or new agricultural uses on adjoining and nearby land.
(The subject land is of marginal agricultural value. Capital intensive agricultural which is capable of producing
commercial returns invariably is attached with incompatibility as reflected in rural urban conflicts.)
Environmental Sustainability
Protection and conservation
Proposals should demonstrate how future development shall allow for the protection of threatened species,
populations or ecological communities and their habitats.
Proposals should not require the removal of significant tracts of remnant vegetation and should enable the
retention and conservation of environmentally significant land and riparian lands.
The protection, rehabilitation and management of environmentally significant lands and riparian lands should not
negatively impact on the ownership, care, control and management responsibilities of Council in the short or long
term.
(Further ecological investigations will reinforce the view espoused at Section 2.5 of the PPR. The
rationalisation/conservation of the riparian zone will have a positive ecological impact.)
Water Quality and Quantity
Proposals should provide buffer zones to protect watercourses and provide riparian lands setbacks.
Proposals should ensure that any future development in the drinking water catchment can meet the neutral or
beneficial effect on water quality (NorBE) test, consistent with the Drinking Water Catchments State Environmental
Planning Policy.
Proposals must give consideration to Sydney Catchment Authority’s Strategic Land and Water Capability
Assessments (SLWCA) to avoid risk to water quality.
Proposals must demonstrate future development will protect groundwater resources and groundwater dependent
ecosystems.
Proposals should include statements outlining:
- Demand for water to the site
- Commitments to collect water on site
- Commitments to reuse water on site
- Production of wastewater and its treatment and disposal methods.
Proposals must note lead to proliferation of basic Landholder Rights along the frontage of waterways or over any
vulnerable aquifers.
(The principles of BASIX will be observed in respect of each dwelling opportunity. Stormwater management will
involve the application of Water Sensitive Urban Design practices. Waste water will be directed to an extended
reticulated sewer. Finally, no adverse ground water impacts are projected.)
Flood Hazard
Proposals must demonstrate that the land to be developed is located outside of an area potentially affected by
flooding in the event of a 1% AEP event or is on land where flood hazard can be managed and mitigated to
acceptable standards.
(Any minor flooding will be confined to the enhanced riparian zone.)
Geotechnical/Resources/Subsidence
Land to be developed must not be located in an area of low or medium risk of slope instability.
Planning Proposals should not sterilise access to coal resources or access to existing infrastructure associated
with approved mining uses and this must be verified in writing from the appropriate government authority.
Planning Proposals should indicate whether the land is located outside of a Mine Subsidence area or whether coal
resources have been extracted and the impacts of subsidence completed.
(The land is considered to be geotechnically stable; and not in a Mine Subsidence District (refer to Sections 5.3.3
and 5.3.4).)
Buffers and Spatial Separation
Adequate buffers shall be provided within the site to achieve separation between the proposed uses and any
adjacent incompatible development as required.
Proposals should provide buffer zones to protect watercourses and provide riparian lands setbacks as required.
(Adequate transition is proposed to the rural residential development to the south, with the public road forming a
desirable interface treatment. Appropriate buffers will be integrated in the riparian rationalisation/conservation
scheme.)
Bushfire Hazard
Where the site is identified as Bushfire Prone Land in Council’s records the Planning Proposal should be able to
provide appropriate protection and evacuation measures, including Asset Protection Zones and perimeter roads to
avoid risk to human life.
All bush fire hazard reduction measures and Asset Protection Zones shall be contained within the site.
Asset Protection Zones and other measures for bushfire hazard management must be located outside areas
identified as environmentally sensitive land including habitat and riparian areas to mitigate impact on ecological
functioning.
(The site is not identified to be impacted on Council’s relevant Bushfire Hazard Management Map.)
Heritage
Proposals must demonstrate no detrimental impacts to any item or place of Aboriginal or archaeological
significance or on any heritage item or heritage conservation area.
(Refer to Section 2.6 of the PPR.)
Resource Sustainability
Proposals should demonstrate commitment to maximising opportunities for energy efficiency, water recycling and
reuse and waste minimisation.
(Such principles are central to the PPR.)
Infrastructure
Efficient Use of Provision of Infrastructure
Proposals for urban land uses (industrial, commercial, residential) shall demonstrate a commitment to the minimum
provisions (where appropriate) of:
- electricity
- reticulated water
- reticulated sewer
- telephone services
- optic fibre
- public roads integrated with the existing public road network
- kerb and gutter and stormwater management infrastructure
- footpaths suitable for pedestrian use
- shared pathways compatible with an adopted Council strategy
- street lighting to Australian Standards
- public open space in accordance with best practice design guidelines and adopted strategies
- bus stops
- street trees
- contributions towards community services and facilities as may be required by an adopted strategy and
works schedules
(Such provisions will underpin the development scheme as it is advanced.)
Transport, Roads and Access
Proposals must demonstrate (where possible) a commitment to improving access and movement opportunities to
and through the site by means other than private cars.
Proposals must demonstrate a commitment to ensuring the local road network is capable of catering for future
development in terms of road capacity, traffic management and safety.
Proposals shall allow for the acquisition, dedication and/or construction of future local or regional road links as
identified in state or local environmental planning instruments.
Proposals should minimise new vehicle access points directly to a major regional or arterial road.
(The subject proposal is consistent with the underlying principles espoused.)
Open Space
Proposals should identify opportunities within the site for creating a variety of types of public open space and / or
improving the quality of public open space in the locality.
Provision and design standards for public open space shall be demonstrated to be consistent with best practice
guidelines and adopted strategies and plans.
Proposals should include provision of access connections to existing or planned shared pathways.
(Refer to Section 5.3.4 Direction 6.2 of this PPR.)
Annexure “C”
The Oaks - Structure Plan
Annexure “D”
Planning Certificate Pursuant to Section 149 EP&A Act
Annexure “E”
Compliance with SEPPs
The table below indicates compliance, where applicable, with State Environmental Planning Policies (SEPPs) and
deemed SEPPs (formerly Regional Environmental Plans).
State Environmental Planning Policies (SEPPs) Consistency Comments
SEPP 1 Development Standards N/A
WLEP 2011 is a Standard
Instrument Local Environmental
Plan. It incorporates Clause 4.6
Exceptions to Development
Standards, which precludes the
need for consistency with SEPP 1.
SEPP 4 Development without Consent and
Miscellaneous Exempt and
Complying Development
N/A N/A
SEPP 6 Number of Storeys in a Building Yes
The PPR does not contain
provisions that will contradict or
will hinder the application of the
SEPP.
SEPP 14 Coastal Wetlands N/A Not applicable in the Shire of
Wollondilly
SEPP 15 Rural Land-Sharing Communities N/A Not applicable in the Shire of
Wollondilly
SEPP 19 Bushland in Urban Areas N/A Not applicable in the Shire of
Wollondilly
SEPP 21 Caravan Parks N/A Not applicable in the Shire of
Wollondilly
SEPP 22 Shops and Commercial Premises N/A Not applicable in the Shire of
Wollondilly
SEPP 26 Littoral Rainforests N/A Not applicable in the Shire of
Wollondilly
SEPP 29 Western Sydney Recreation Area N/A Not applicable in the Shire of
Wollondilly
SEPP 30 Intensive Agriculture N/A Not applicable in the Shire of
Wollondilly
SEPP 32 Urban Consolidation
(Redevelopment of Urban Land) Yes
The PPR does not contain
provisions that will contradict or
will hinder the application of the
SEPP.
SEPP 33 Hazardous and Offensive
Development N/A Not applicable to this PPR
SEPP 36 Manufactured Home Estates N/A Not applicable in the Shire of
Wollondilly
SEPP 39 Spit Island Bird Habitat N/A Not applicable in the Shire of
Wollondilly
SEPP 44 Koala Habitat Protection Potential to be
Further consideration is required if
a Gateway Determination is
issued. However, it is unlikely that
the subject site contains core
koala habitat.
