Appendix 7 Precinct Analysis Carlton

Appendix 7 Precinct Analysis Carlton

(Andover Street) Rezone from R2 Low Density Residential to R3 Medium Density Residential Retain existing B1 Neighbourhood Centre zone Existing Zoning Map (R2 Low Density Residential) Proposed Zoning Map (R3 Medium Density Residential) 2

(Andover Street) Increase height to 15m and FSR between 1.5:1 2:1 Proposed Height of Buildings Map Proposed Floor Space Ratio Map 3

(Andover Street) Submission Overview A number of submissions supported the proposed changes in the Andover Street Precinct. 4

(Andover Street) Submission Summary Top Issues 1. Traffic and parking: - Additional traffic on local streets. 2. Streetscape and character: - Sites are not large enough to accommodate development. - Transition between the R2 zone. 3. Adverse amenity impacts. Recommendation Proceed with proposed changes to zoning, height and FSR for the Carlton Precinct (Allawah Precinct) as exhibited in the Planning Proposal. 5

(Enterprise Corridor) Rezone from R2 Low Density Residential to B6 Enterprise Corridor Rezone from B1 Neighbourhood Centre to B6 Enterprise Corridor Existing Zoning Map (B1 Neighbourhood Centre and R2 Low Density Residential) Proposed Zoning Map (B6 Enterprise Corridor) 6

(Enterprise Corridor) Increase height to 21m and FSR to 2:1 Proposed Height of Buildings Map Proposed Floor Space Ratio Map 7

(Enterprise Corridor) Submission Overview 8

Enterprise Corridor Submission Summary - Top Issues 1. Traffic and Parking: - Increased traffic congestion along the Princes Highway. - Lack of availability of on-street parking. - Number of cars and traffic volumes on side streets will significantly increase. - No traffic study has been prepared. - Traffic during construction will negatively affect residents. - Greater delays at intersections. - Ingress and egress associated with bulky goods. 2. Lack of access to public transport: - Inadequate public transport. 9

Enterprise Corridor Submission Summary - Top Issues continued 3. Proposed height excessive: - A 21m height limit is excessive. - Inappropriate transition to R2 at the rear. - Adverse amenity (overlooking/privacy) to dwellings at the rear of properties. 4. Streetscape and character: - Proposed heights and density out of context for the area. 5. Increases in air pollution and traffic noise. 10

(Enterprise Corridor) - Discussion Aim of the B6 zone Intent of the precinct is to promote bulky goods retailing/commercial uses along the Prince Highway. Limit general retailing to maintain the economic strength of the Centres. Enhance the visual appearance of the Princes Highway corridor currently a mix of uses. Issues Significant number of submissions objected to the additional high density residential development along the Highway. Concern with respect to the impact of buildings on the low density residential to the rear (transition). Permitting residential development may undermine the objectives of the zone by placing pressure on the development standards related to bulky goods floorspace requirements. Submissions were received during exhibition asking for greater residential component. 11

(Enterprise Corridor) - Discussion PP identified shop top housing and hotel or motel accommodation as permitted with consent. Draft clause restricted residential no more than 65% of the gross floor area to be used as shop top housing. Sites are currently zoned R2 and many of them contain existing uses. Intent of the B6 zone is to formalise those existing uses and to retain the strip for similar uses (bulky goods, furniture sales etc). Preliminary findings of the work being undertaken by HillPDA (for the South Subregional Plan) is that there is currently a demand for bulky goods sites in the South Subregion. Development of DCP controls can address issues regarding site amalgamation, vehicular access points, building separation and privacy/overshadowing impacts in the transition zone. Recommendation Proceed with proposed changes to zoning, height and FSR for the Carlton Precinct (Enterprise Corridor) as exhibited in the Planning Proposal. 12

(Enterprise Corridor) - Requests 65 & 65A Westbourne Street, Carlton Request by owner to rezone sites from R2 to B6, consistent with adjoining zone. Concern that development fronting the highway will adversely impact on their property, which is zoned R2. Owners consider that incorporation of the block will provide for a bigger block fronting the highway and a better design outcome. Adjoining site fronting the highway is in one ownership and is large enough to be redeveloped without consolidating adjoining blocks (approximately 2900m 2 ). Consideration needs to be given to ensure an appropriate setback is achieved to provide separation to the low density residential. Consideration of such a change would necessitate reexhibition of PP. 13

(Enterprise Corridor) - Requests 65 & 65A Westbourne Street, Carlton continued Rezoning to B6 is not supported at this time. Relevant sites adjoining the proposed B6 zone were identified and incorporated to ensure an appropriate depth of site is available to facilitate an appropriate transition in bulk and scale to the adjoining R2 zone. Recommendation Proceed with proposed zoning, height and FSR for No 65 & 65A Westbourne Street, Carlton as exhibited in the Planning Proposal. 14

(Enterprise Corridor) - Requests 267 271 Princes Highway, Carlton Request by owner to increase the percentage of allowable residential development on the site. Commercial development is not considered feasible. Residential in the B6 zone is limited to 65% of the total area - request is to increase to 80% of the total area. Additional residential in the B6 zone is not supported as it is contrary to the intent of the zone which is to promote businesses and encourage bulky goods. Preliminary findings of the work being undertaken by HillPDA (for the South Subregional Plan) is that there is currently a demand for bulky goods sites in the South Subregion. No further investigation will be undertaken in respect to the request at this time. Recommendation Proceed with proposed changes to zoning, height, FSR and B6 Enterprise Corridor provisions limiting residential development to 65% of the total floor area for Nos 267-271 Princes Highway, Carlton, as exhibited in the Planning Proposal. 15

(Enterprise Corridor) - Requests 251 Princes Highway, Carlton and 71 73 Jubilee Avenue, Carlton Request to increase the height from 21m to 23-26m (7-8 storeys) and FSR from 2:1 to 3:1. Request to allow 2.7:1 for residential floor space and 0.3:1 commercial floor space. The commercial floor space can be achieved as a bonus. The requested changes provide for development that is viable and allow the provision of: - A rear lane dedicated to Council. - Parking access and service docks. - Residential lobby and access. - Deep soil planting to street frontage. - Communal open space. Additional residential in the B6 zone is not supported as it is contrary to the intent of the zone which is to promote businesses and encourage bulky goods. Preliminary findings of the work being undertaken by HillPDA (for the South Subregional Plan) is that there is currently a demand for bulky goods sites in the South Subregion. No further investigation will be undertaken in respect to the request at this time. 16

(Enterprise Corridor) - Requests 251 Princes Highway, Carlton and 71 73 Jubilee Avenue, Carlton continued Recommendation Proceed with proposed changes to zoning, height, FSR and B6 Enterprise Corridor provisions limiting residential development to 65% of the total floor area for Nos 251 Princes Highway & 71-73 Jubilee Avenue, Carlton as exhibited in the Planning Proposal. 17

(Enterprise Corridor) - Requests Petition signed by: 31, 32, 33 & 34 O Meara Street, 287-293 Princes Highway, Carlton The petition requests that the commercial component proposed in the B6 zone be reduced to allow more residential floor space. Request to also increase the FSR from 2:1 to 2.5:1 to ensure an economically viable development for residents and developers. Additional residential in the B6 zone is not supported as it is contrary to the intent of the zone which is to promote businesses and encourage bulky goods. Preliminary findings of the work being undertaken by HillPDA (for the South Subregional Plan) is that there is currently a demand for bulky goods sites in the South Subregion. No further investigation will be undertaken in respect to the request at this time. 18

(Enterprise Corridor) - Requests Petition signed by: 31, 32, 33 & 34 O Meara Street, 287-293 Princes Highway, Carlton continued Recommendation Proceed with proposed changes to zoning, height, FSR and B6 Enterprise Corridor provisions limiting residential development to 65% of the total floor area for Nos 31-33 O Meara Street & 287-293 Princes Highway, Carlton as exhibited in the Planning Proposal. Proceed with proposed zoning, height and FSR for Nos 32-34 O Meara Street, Carlton, as exhibited in the Planning Proposal. 19

(Enterprise Corridor) - Requests 124 Princes Highway, Beverley Park (St George Leagues Club) Request by AE Design Partnership on behalf of the owners of St George Leagues Club objecting to the inclusion of FSR controls for the site. Request that FSR be deferred. Justification - Risk that adopting an FSR of 0.55:1 could preclude the club from expanding operations. The St George Leagues Club enjoys existing use rights and it is likely that any future redevelopment of the site would be considered as a separate Planning Proposal. The proposed FSR and height controls would not preclude any alterations or additions to the existing club building. No further investigation will be undertaken in respect to the request at this time. Recommendation Proceed with proposed zoning, height and FSR for No 124 Princes Highway, Beverley Park as exhibited in the Planning Proposal. 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. 20

(Jubilee Avenue) Rezone from R2 Low Density Residential to B1 Neighbourhood Centre Existing Zoning Map (R2 Low Density Residential) Proposed Zoning Map (B1 Neighbourhood Centre) 21

(Jubilee Avenue) