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Ordinary Meeting of Council - 20 August 2019 |
GB.16 / 2 |
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Item GB.16 |
S12165-7 |
LVH Planning Proposal
EXECUTIVE SUMMARY
Purpose of Report
To propose that Council endorse lodgement of a Planning Proposal seeking to amend the KLEP (LC) 2012 with respect to the height and Floor Space Ratio (FSR) provisions at the Lindfield Village Hub site.
To provide Council with an overview of the intended effect and rationale for seeking the proposed amendments
For Council to note the requirement to retain Lot 3 of DP 1226294 as part of the project site area.
Background
This report was considered at the OMC 23 July 2019. There was no resolution at that meeting. The report is now re-submitted for the OMC 20 August 2019. Confidential Attachments A1 – A5 were provided to Councillors with the original report to the OMC 23 July 2019. They have not changed and are therefore not re-submitted with this report.
Lindfield Village Hub is a site located in the Lindfield Local Centre and comprises land at 1 Woodford Lane, 2-12 Bent Street, 1B Beaconsfield Parade, 19 Drovers Way, Drovers Way Road Reserve and Woodford Lane Lindfield. It is subject to the planning controls of the Ku-ring-gai Local Environmental Plan (Local Centres) 2012 (KLEP (LC) 2012).
Council has adopted project objectives for the Lindfield Village Hub which include the requirement for the project to be ‘self-funding’ (OMC 14 August 2018). Council has also acknowledged that it is not feasible to proceed with the adopted masterplan by SJB Architects, which has a Floor Space Ratio (FSR) of 1.3:1. (OMC 26 June 2018)
Council has been advised that site controls approaching an FSR of 2.5:1 would be required to meet Council’s financial requirements for the Lindfield Village Hub and deliver the community infrastructure and services identified in Council’s adopted masterplan. (OMC 26 June 2018)
In 2018, the Major Projects Unit, on behalf of Council as landowner, engaged an independent planner and financial and urban consultants to investigate the potential impacts and benefits of accommodating further height and density on the Lindfield Village Hub site.
A series of urban planning, economic, transport and environmental studies have been undertaken and these have informed a Planning Proposal, prepared in accordance with Section 3.33 of the Environmental Planning and Assessment Act 1979, seeking to amend the height and FSR controls for the site.
Comments
Proposed Amendments to the KLEP (LC) 2012
The Planning Proposal seeks to amend the KLEP (LC) 2012 with respect to the height and floor space ratio provisions at the site. Specifically, the Planning Proposal seeks to:
i. Amend the Floor Space Ratio control from 1.3:1 to 2.5:1
The current control of 1.3:1 was calculated based on a site area which included the area of the road reserves, (i.e. it was a gross figure). It was based on a site area of 1.34ha (13,400m2).
Across the same 1.34ha gross site area, the current proposal would require an allowable FSR of 2.2:1. However typically an FSR control does not include existing road reserves, as they are considered public land. Removing the existing Woodford Lane road reserve from the gross site area provides a site area, for planning calculation, of 1.15ha (11,580m2) The net site area is the basis for the proposed FSR control of 2.5:1.
ii. Amend the maximum building height from 26.5m to three different controls being 27.5m, 39.0m and 49.0m
This will involve a height map which controls where the height on the site will be located.
· The western edge increases to 27.5m, a small increase to the existing controls, and would allow a building of approximately 8 storeys in height
· The southeast quadrant increases to 39.0m and would allow a building of 10 storeys
· The northeast quadrant increases to 49.0m and would allow a building of 14 storeys
iii. Include a provision to allow lift over runs, rooftop plant and rooftop communal open space to be located above the proposed maximum building heights where appropriate.
As part of the urban design analysis supporting the Planning Proposal it was confirmed that due to the significant fall of the site it is likely that some plant and potentially some communal open space will be able to be located on part of the roof tops of the envisaged future buildings and remain under the proposed maximum building heights for those buildings. However, plant and communal open space will not be able to be positioned across all areas of each roof top and remain under the maximum building height control.