SEPP 47 Moore Park Showground N/A Not applicable in the Shire of
Wollondilly
SEPP 50 Canal Estate Development
N/A
Not applicable to this PPR
State Environmental Planning Policies (SEPPs) Consistency Comments
SEPP 52 Farm Dams and Other Works in
Land and Water Management Plan
Areas
N/A Not applicable in the Shire of
Wollondilly
SEPP 55 Remediation of Land Potential to be A site contamination assessment
(Phase 1 minimum) is required.
SEPP 59 Central Western Sydney Economic
and Employment Area N/A
Not applicable in the Shire of
Wollondilly
SEPP 60 Exempt and Complying
Development Yes
The planning proposal (when
compiled) will not contain
provisions that will contradict or
would hinder the application of the
SEPP.
SEPP 62 Sustainable Aquaculture N/A Not applicable in the Shire of
Wollondilly
SEPP 64 Advertising and Signage N/A Not applicable to this PPR
SEPP 65 Design Quality of Residential Flat
Development Yes
The planning proposal will not
contain provisions that will
contradict or would hinder a future
application for SEPP (HDSP)
housing.
SEPP 70 Affordable Housing (Revised
Schemes) N/A
Not applicable in the Shire of
Wollondilly
SEPP 71 Coastal Protection N/A Not applicable in the Shire of
Wollondilly
SEPP (Affordable Rental Housing) 2009 Yes
The planning proposal (when
compiled) will not contain
provisions that will contradict or
would hinder the application of the
SEPP.
SEPP (Housing for Seniors or People
with a Disability) 2004 Yes
The planning proposal (when
compiled) will not contain
provisions that will contradict or
would hinder a future application
for SEPP (HSPD) housing.
SEPP (Building Sustainability Index:
BASIX) 2004 Yes
The planning proposal (when
compiled) will not contain
provisions that will contradict or
would hinder the application of the
SEPP. Future development
applications for dwellings will need
to comply with this policy.
SEPP (Kurnell Peninsula) 1989 N/A Not applicable in the Shire of
Wollondilly
SEPP (Major Development) 2005 N/A Not applicable to this PPR
SEPP (Sydney Region Growth Centres)
2006 N/A
Not applicable in the Shire of
Wollondilly
SEPP (Mining, Petroleum Production and
Extractive Industries) 2007 Yes
The planning proposal (when
compiled) will not contain
provisions that will contradict or
would hinder the application of the
SEPP.
State Environmental Planning Policies (SEPPs) Consistency Comments
SEPP (Temporary Structures) 2007 N/A Not applicable to this PPR
SEPP (Infrastructure) 2007 N/A Not applicable to this PPR
SEPP (Kosciuszko National Park - Alpine
Resorts) 2007 N/A
Not applicable in the Shire of
Wollondilly
SEPP (Rural Lands) 2008 N/A Not applicable in the Shire of
Wollondilly
SEPP (Exempt and Complying
Development Codes) 2008 Yes
The planning proposal (when
compiled) will not contain
provisions that will contradict or
would hinder the application of the
SEPP at future stages, post
rezoning.
SEPP (Western Sydney Parklands) 2009 N/A Not applicable in the Shire of
Wollondilly
SEPP (Western Sydney Employment
Area) 2009 N/A
Not applicable in the Shire of
Wollondilly
SEPP (Sydney Drinking Water
Catchment) 2011 Potential to be
The planning proposal (when
compiled) will include a suite of
measures to ensure relevant water
quality objectives are realised.
Deemed State Environmental Planning Policies (DSEPPs) (Formerly Regional Environmental Plans)
Consistency Comments
REP 2 Georges River Catchment N/A Not applicable to this PPR
REP 9 Extractive Industries (No. 2) Yes
The planning proposal (when
compiled) will not compromise
realisation of regionally significant
extraction resources.
REP 20 Hawkesbury-Nepean River (No. 2
- 1997) Potential to be
Further consideration is required if
a Gateway Determination is
issued.
