5 May 2021
Item No: ELPP014/21
Planning proposal for Woodville Road Corridor
Responsible Division: Environment & Planning
Officer: Director Environment & Planning
File Number: CS-213
Summary:
This report provides an overview of the planning proposal for the Woodville Road Corridor. The planning proposal seeks to implement targeted changes to planning controls along the Woodville Road Corridor as part of a new planning framework for development that capitalises on land use opportunities for housing diversity and jobs growth supported by transport and local amenity.
Early consultation (pre-Gateway) on proposed planning controls for Woodville Road has been sought and a range of submissions received. Subject to the advice of the Cumberland Local Planning Panel and a favourable decision by Council, the planning proposal will be forwarded to the Department of Planning, Industry and Environment for a Gateway Determination. Following receipt of a Gateway Determination, further consultation will be undertaken with the community and the planning proposal will then be considered again by Council prior to finalisation.
It is recommended that the Cumberland Local Planning Panel support the planning proposal for the Woodville Road Corridor.
Report:
Background
As outlined in Cumberland 2030: Our Local Strategic Planning Statement, a high level strategic planning work program was identified to progress more detailed planning for Cumberland City’s key centres and strategic corridors. Since the preparation of this high level program, Council officers have further considered the scope and implementation approach for this planning work.
In July 2020, Council endorsed the strategic planning work program for Cumberland City’s key centres and strategic corridors (Figure 1). The focus of this work is to review the existing planning framework and consider future requirements to ensure that planning controls are appropriate to support development in the area. Site specific requests received as part of the Cumberland LEP process may be further considered as part of this program.
The Woodville Road Corridor was identified as part of Stage 1 of Council’s strategic planning work program. To date, background analysis, early consultation, Councillor briefings and the preparation of draft planning controls have been undertaken on the proposal. This report provides the outcomes of this work, and is seeking advice from the Cumberland Local Planning Panel before being considered by Council.
Figure 1 – Council’s strategic planning work program
Planning Context
Different approaches to planning along Woodville Road over past years have resulted in a disjointed streetscape which ranges from established commercial uses, aging single detached dwellings and newly constructed mixed-use developments and residential flat buildings. Mixed use developments are in various locations along the road corridor. Their bulk and scale are more than other existing development and appear as visually obtrusive infill development.
The implementation of a suite of targeted changes to land use and planning controls along the Woodville Road corridor, aligned with growth forecasts, market demand and infrastructure requirements, will ensure a suitable land use and density pattern is introduced that delivers a built form and development outcome that is successful in revitalising the area steadily over time.
The current planning controls for the Woodville Road Corridor, as identified for the new Cumberland Local Environmental Plan, is outlined in Figures 2 to 4.
Figure 2 – Woodville Road Corridor: Current Land Zoning
Figure 3 – Woodville Road Corridor: Current Height of Building
Figure 4 – Woodville Road Corridor: Current Floor Space Ratio
The planning approach for the proposal (Figure 5) is to implement targeted changes to planning controls along the Woodville Road Corridor as part of a new planning framework for development. It focusses growth at three precincts along the Woodville Road Corridor to take advantage of existing and planned infrastructure and facilities. Where no changes are proposed, the existing planning controls will continue to apply.
Figure 5 – Planning Approach for Woodville Road Corridor
In the Woodville North Precinct, the planning framework responds to opportunities for increased housing diversity for an area supported by good access to public transport and local amenity.
In the Merrylands East Precinct, the planning framework seeks to revitalise the corridor through mixed-use activities supported by new open space and additional connections to and through the precinct.
In the Woodville South Precinct, the planning framework identifies opportunities for housing diversity and seeks to establish a Neighbourhood Centre with improvements to built form and the public domain.
Proposed Planning Controls
Planning Proposal
The planning proposal seeks to amend the Cumberland LEP as follows:
· Rezone targeted sites along the Woodville Road Corridor to facilitate housing diversity.
· Rezone targeted sites at the intersection of Guildford Road to support the development of a new neighbourhood centre.
· Realign building heights and density with proposed zones and surrounding development.
· Remove Council’s acquisition responsibility over existing private residences at Mountford Avenue and Grasmere Street, Guildford, and making corresponding changes to zoning and related planning controls for these properties.