In order to provide flexibility in the final design of the buildings at the site, it is proposed that a provision be inserted which would allow plant, lift overruns and communal open space to be positioned on the rooftops of the buildings above the maximum building height control, where justified.
iv. Amend the current additional permissible use provision at Clause 29 in Schedule 1 to allow development for the purpose of attached dwellings at the site.
The Planning Proposal seeks to facilitate the ability to develop attached dwellings in the north-west corner of the site, addressing Bent Street at the proposed intersection with Drovers Way.
The land is currently zoned B2 Local Centre and attached dwellings are not a permissible use in the B2 zone. A modification to the KLEP (LC) 2012 is therefore required to include attached dwellings as an additional permissible use at the corner of Bent Street and Drovers Way.
Amendments to the KDCP (LC) 2012
The Planning Proposal document will include draft amendments to Part 14 E of the Ku-ring-gai Local Centres DCP (KDCP (LC) 2012 as they relate to the Lindfield Village Hub site.
The amendments seek to reflect the proposed provisions set out in the Planning Proposal and the associated Urban Design Report and consequently it is proposed to remove reference to the current adopted Lindfield Village Hub Masterplan.
The proposed DCP will remove the detailed SJB masterplan document from the DCP and amend the provisions of Part 14E to guide the development outcomes for the site.
The proposed DCP will maintain the fundamental public planning outcomes from the site as required by the existing DCP including:
· Provision of the Public Park and its size
· Provision of a library and community centre
· Drovers Way realignment
· Activation at Woodford Lane
· Pedestrian through site links
· Infrastructure improvements
Proposed LEP Maps
The following amendments to the following KLEP (Local Centres) 2012 maps are proposed.
1. Height of Building Map
Table 1 – Proposed heights:
Table 2 – Existing heights:
2. Floor Space Ratio (FSR) Map
Table 3 – Proposed FSR:
Table 4 – Existing FSR:
The Planning Proposal will contain the following reports:
· Urban Design Report prepared by Allen Jack + Cottier (AJC)
· Transport and Traffic Impact Analysis by WSP
· Phase 1 and Phase 2 Contamination Reports
· Community Engagement Activities Report
· Fauna and Flora Report prepared by Ecological Australia
· Economic Report by SGS Economics and Planning
Intended Effect of Amending the Planning Controls
Previous strategic planning work undertaken for the Lindfield Centre has identified a need for new community facilities, cultural destinations, entertainment facilities and open space opportunities to ensure the growing Lindfield community and visitors to Lindfield have sufficient access to a variety of amenities.
The proposed amendments to the planning controls seek to reinforce the delivery of the scale and quality of the community facilities and open space already proposed for the site, by enabling a self-funding approach, as well as increase the intensity of land use possible to provide for additional residential and retail provision.
The intent is to provide a high-quality community asset within a vibrant, activated and economically successful mixed use setting that will provide for the existing and emerging population of residents and visitors to the Lindfield Local Centre.
Whilst this report is about planning controls only, the Planning Proposal is informed by urban design testing and an indicative masterplan prepared by Allen Jack + Cottier (AJC) which incorporates an equivalent amount of community facilities and green open space as the adopted masterplan by SJB Architects.
It is therefore not the intention for the amended controls to result in any reduction to the size or quality of the community components and benefit delivered on the site, as envisioned in the adopted masterplan – that is, the community facility, library, park, public open space and commuter and short stay car parking.
The proposed controls will however support a future masterplan that increases the amount of residential Gross Floor Area (GFA) on the site from 8,700 m2, as per the adopted SJB masterplan, to approximately 17,000m2. It will also allow a potential increase in the retail amenities from 4,916m2 to approximately 8,000m2.
Rationale for Seeking Amended Controls
The proposed amendments to the planning controls recognise the continued growth and significant urban renewal of the Lindfield Local Centre towards a medium density residential and mixed use urban hub, centred around the Train and Bus interchange. They respond to community needs analysis and align with local and state policy objectives regarding population growth, changing demographic and lifestyles, employment and sustainability.
The site is ideally located in a strategic context with immediate links to public transport and commercial services. In that context the site is considered to be the most strategically suitable site to accommodate increased scale of residential and retail development within Lindfield, given its location, relative size and consolidated nature.
As such, the proposal to increase the capacity of the existing permissible land uses of the site is considered reasonable and appropriate, subject to detailed consideration of the impacts that such an uplift may have on the physical and economic environment of Lindfield. Minimising impacts on the proposed park and surrounding locality has informed where building height can be accommodated on site.
Specifically, the amended controls will:
i. Enable the planned public infrastructure for the site to be improved through design enhancements and enhanced public open space:
The proposal seeks to rationalise the levels of the planned main northern facing park and plaza. It is envisaged that this will improve the utilisation and enjoyment of future users and enhance the quality of the main park. A new pocket park on the western side of Drovers Way is proposed and will increase the offering of native vegetation at the site and enhance the visual transition between the Hub and the residential properties to the west and north-west.
ii. Enable Council to self-fund the extensive planned public infrastructure for the site:
The proposal will facilitate the delivery of the extensive community infrastructure already planned for Lindfield Village Hub including community facilities, commuter and public carpark and recreational open space, in a self-funded manner. This is a priority of Council, and is consistent with the community’s expectations expressed through community engagement activities. There is an expectation that development of new public infrastructure does not come at the expense of existing facilities and services, and a belief that residents should not be entirely responsible for the cost of new facilities.
iii. Enable Council to achieve its medium to long term strategic housing targets:
The proposal will assist Council in realising its obligatory short and long term housing targets in a strategically optimal location, in terms of its setting within a well-established, successful Local Centre, serviced by a Train and Bus interchange.
This responds to the North District Plan and also the identified need to provide greater housing choice. (North District Plan is the instrument to inform Ku-ring-gai Council on its plan for growth and change and its planning strategies for place-based outcomes.)
iv. Enable expanded residential accommodation and thereby housing choice in close proximity to public transport, community facilities and commercial services.
v. Provide the opportunity for additional employment generation and greater commercial and retail services at the site which will enhance choice and serve the needs of people living and/or working in the surrounding local centre and assist Council achieve its medium to long term strategic employment generating targets;
vi. Support the local retail centre economically;
vii. Assist in the delivery of a commuter car park at the site;
viii. Achieve urban renewal of the locality and better urban integration of the site with the rest of the local centre. The Planning Proposal can provide a catalyst for the revitalisation of Woodford Lane as an active and attractive retail destination and facilitate its links to the broader Lindfield Centre.
Previous Council Resolution on Site Area
At OMC 10 November 2015, Council resolved that:
‘Council authorises the General Manager and/or his delegate to commence the process to subdivide the lot at 12 Bent Street Lindfield to excise that part of the lot zoned R4 High Density Residential with the view for future divestment’
It is recommended that Council maintain this land as part of the project site area under its current zoning of R4, with a view to it becoming a pocket park. This is reflected in the structure plan in the Urban Design Report and in the proposal for the pocket park and increased public open space as part of the Planning proposal.
Methodology
Between June 2018 and May 2019 Council has investigated the potential impacts and benefits of accommodating further height and density on the Lindfield Village Hub site whilst maintaining and where possible strengthening the urban and public benefits envisioned by current planning controls.
The process has involved community engagement, financial appraisal, urban design and traffic studies and advice from an independent planner.
The urban design investigation has considered what
‘fits’ with the existing and emerging character of the area and KMC
Planning’s requirement that the urban approach is at least equal to
current principles for the site. Alternate built-form scenarios were developed
and tested, to confirm that any future development, under the proposed
controls, would be compatible with surrounding development, namely the
surrounding residential development to the north, south and west and the retail
development to the east;
As a result of community engagement feedback that the community facilities were important to retain at their current proposed sizing, future development scenarios have not tested any reduction of the public infrastructure on the site (library/community; public open space/ commuter carpark and these public elements are reflected in the proposed draft DCP as part of the Planning Proposal.
The urban design testing demonstrated that the site has the capacity to accommodate the level of urban renewal indicated by the proposed amended planning controls.
Urban Planning Analysis
Lindfield is recognised as a Local Centre within the North District Plan and is operating as a successful centre, albeit one that is undergoing change.
The detailed urban design analysis undertaken, as presented in the Urban Design Report by Allen Jack + Cottier (AJC), confirms that the Lindfield Village Hub site is well positioned and of a size suitable to accommodate the scale of development proposed.
It is envisaged that the future Lindfield Village Hub development will become an urban marker for the Local Centre, and will consolidate and enhance the town centre with a sustainable built form and increase activation through the delivery of additional residential accommodation, commercial opportunities and community infrastructure in a self-funding manner.
The Planning Controls do not set the land use mix for the site other than require that the site needs to deliver park, community centre, library, parking and activated areas, which will be set in the DCP. An indicative land use mix has been assumed to test traffic impacts and the capacity to meet SEPP 65: Design Quality of Residential Flat Development. The intention is that end land use mix will ultimately be determined through:
· Tender process
· Development Application process
The tender process will allow the final masterplan for the site to be arrived at through private sector input, within a Council-led planning, design, finance and legal framework. Plans and Sections and Land Use Mix shown in the Urban Design Report in the Planning Proposal are indicative only and are not the final masterplan for the site.
Traffic Analysis
Council prepares and maintains traffic plans for each of its local centres, in accordance with its Transport Policy and Transport Plan and in consultation with RMS and other stakeholders.
A Traffic Impact Assessment (TIA) has been prepared by WSP on behalf of Council to form part of the Planning Proposal and shows how traffic and pedestrians will access the site and what new infrastructure measures are required to support the increase in traffic arising. Specific traffic measures as a result of the Lindfield Village Hub project will be formally identified at the time of any future Development Application, and subject to referral to external agencies including Transport for NSW (TfNSW). Nonetheless the TIA prepared as part of this Planning Proposal identifies that the following new infrastructure measures will likely be required:
i. The right hand turning bay into Balfour St from the Pacific Highway is extended
ii. Bent Lane converted to one way south
iii. Bent St left hand out to Pacific Highway (no left in to Bent St from Pacific Highway)
iv. The pedestrian crossing is improved but not relocated further north at present
v. Any future bridge across the Pacific Highway does not result in loss of an on-grade pedestrian crossing across the highway in the local centre
vi. Signalisation of Beaconsfield Parade and Pacific Highway occurs within the timeframe of the project completion
vii. Signalisation of Strickland Ave and Pacific Highway, occurs within the timeframe of the project completion
integrated planning and reporting
· Places, Spaces and Infrastructure - P4 Revitalisation of our centres
· Community, People and Culture - C4 Healthy lifestyles
· Leadership and Governance – L4 Leadership and Governance
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Community Strategic Plan Long Term Objective |
Delivery Program Term Achievement |
Operational Plan Task |
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The community is informed and engaged in decision making processes for community outcomes.
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Innovative and effective community engagement fosters community participation and a better understanding of Council services, programs and facilities.
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Provide support to deliver best practice community engagement across all divisions of Council. Facilitate a program that enables staff to create and deliver engaging and accessible communication. |
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A range of well planned, clean and safe neighbourhoods and public spaces designed with a strong sense of identity and place.
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P4.1.1 Plans to revitalise local centres are being progressively implemented and achieve quality design outcomes in collaboration with key agencies, landholders and the community. P4.1.4 An improvement plan for Lindfield centre is being progressively implemented in collaboration with owners, businesses and state agencies. |
Implement a place management approach for the local centre improvements to coordinate works and achieve quality outcomes. Engage with relevant stakeholders to establish timing, extent and partnership opportunities. Undertake due diligence and undertake project scope. Identify and engage with the key stakeholders. |
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A healthy, safe, and diverse community that respects our history, and celebrates our differences in a vibrant culture of learning. |
C4.1.2 New and enhanced open space and recreational facilities have been delivered to increase community use and enjoyment.
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Undertake acquisitions for new parks. Undertake assessment and identify locations for new parks Complete the design for identified parks and include design principles which facilitate passive recreation activities. Construct parks at identified locations and include design principles which facilitate passive recreation activities |
Community Strategic Plan - Theme 3 - A range of well planned, clean and safe neighbourhoods and public spaces designed with a strong sense of identity and place.
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Community Strategic Plan Long Term Objective |
Delivery Program Term Achievement |
Operational Plan Task |
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P4.1: Our centres offer a broad range of shops and services and contain lively urban village spaces and places where people can live, work, shop, meet and spend leisure time. |
P4.1.1: Plans to revitalise local centres are being progressively implemented and achieve quality design and sustainability outcomes in collaboration with key agencies, landholders and the community. |
P4.1.1.4: Prepare and adopt a Ku-ring-gai Community Facilities Strategy to guide the delivery of libraries, community centres and cultural facilities across the LGA. |
Governance Matters
Major Projects Governance
In 2017 an independent consultant conducted a review of Council’s Major Projects governance structure, which was subsequently adopted by Council at OMC 10 April 2018. As a result of this review the Major Projects Group was established as an independent unit within Council, reporting directly to the General Manager. The new structure saw the establishment of the following governance framework: the Major Projects Steering Committee (MPSC), the Major Projects Advisory Committee (MPAC), and the Councillors Major Projects Consultation Forum (CMPCF).
Subsequent to the establishment of this governance structure, an internal governance protocol was prepared on the direction of the Major Projects Steering Committee to assure probity of process having regard to the dual function of Council as land owner and Council’s statutory responsibilities when preparing and considering Planning Proposals for Council’s own projects. The Major Projects Steering Committee adopted the protocol which among other controls established an information barrier between Major Projects Unit and KMC Planning in relation to the Lindfield Village Hub Planning proposal. Council staff has observed the protocol’s requirements when preparing the Lindfield Village Hub Planning Proposal.
Major Projects Advisory Committee (MPAC)
On the 14th June 2019 KMC staff gave a presentation to the MPAC on the Planning Proposal process. On 24th June 2019, MPAC held its formal quarterly meeting and had the opportunity to conduct a Q&A session with staff. The MPAC Report dated 1 July 2019 is attached as a confidential Attachment A5. The MPAC report “…recommends that KMC proceed with lodgement of the Planning Proposal…” and discusses a number of risk and opportunity matters that have been addressed in the Major Projects Team response, which is included with the confidential Attachment A5.
Risk Management
A project-specific Risk Management Report has been prepared which summarises key risks to project. This plan has been reported to and noted by the Council’s Audit, Risk and Improvement Committee.
Financial Considerations
NSW councils are required to meet financial and infrastructure benchmarks to ensure long term sustainability. This means that Ku-ring-gai Council must:
· Contain expenditure within revenues
· Renew infrastructure assets before they are consumed
· Maintain assets to appropriate standards
· Minimise asset renewal and maintenance backlogs
Meeting these benchmarks across Council’s wide range of services and $1.8 billion in infrastructure assets is challenging and is not being met for Council’s existing portfolio. It is important for Council’s financial sustainability that the Lindfield Village Hub, as a subset of Council’s wider finances, meets the benchmarks and does not adversely impact on Council’s future financial position. This can be achieved if the proposed development generates a sufficient financial return to fund construction of the community assets, as well as to operate, maintain and renew them.
It is assumed that Council will contribute to the project in the form of funds collected via its development contributions plan (s94) and land on the site through a structured arrangement.
Council has obtained two independent financial reports on the proposed development, from CBRE and KPMG. The reports align in forecasting that the feasibility of the proposed development from Council’s perspective, while marginal, has the capacity to be viable subject to the outcome of the tender process and assuming Council is not required to provide funding for a pedestrian bridge over the Pacific Highway.
It is not possible to make the independent financial reports publically available without compromising Council’s commercial position in the forthcoming tender process. As such the CBRE and KPMG reports have been provided for Councillors as a confidential Attachment A1.
Social Considerations
The proposal will generate positive social effects for the community by:
i. Facilitating a greater level of future retail floor space that will improve the quality, choice and convenience of new and expanded services in the local area and within close proximity to residents and workers, many of whom will be able to walk and/or cycle to the site.
ii. Facilitating the delivery of the planned community and public infrastructure in a more timely manner due to the self-funding nature proposed for the future development. The proposal will facilitate the delivery of the full extent of the identified social services (in terms of size and capacity) that have been identified as being required for the Lindfield community through the social infrastructure needs analysis undertaken by Council.
iii. Enhancing the quality of the planned main park and plaza and the public open space within the Lindfield Village Hub by including an additional pocket park at the south west corner of the planned intersection of Drovers Way and Bent Street. The park will add to the overall offering of community facilities to be delivered as part of the Lindfield Village Hub project and will result in positive social benefits by accentuating the quality of the overall design of the community infrastructure.
iv. Facilitating a greater level of residential accommodation in close proximity to established public transport infrastructure due to the proposed increased in residential floor space that will be available. This will improve the choice of housing options and quantum of housing stock available in the local area and within close proximity to community and commercial facilities and services.
v. Providing for future employment and housing in a location that is well serviced.
Environmental Considerations
The proposal will generate positive social effects for the community by:
vi. Facilitating a greater level of future retail floor space that will improve the quality, choice and convenience of new and expanded services in the local area and within close proximity to residents and workers, many of whom will be able to walk and/or cycle to the site.
vii. Facilitating the delivery of the planned community and public infrastructure in a more timely manner due to the self-funding nature proposed for the future development. The proposal will facilitate the delivery of the full extent of the identified social services (in terms of size and capacity) that have been identified as being required for the Lindfield community through the social infrastructure needs analysis undertaken by Council.
viii. Enhancing the quality of the planned main park and plaza and the public open space within the Lindfield Village Hub by including an additional pocket park at the south west corner of the planned intersection of Drovers Way and Bent Street. The park will add to the overall offering of community facilities to be delivered as part of the Lindfield Village Hub project and will result in positive social benefits by accentuating the quality of the overall design of the community infrastructure.
ix. Facilitating a greater level of residential accommodation in close proximity to established public transport infrastructure due to the proposed increased in residential floor space that will be available. This will improve the choice of housing options and quantum of housing stock available in the local area and within close proximity to community and commercial facilities and services.
x. Providing for future employment and housing in a location that is well serviced.
Community Consultation
Subject to receiving a determination to proceed at the Gateway, statutory community consultation on the Planning Proposal will be undertaken by Council in accordance with the publication ‘A Guide to Preparing Local Environmental Plans’. This will include the required public exhibition for the Gateway process under Section 3.34 of the EP&A Act.
Council has conducted ongoing community engagement and consultation on the project over a number of years. Since 2017, an intensive program of communication and engagement activities has been undertaken with the Lindfield community and more broadly, Ku-ring-gai residents and other stakeholders. The main aim of this engagement has been to create understanding and awareness of key drivers for the project. These include the long-term financial sustainability of the project; building density; community facilities and local and state planning priorities. To this end, a preferred recommendation for height and density on the site has been prepared which is aimed at delivering the far-reaching social, retail and community infrastructure integral to the Hub.