Drinking Water Catchments REP
No. 1 Yes
The planning proposal (when
compiled) will include a suite of
measures to ensure relevant water
quality objectives are realised.
Annexure “F”
Assessment Against Section 117(2) Directions
The table below assesses the Planning Proposal against Section 117(2) Ministerial Directions issued under the
Environmental Planning and Assessment Act (EP&A Act) 1979.
Ministerial Direction Applicable to
LEP Consistency of LEP
with Direction Assessment
1. EMPLOYMENT AND RESOURCES
1.1 Business and Industrial
Zones No N/A N/A
1.2 Rural Zones No Potential to be Justifiably inconsistent (refer to
Report Section 5.3.4)
1.3 Mining, Petroleum
Production and Extractive
Industries
No N/A Non constraining impact
1.4 Oyster Production No N/A Direction does not apply
1.5 Rural Lands No N/A Not applicable in the Shire of
Wollondilly
2. ENVIRONMENT AND HERITAGE
2.1 Environmental Protection
Zones Yes Yes
The planning proposal request
in its current form seeks to
conserve an environmentally
sensitive riparian area. No
environmental protection zones
currently apply to the site.
2.2 Coastal Protection No N/A Direction does not apply
2.3 Heritage Conservation No N/A
The site does not adjoin a
conservation area or a heritage
item. Standard Indigenous
heritage investigations will likely
be undertaken.
2.4 Recreation Vehicle Area No No Direction does not apply
3. HOUSING, INFRASTRUCTURE AND URBAN DEVELOPMENT
3.1 Residential Zones Yes Yes
Consistent. The proposed R2-
Low Density Residential and
R5-Large Lot Residential
zonings permit a range of fully
serviced types of residential
development in a location
adjacent to an expanding
existing urban area.
3.2 Caravan Parks and
Manufactured Home Estates Yes Yes
The planning proposal (when
compiled) will retain all existing
zones in which caravan parks
are permitted.
Therefore the planning proposal
will be consistent with Direction
No. 3.2.
Ministerial Direction Applicable to
LEP Consistency of LEP
with Direction Assessment
3.3 Home Occupations Yes Yes
The R5-Large Lot Residential
and R2-Low Density Residential
zone provisions permit “home
occupations” without consent.
3.4 Integrating Land Use and
Transport Yes Yes
The PPR promotes the
rezoning of land adjoining the
expanding Oaks Urban Village
and its support
transport/accessibility
infrastructure.
3.5 Development Near
Licensed Aerodromes Yes Yes
Appropriate investigations will
be commissioned.
3.6 Shooting Ranges No N/A Direction does not apply
4. HAZARD AND RISK
4.1 Acid Sulphate Soils No N/A
Land in Wollondilly is not shown
as having a probability of
containing acid sulphate soils
as shown on the Acid Sulphate
Soils Planning Maps. Direction
does not apply.
4.2 Mine Subsidence and
Unstable Land No No
Land not situated within a Mine
Subsidence District.
4.3 Flood Prone Land Yes Potential to be
Further investigation is required
to establish that the planning
proposal is consistent with this
direction.
4.4 Planning for Bushfire
Protection Yes Yes Land not bushfire prone.
5. REGIONAL PLANNING
5.1 Implementation of Regional
Strategies No N/A Direction does not apply
5.2 Sydney Drinking Water
Catchments Yes Yes
The site is within the greater
Sydney Drinking Water
Catchment and appropriate
water quality management
initiatives will be required.
5.3 Farmland of State and
Regional Significance on
the NSW Far North Coast
No N/A Not applicable in the Shire of
Wollondilly
5.4 Commercial and Retail
Development along the
Pacific Highway, North
Coast
No N/A Not applicable in the Shire of
Wollondilly
5.5 Development in the vicinity
of Ellalong, Paxton and
Millfield (Cessnock LGA)
No N/A Revoked
5.6 Sydney to Canberra
Corridor (Revoked 10 July
2008. See amended
Direction 5.1)
No N/A Revoked
Ministerial Direction Applicable to
LEP Consistency of LEP
with Direction Assessment
5.7 Central Coast (Revoked 10
July 2008. See amended
Direction 5.1)
No N/A Revoked
5.8 Second Sydney Airport:
Badgerys Creek No N/A Direction does not apply
6. LOCAL PLAN MAKING
6.1 Approval and Referral
Requirements Yes Yes
The proposal is consistent with
this direction because it does
not alter the provisions relating
to approval and referral
requirements.
6.2 Reserving Land for Public
Purposes No N/A Direction does not apply
6.3 Site Specific Provisions No N/A Direction does not apply
7. METROPOLITAN PLANNING
7.1 Implementation of the
Metropolitan Strategy Yes Yes
Consistent. Seeks to increase
housing supply at a local scale
in a location which is consistent
with the locational commentary
of the Plan.
Annexure “G”
Sustainability Criteria for New Land Releases (Metropolitan Strategy 2005 - Overview)
1. INFRASTRUCTURE PROVISION
Mechanisms in place to ensure utilities, transport, open space and communication are provided in a timely and
efficient manner.
A. Development is consistent with any relevant residential development strategy, regional infrastructure plan
and Metropolitan Strategy.
The proposal is consistent with Metropolitan and subregional planning and infrastructure strategies. Further, it is
consistent with local strategic planning objectives in respect of the development of The Oaks, in a broader context,
as detailed in Council's adopted Growth Management Strategy (GMS). Such strategy although under review,
particularly in light of the Greater Macarthur Land Release Strategy, is unlikely to have any significant implications
for the continued incremental growth of the Shire’s villages, including The Oaks. They will contribute to fulfilling a
different housing need.
B. The provision of infrastructure (utilities, transport, open space and communications) is costed and
economically feasible based on Government methodology for determining infrastructure contribution.
The proposed development will require enhanced utility services. The scale of augmentation and reticulation is likely
to be eminently affordable, given the projected yield.
C. Preparedness to enter into development agreement.
The owner is prepared to enter into development agreements to pay reasonable infrastructure contributions and the
like.
2. ACCESS
Accessible transport options for efficient and sustainable travel between homes, jobs, services and recreation to be
existing or provide.
A. Accessibility of the area by public transport and appropriate road access.
i. Location/Landuse; to existing networks and related activity centres.
The land is proximate to existing networks and activity centres.
ii. Networks; the areas potential to be serviced by economically efficient public transport systems.
The development prospects, even coupled with other development, are at best likely to lead to increased patronage
of bus services.
iii. Catchment; the areas ability to contain or form part of the larger urban area which contains adequate transport services. Capacity for landuse/transport patterns to make a positive contribution to achievement of travel and vehicle use goals.
The proposal is likely, together with other development, to contribute to the base for enhanced bus service provision.
B. No net negative impact on performance of existing sub-regional road, bus rail, ferry and freight network.
The proposed development will have negligible impact upon the local and subregional road network. Further,
investigations will identify any required local road upgrades.
3. HOUSING DIVERSITY
Provide a wide range of housing choices to ensure a broad population can be housed.
A. Contributes to the geographic market spread of housing supply, including any government targets
established for aged, disabled or affordable housing.
The proposal will contribute to the level and diversity of housing supply with prospects of varied occupancy.
4. EMPLOYMENT LANDS
Provide regional/local employment opportunities to support Sydney’s role in the global economy.
A. Maintain or improve the existing level of subregional employment self containment.
Few employment opportunities are produced by the land in its current form. Some home based business
opportunities may emerge and/or local tradesman take up residence, together with construction phase related
employment.
B. Meets subregional employment category targets.
The development only contributes in the manner described above.
i. Employment related land is provided in appropriately zoned areas.
The proposal does not facilitate the creation of employment land which can be provided more strategically at a
subregional level elsewhere.
5. AVOIDANCE OF RISK
Landuse conflicts and risk to human health and life avoided.
A. Available safe evacuation (Flood and Bushfire)
Flooding does not have a significant adverse impact upon the proposed development. Further, the land is not
bushfire prone.