Further details of the planning proposal for Woodville Road Corridor are provided in Table 1. These are also shown graphically in Figures 6 to 17.
|
Precinct |
Proposed Amendments |
|
Woodville North Precinct |
· Amend the Land Zoning Map to rezone targeted sites along the Woodville Road Corridor to facilitate a mix of medium density (Zone R3) and higher density (Zone R4) residential development. · Amend the Height of Buildings Map to better align building heights with proposed zones and surrounding development. · Amend the Floor Space Ratio Map to better align density with proposed zones and surrounding development. |
|
Merrylands East Precinct
|
· Amend the Land Zoning Map to rezone targeted sites along the Woodville Road Corridor to facilitate higher density (Zone R4) residential development, and rezone land at 3-7 Mountford Avenue and 13-15 Grassmere Street, Guildford, to permit low density (Zone R2) residential uses. · Amend the Height of Buildings Map to better align building heights with proposed zones and surrounding development and apply a 9 m height limit for land at 3-7 Mountford Avenue and 13-15 Grassmere Street, Guildford, consistent with the adjoining low-density residential zone. · Amend the Floor Space Ratio Map to better align density with proposed zones and surrounding development. · Amend the Lot Size Map to apply a 550 sqm. minimum lot size control for land proposed to be zoned R2 Low Density Residential. · Amend the Land Reservation Acquisition Map to remove Council’s acquisition responsibility over land at 3-7 Mountford Avenue and 13-15 Grassmere Street, Guildford, as it is no longer needed for a public purpose (local open space). |
|
Woodville South Precinct
|
· Amend the Land Zoning Map to rezone targeted sites along the Woodville Road Corridor to facilitate a mix of medium density (Zone R3) and higher density (Zone R4) residential development, and rezone sites at the intersection of Guildford Road to support the development of a new neighbourhood centre (Zone B1). · Amend the Height of Buildings Map to better align building heights with proposed zones and surrounding development. · Amend the Floor Space Ratio Map to better align density with proposed zones and surrounding development. · Amend the Lot Size Map to remove the minimum lot size control from land proposed to be zoned B1 Neighbourhood Centre. |
Table 1 – Details of Planning Proposal
Figure 6 – Woodville North Precinct: Proposed Land Zoning
Figure 7 – Woodville North Precinct: Proposed Height of Building
Figure 8 – Woodville North Precinct: Proposed Floor Space Ratio
Figure 9 – Merrylands East Precinct: Proposed Land Zoning
Figure 10 – Merrylands East Precinct: Proposed Height of Building
Figure 11 – Merrylands East Precinct: Proposed Floor Space Ratio
Figure 12 – Merrylands East Precinct: Proposed Lot Size
Figure 13 – Merrylands East Precinct: Proposed Removal of Land Reservation Acquisition on 3-7 Mountford Avenue and 13-15 Grassmere Street, Guildford
Figure 14 – Woodville South Precinct: Proposed Land Zoning
Figure 15 – Woodville South Precinct: Proposed Height of Building
Figure 16 – Woodville South Precinct: Proposed Floor Space Ratio
Figure 17 – Woodville South Precinct: Proposed Lot Size
The planning proposal is supported by analysis undertaken on land use planning, traffic and transport. Further information is attached to this report.
It is estimated that the planning proposal will provide for over 2,160 additional dwellings, which will contribute to Cumberland’s housing target of 28,000 to 28,500 additional dwellings between 2016-2036.
It should be noted that the planning proposal does not include changes to the planning controls for the Merrylands East Centre (former John Cootes site), as planning controls for mixed use development at this location are already in place. A Development Application for the development, including commercial, residential, retail and a new 2000sqm park has been assessed by Council and is awaiting determination by the Sydney City Central Planning Panel.
Development Control Plan
A Development Control Plan has been prepared for the Woodville Road Corridor, with detailed built form controls by precinct. In addition, minor changes have also been identified for the Merrylands East Centre Development Control Plan to ensure consistency with planning work undertaken for the Woodville Road Corridor and the Development Application lodged for the site.
The draft Development Control Plans are attached to this report for information.
Public Domain Plan
A Public Domain Plan has also been prepared to guide the delivery of an enhanced public realm for the Woodville Road Corridor, with a focus of the precincts identified as part of this planning work. The Plan will support future work by Council, landowners and developers in achieving the desired public domain outcomes for this area.
The draft Public Domain Plan is attached to this report for information.
Strategic Merit Assessment
Consistency with the Greater Sydney Region Plan and Central City District Plan
The planning proposal is consistent with the directions of the Greater Sydney Region Plan: A Metropolis of Three Cities, namely:
· A city supported by infrastructure – The planning proposal will provide development opportunities for housing and jobs within 30-minute access to a metropolitan centre (i.e. Parramatta CBD).
· Housing the city – The planning proposal will provide greater housing supply and choice.
· A well-connected city – The Planning proposal will increase the percentage of dwellings located within 30 minutes by public transport of a (potential) strategic centre (i.e. Merrylands).
The proposal is also consistent with the priorities and actions in the Central City District Plan, namely:
· C5 Housing the city – The planning proposal will provide housing supply, choice, and affordability with access to jobs, services, and public transport.
· C9 Jobs and skills for the city – The planning proposal will deliver integrated land use and transport planning and a 30-minute city.
Consistency with Cumberland 2030: Our Local Strategic Planning Statement
The proposal delivers on a key strategic corridor for housing identified in the structure plan for Cumberland City. The proposal is also consistent with the priorities and actions in Cumberland 2030: Our Local Strategic Planning Statement, namely:
· Local Planning Priority 5 – Deliver housing diversity to suit changing needs.
· Local Planning Priority 7 – Design vibrant and attractive centres and encourage healthy living.
· Local Planning Priority 11 – Promote access to local jobs, education opportunities and care services.
Consistency with Cumberland Local Housing Strategy
The planning proposal is consistent with the Cumberland Local Housing Strategy, which has been adopted by Council. The Woodville Road Corridor is a strategic corridor identified as a location for housing in Strategy, which will contribute to Cumberland’s housing target of 28,000 to 28,500 additional dwellings between 2016-2036.
Status and Next Steps
Early consultation (pre-Gateway) on proposed planning controls for Woodville Road has been sought and a range of submissions received. Subject to the advice of the Cumberland Local Planning Panel and a favourable decision by Council, the planning proposal will be forwarded to the Department of Planning, Industry and Environment for a Gateway Determination. Following receipt of a Gateway Determination, further consultation will be undertaken with the community and the planning proposal will then be considered again by Council prior to finalisation.
Conclusion:
The planning proposal for the Woodville Road Corridor will facilitate the implementation of a suite of targeted changes to land use and planning controls along the Woodville Road corridor, aligned with growth forecasts, market demand and infrastructure requirements. It will ensure a suitable land use and density pattern is introduced that delivers a built form and development outcome that is successful in revitalising the area steadily over time. It is recommended that the Panel support the planning proposal for the Woodville Road Corridor.
Consultation:
Submissions were received on the Woodville Road Corridor during the post-Gateway exhibition of the planning proposal for the new Cumberland Local Environmental Plan between March and May 2020. At the time, it was recommended that these submissions be considered as part of planning work for the Woodville Road Corridor.
As part of work for the Woodville Road Corridor, early consultation on proposed planning controls occurred throughout November and December 2020, representing pre-Gateway consultation in accordance with Council’s Planning Proposal Notification Policy. This consultation enabled feedback from a broad range of stakeholders and the community which has informed the preparation of the detailed planning controls.
A total of 58 submissions were received across a range of themes, including the following site-specific requests which are considered to have merit and are included in the planning proposal.
· 112-116 Elizabeth Street, Granville – rezone from R2 to R4 with corresponding height and FSR controls.
· 3-7 Mountford Avenue and 13-15 Grassmere Street, Guildford – Rezone from RE1 to R2, with corresponding height and lot size, and remove from Land Reservation Acquisition Map.
· 457-461 Woodville Road, Guildford – rezone from R2 to B1 with corresponding height and FSR controls.
Public exhibition of the draft planning proposal for the Woodville Road Corridor will be undertaken, subject to support by Council and the receipt of a Gateway Determination by the Department of Planning, Industry and Environment. This consultation will be statutory consultation, undertaken in accordance with any relevant conditions of the Gateway Determination.
Financial Implications:
Work undertaken on planning for the Woodville Road Corridor will be undertaken using existing resources.
Policy Implications:
Policy implications are outlined in the main body of the report.
Communication / Publications:
The final outcome of this matter will be notified. The objectors will also be notified in writing of the outcome.
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That the Cumberland Local Planning Panel (CLPP) provide its support for the planning proposal for the Woodville Road Corridor. |
Attachments
1. Draft Planning Proposal for the Woodville Road Corridor
2. Draft Cumberland DCP Amendment - Woodville Road Corridor
3. Draft Cumberland DCP Amendment - Merrylands East Local Centre (tracked changes)
4. Draft Woodville Road Corridor Public Domain Plan
5. Woodville Road Corridor - Land Use Planning Analysis
6. Woodville Road Corridor - Traffic and Transport Analysis