Since 2017, the community engagement program has reached 2,000+ people directly and over 15,000+ people indirectly in 25 separate engagement events including ‘hard-to-reach’ audiences as well as active residents aged 50+ in the Lindfield, Gordon, Killara and Roseville areas.
Our key findings are as follows:
1. Broadly, we found support for the social and community benefits of the Lindfield Village Hub as a mixed use development, located close to transport. People across Ku-ring-gai - parents with children especially - told us they are excited by the prospect of a new, state of the art library with the latest technology and flexible community spaces. Similarly, we received many comments supporting facilities which offer improved social amenity in Lindfield – particularly walkable spaces, green open space, new library, dining and retail offers.
2. There were mixed findings and comments in relation to urban density on the site. For example, the three residential building height options discussed in community workshops in November 2018 found that 10 storeys was supported by over half the participants, with many attendees at these workshops supporting 14 storeys. Whereas a survey in March 2019 found that 7 storeys was the preferred building height among residents. Generally people said it is important that the project is self-funded and close to public transport. Residents were supportive of building height and density being located close to Lindfield train station, rather than other parts of the suburb.
3. The current community generally prefers less building height at 7 to 8 storeys. This is acknowledged by Council but must be balanced with financial and urban planning responsibilities for the future. State and local government planning requires Council to accommodate greater numbers of people moving into Lindfield. So future populations can enjoy the same access to community facilities as the current population enjoys, Council is planning to deliver renewed and expanded facilities across Ku-ring-gai, such as parks, libraries, public open space and other community buildings. The cost of these new facilities is considerable. To avoid financial impact on ratepayers, Council has determined that community facilities in local centres as part of major hub developments are to be self-funded so as not to create debt for future generations.
4. Overall, we found that people look forward to the new social facilities offered by the hub and would like greater access to services, shops and social amenities locally. The link between apartment building height and financial sustainability was broadly understood although it was dependent on how much information people had about Council’s adopted principle of financial sustainability. Many people asked about the amount of car parking on the site and also how the new development might increase traffic on local streets. A pedestrian link to connect east and west Lindfield and pedestrian access from the station was also a common comment.
From November 2019 onwards, communication channels included:
· Online engagement
· In print
· Community events
· Library displays
· Place audits
· Workshops
· Dedicated project and email
· Workshops
· Dedicated project and email
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A. That Council endorse lodgement of a Planning Proposal, in accordance with Section 3.33 of the Environmental Planning and Assessment Act 1979, seeking to amend the Ku-ring-gai LEP (Local Centres) 2012 as it applies to the Lindfield Village Hub site as follows: i. Amend the Floor Space Ratio (FSR) control from 1.3:1 to 2.5:1 ii. Amend the maximum permitted building height from 26.5 metres to three different controls being 27.5 metres, 39.0 metres and 49.0 metres. iii. Include a provision at Clause 4.3 to allow for roof top plant, lift overruns and rooftop communal open space (and associated structures) to be located above the proposed maximum height limits, where appropriate iv. Amend the current additional permissible use provision at Clause 29 in Schedule 1 to allow development for the purpose of attached dwellings on the site, at the corner of Bent Street and Drovers Way.
B. That Council note the proposed amendment of Part 14E of the KDCP (LC) 2012 to reflect the Planning Proposal and the associated Urban Design Report and that this will remove reference to the current Lindfield Village Hub Masterplan.
C. That Council note the requirement to retain Lot 3 of DP1226294 as part of the project site area.
D. That Council authorise the General Manager to finalise the Planning Proposal on its behalf as landowner, in accordance with recommendations A-C, and to submit the Planning Proposal to the relevant Planning Authority (Council). |
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Geoff Douglas Group Lead - Major Projects |
Juliet Byrnes Project Manager - Major Projects |