B. No residential development within 1:100 floodplain
The land may be subject to minor flooding impact associated with the riparian zone. The rationalisation/conservation
of such zone will seek to minimise such impact as will be attested to by further investigation.
C. Avoidance of physically constrained land: high slope, highly erodible
The site, apart from the riparian area, does not include physically constrained land. Further, detailed review of such
limited sensitivity will influence the final subdivision layout, yield and guide future residential development
parameters.
D. Avoidance of landuse conflicts with adjacent, existing or future landuse and rural activities as planned under
regional strategy
The proposal will be consistent with existing/proposed residential development and will in effect reduce the
prospects of landuse conflict between urban and rural/rural-residential uses.
6. NATURAL RESOURCES
Natural resource limits not exceeded/environmental footprint minimised.
A. Demand for water does not place unacceptable pressure on infrastructure capacity to supply water and
environmental flows.
Infrastructure will need to be amplified in response to the development, with such cost being met by developers. A
total water cycle management strategy will be developed and include a Water Sensitive Urban Design focused
stormwater management strategy.
B. Demonstrates most effective/suitable use of land.
i. Avoids significant agricultural land
The land does not have a classification as prime agricultural land. Further, to achieve viability would require
intensive operations and major capital investment. Such investment is not likely to be forthcoming given the inherent
value of the land and typical rural/urban conflicts.
ii. Avoids impacts on productive resource lands; extractive industries, coal, gas and other mining and quarrying.
No adverse impacts on such resources are occasioned by the proposed development. Sub surface mining can occur
(should it ever be designated), subject to surface development observing relevant mine subsidence parameters.
iii. Demand for energy does not place unacceptable pressure on infrastructure capacity to supply energy; requires demonstration of efficient and sustainable supply solution.
Augmentation of local energy supply will be required. Developer funding will meet such costs and produce a
sustainable supply solution.
7. ENVIRONMENTAL PROTECTION
Protect and enhance biodiversity, air quality, heritage and waterway health.
A. Consistent with Government approved Regional Conservation Plan (if available).
No strategy exists or is proposed. The retained remnant vegetation will be better managed and the riparian zone
enhanced.
B. Maintains or improves areas of regionally significant terrestrial and aquatic biodiversity (as mapped and
agreed by DEC and DPI). This includes regionally significant vegetation communities; critical habitat;
threatened species populations; ecological communities and their habitats.
There is no known Conservation Management Zones identified in the Ecological Australia map of 2001 (also refer to
A above).
C. Maintain or improve existing environmental condition for air quality.
No urban release could claim to have no adverse impact. Any impact associated with the proposed development is
likely to be minimal.
The development, together with other local development, will contribute to the potential provision of enhanced local
bus services, which will also provide a means of alternative movement for some residents.
D. Maintain or improve existing environmental condition for water quality and quantity.
i. Consistent with community water quality objectives for recreational water use and river health (DEC and CMA).
Application of Water Sensitive Urban Design (WSUD) principles to proposed development will improve the current
situation in pursuit of the subject objectives.
ii. Consistent with catchment and stormwater management planning (CMA and local Council).
Achievable through application of principles of WSUD.
A. Protects areas of Aboriginal cultural heritage value (as agreed by DEC).
None known to exist. If identified in further investigations as the relevant Planning Proposal is progressed,
appropriate management strategies will be developed.
8. QUALITY AND EQUITY IN SERVICES
Quality health, education, legal, recreational, cultural and community development and other government services
accessible.
A. Available and accessible services.
i. Do adequate services exist? ii. Are they at capacity or is some available? iii. Has Government planned and budgeted for service provision?
Capacity thresholds may be approached in respect of some services. It is clear in such context that the proposed
development will impact upon social infrastructure provision beyond the site. Appropriate and reasonable developer
contributions are critical to the required enhancement.
B. Developer funding for required upgrade/access is available.
Commitment to reasonable developer funding is central to the development proposal.
Annexure “H”
Concept Plan