KOGARAH CITY COUNCIL a better lifestyle. Appendix 7 Precinct Analysis Blakehurst

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1 Appendix 7 Precinct Analysis Blakehurst

2 (Blakehurst Centre) Rezone from R2 Low Density Residential to R3 - Medium Density Residential Rezone from B1 Neighbourhood Centre to B2 Local Centre Existing Zoning Map (R2 Low Density Residential and B1 Neighbourhood Centre) Proposed Zoning Map (R3 Medium Density 2 Residential and B2 Local Centre)

3 (Blakehurst Centre) Increase heights ranging from 12m to 21m and FSR between 1:1 and 2.5:1. Proposed Height of Buildings Map Proposed Floor Space Ratio Map 3

4 Submission Overview 4

5 (Blakehurst Centre) Submission Summary - Top Issues 1. Traffic and parking: - Princes Highway congested. - Vaughan & Water Street too narrow. - Increased noise pollution from additional traffic. - No traffic study undertaken. 2. Inappropriate heights and resulting amenity issues: - Impact on neighbouring properties in Bunyala and Torrens St. - 21m for Blakehurst Centre is excessive. - Inappropriate transition between R2 zones. 5

6 (Blakehurst Centre) Submission Summary - Top Issues continued 3. No provision for additional open space. 4. Streetscape and character: - Units along Princes Highway will be out of character. - Adverse impact on properties in Bunyala Street. 6

7 (Blakehurst Centre - Block 1 - Discussion) Majority of the sites are already developed for multi-dwelling housing. Large portion of Block is in the ownership on Land & Housing Corporation. Bunyala Street residents concerned with impact of development on the rear of properties. Proposed Zoning Proposed Height Proposed FSR 7

8 (Blakehurst Centre Block 1 - Discussion) Detailed design controls can be developed to address transition to properties at the rear (fronting Bunyala Street). Appropriate height and setback controls to the rear of sites to minimise overlooking and privacy concerns by residents in Bunyala Street. Recommendation Blakehurst Centre (Block 1) Proceed with proposed changes to zoning, height and FSR for the Blakehurst Centre (Block 1) as exhibited in the Planning Proposal. Consider requirements for height and setback for the rear portion of properties to limit the impact on the rear yards of properties in Bunyala Street as part of the preparation of the DCP controls for the. 8

9 (Blakehurst Centre Block 2 - Discussion) Impact of development in the proposed R3 zone to the adjoining R2 fronting Philip and Stuart Streets. Physical separation (creation of lane) vs controls to step the building down adjacent to transition areas. Concern by residents that Vaughan and Water Streets are too narrow for the proposed scale of development. Proposed Zoning Proposed Height Proposed FSR 9

10 (Blakehurst Centre - Block 2 - Discussion) Detailed design controls can be developed to address the transition of development on the block bounded by Stuart Street, King Georges Road and Philip Street to ensure that new development is appropriately setback from existing R2 zone. Identify options for consideration by Council with respect to the road network during the preparation of the detailed design controls including the creation of a laneway to create a physical separation between the R3/B2 and R2 zone between Philip Street and Stuart Street. Consider requirements for site amalgamation as part of the preparation of DCP controls to ensure no sites are isolated and vehicular access can be achieved via side streets. 10

11 (Blakehurst Centre Block 2) Recommendation Blakehurst Centre (Block 2) Proceed with proposed changes to zoning, height and FSR for the Blakehurst Centre (Block 2) as exhibited in the Planning Proposal. Consider requirements for height and setback to provide an appropriate transition to the R2 zone for the block bounded by Philip Street, King Georges Road and Stuart Street as part of the preparation of the DCP controls for the. Consider requirements for site amalgamation as part of the preparation of DCP controls to ensure no sites are isolated and vehicular access can be achieved via side streets. 11

12 (Blakehurst Centre - Block 3 - Discussion) Concern that the proposed rezoning and heights along Princes Highway will create detrimental amenity impacts to neighbouring properties along Torrens Street. Ensuring an appropriate transition between development backing onto properties in Brockwell Place (R2). Detailed design controls should identify activation along Carss Park/Todd Park frontages. Proposed Zoning Proposed Height Proposed FSR 12

13 (Blakehurst Centre Block 3) Request has been made for No 36 Bunyala Street (motel site) for greater height and FSR (detailed discussion in the following slides). Recommendation - Blakehurst Centre (Block 3) Proceed with proposed changes to zoning, height and FSR for the Blakehurst Centre (Block 3) as exhibited in the Planning Proposal. Consider requirements for height and setback for the properties abutting the rear of properties on Brockwell Place as part of the preparation of the DCP controls for the. Develop detailed design controls to ensure that the interface between new development and Carss/Todd Park provides activation and surveillance. 13

14 (Blakehurst Centre) - Requests 36 Bunyala Street, Blakehurst Currently motel site single storey building. Request to increase height & FSR from 15m to 21m and 1.5:1 to 2:1. Due to its location it is considered that the site may be able to accommodate an increased scale without impacting on adjoining properties. Requested changes would necessitate re-exhibition of the PP. Undertake further investigation of the request as part of future PP or alternatively advise applicant to submit a PP for the site for Council s consideration. Recommendation Proceed with proposed changes to zoning, height and FSR as exhibited for No 36 Bunyala Street, Blakehurst. Undertake further investigation of the request as part of a future PP or advise the applicant to lodge a Planning Proposal for Council s consideration. 14

15 (Blakehurst Centre) - Requests Princes Highway, Blakehurst Request by owners to rezone sites from R2 to R3 with a FSR of 1.5:1. No height specified as part of the request. This precinct was not identified as suitable for rezoning due to the configuration of the blocks and its location along the Highway (on the bend). May be opportunity for these sites to develop under the proposed Seniors Living provision. Consideration of such a change would necessitate reexhibition of PP. No further investigation will be undertaken in respect to the request. Advise owners accordingly. Recommendation Proceed with proposed zoning, height and FSR for Nos Princes Highway, Blakehurst as exhibited in the Planning Proposal. 15

16 (Blakehurst Centre) - Requests Nos , 402 and Princes Highway, Blakehurst Request by owners to rezone sites from R2 to R3 with a FSR of 1.5:1. No height specified as part of the request. This precinct was not identified as suitable for rezoning due to the configuration of the blocks and its location along the Highway (on the bend). A number of the properties identified would be large enough to accommodate a dual occupancy development. May also be opportunity for these sites to develop under the proposed Seniors Living provision. Consideration of such a change would necessitate reexhibition of PP. No further investigation will be undertaken in respect to the request. Advise owners accordingly. Recommendation Proceed with proposed zoning, height and FSR for Nos , 402 and Princes Highway, Blakehurst as exhibited in the Planning Proposal. 16

17 (Blakehurst Centre) - Requests 703 Princes Highway, Blakehurst Request by owner to rezone site from R2 to R3 or R4. Request on the basis that 699 Princes Highway is being redeveloped for townhouses (Schedule 1 site). The subject site is an isolated site less than 1000m 2. Site is large enough to accommodate a dual occupancy development. No further investigation will be undertaken in respect to the request. Advise owners accordingly. Recommendation Proceed with proposed zoning, height and FSR for No 703 Princes Highway, Blakehurst as exhibited in the Planning Proposal. 17

18 (Blakehurst Waterfront) Rezone from E4 Environmental Living to R3 Medium Density Residential Existing Zoning Map (E4 Environmental Living) Proposed Zoning Map (R3 Medium Density Residential) 18

19 (Blakehurst Waterfront) Increase heights between 15m - 21m and FSR between 1.5:1-2:1 Proposed Height of Buildings Map Proposed Floor Space Ratio Map 19

20 Blakehurst Waterfront Precinct Submission Overview 20

21 (Blakehurst Waterfront) Submission Summary - Top Issues 1. Traffic and parking: - Princes Highway is already congested. - Extra pressure on the loop road (under Tom Ugly s). - Increased noise pollution from traffic. - No traffic study prepared. 2. Inappropriate heights and resulting amenity issues: - 21m is excessive and out of scale with Seabreeze Apartments. - Redevelopment would remove existing restaurants - the strip should have restaurants/cafes. - Proposed public access way is not sufficient public benefit for the proposed heights and density. 21

22 (Blakehurst Waterfront) Submission Summary - Top Issues continued 3. No additional open space: - Loss of trees and vegetation. 4. Lack of infrastructure and public transport: - Sites not accessible by public transport. - Capacity of existing infrastructure is not adequate. 22

23 (Blakehurst Waterfront) - Discussion Requests have been made by owners within the Precinct seeking: - additional height and density. - reduction of the foreshore building line (FBL). - amalgamation requirements to ensure no sites are left in isolation. Provision of a requirement for the dedication of land to create a foreshore access. Consideration for active uses on the ground floor of developments to provide uses such as cafes, restaurants. This could be achieved by identifying the properties in Schedule 1 and including the following additional use for this Precinct: restaurant or café. Advice would need to be sought from the Department of Planning as to whether this was considered to be a minor amendment. If it is a minor amendment, it is recommended that the PP be amended to reflect the change. Alternatively, a separate PP can be prepared to include the uses. Recommendation Proceed with proposed changes to zoning, height and FSR for the Blakehurst Precinct (Blakehurst Waterfront) as exhibited in the Planning Proposal. Amend the Planning Proposal to include restaurant or café for the properties within the (Blakehurst Waterfront) and a specific provision relating to the creation of foreshore public access. 23

24 (Blakehurst Waterfront) - Requests Princes Highway, Blakehurst Request by owners to increase height and FSR from 21m to 33m and 2:1 to 3:1. Submission also references Nos (whole block). No specific justification for increased heights and FSR. Consideration of such a change would necessitate reexhibition of PP. It is recommended that further investigation be undertaken with respect to amalgamation requirements, to ensure that no sites are isolated. Recommendation Proceed with proposed changes to zoning, height and FSR for Nos Princes Highway, Blakehurst as exhibited in the Planning Proposal Consider requirements for site amalgamation as part of the preparation of DCP controls to ensure no sites are isolated. Undertake further investigation of the request as part of a future Planning Proposal or advise the applicant to lodge a Planning Proposal for Council s consideration. 24

25 (Blakehurst Waterfront) - Requests 426 Princes Highway, Blakehurst Concern that redevelopment of adjoining sites will result in site isolation. Requests that provisions be included to require amalgamation of sites. It is recommended that further investigation be undertaken with respect to amalgamation requirements, to ensure that no sites are isolated. Recommendation Consider requirements for site amalgamation as part of the preparation of DCP controls to ensure no sites are isolated. 25

26 (Blakehurst Waterfront) - Requests 474 Princes Highway, Blakehurst Request to increase FSR from 2:1 to 3:1 and reduce Foreshore Building Line (FBL) from 12m to 3m via VPA. Public benefit would be dedication of 3m wide strip to provide public foreshore access. Reduction of the FBL will allow for excavation of a basement car park. The PP identified the intention of the creation of public foreshore access within the exhibited height and FSR. Recommended that further investigation of the increase in height, FSR and FBL be undertaken as part of future PP. Further investigation - amalgamation requirements and consideration of FBL. Recommendation Proceed with proposed changes to zoning, height and FSR for No 474 Princes Highway, Blakehurst as exhibited in the Planning Proposal. Consider requirements for site amalgamation as part of the preparation of DCP controls to ensure no sites are isolated. Undertake further investigation of the request for the review of the height, FSR and FBL as part of a future PP or advise the applicant to lodge a Planning Proposal for Council s consideration. 26

27 (Terry Street) Rezone from R3 Medium Density Residential to R2 Low Density Residential Rezone No. 513 Princes Highway (motel site) from R2 Low Density Residential to R3 Medium Density Residential Existing Zoning Map (R2 Low Density Residential and R3 Medium Density Residential) Proposed Zoning Map (R2 Low Density Residential and R3 Medium Density Residential) 27

28 (Terry Street) No. 513 Princes Highway (motel site) - increase height to 15m and FSR to 1.5:1. Proposed Floor Space Ratio Map Proposed Height of Buildings Map 28

29 (Terry Street) Submission Overview 29

30 (Terry Street) Submission Summary - Top Issues 1. Traffic and parking. 2. Proposed height of the motel site is excessive. 3. Lack of infrastructure and public transport site is not accessible by public transport. The majority of submissions relate to the rezoning and increase of height and FSR of the motel site on the corner of Princes Highway and Woniora Road. Recommendation Proceed with proposed changes to zoning, height and FSR for the (Terry Street) as exhibited in the Planning Proposal. 30

31 (Terry Street) - Requests Heath Road, Blakehurst Request by owners to rezone sites from R2 to R3 and increase height and FSR from 8.5m to 9m and 0.55:1 to 0.7:1 to permit townhouse development. Consistent with adjoining villa developments. Close to the IN2 Light Industrial zone. Sites could be redeveloped for dual occupancy. Considered to be a valid request in the context of the streetscape. Consideration of such a change would necessitate re-exhibition of PP. Undertake further investigation of the request as part of future PP. 31

32 (Terry Street) - Requests Heath Road, Blakehurst continued Recommendation Proceed with proposed zoning, height and FSR for Nos Heath Road, Blakehurst as exhibited in the Planning Proposal. Undertake further investigation of the request as part of a future Planning Proposal or advise applicant to lodge a Planning Proposal for Council s consideration. 32

33 (Terry Street) Requests 243 West Street, Blakehurst Owners object to the removal of the property from Schedule 1. Currently, under Schedule 1, multi-dwelling housing is permitted. Review of Schedule 1 has taken into consideration constraints affecting identified properties. The property is identified as flood liable in the Kogarah Bay Creek Flood and Overland Flows Risk Management Study and Plan. The property is significantly affected by mainstream flooding with a large percentage of the site classified as high hazard in the 1 in 100 year ARI event. Analysis of a previous pre-application (DAS) submitted by the owner in late 2014 indicated that there were significant flooding issues across that site. For these reasons, it was considered that any intensification of development on the site would be inappropriate. Site is large enough for a dual occupancy development. 33

34 243 West Street, Blakehurst continued (Terry Street) Requests Request to retain No. 243 West Street, Blakehurst in Schedule 1 is not supported. Recommendation Request to retain property in Schedule 1, Clause 17 is not supported as the property is significantly affected by mainstream flooding with a large percentage of the site classified as high hazard in the 1 in 100 year ARI event. 34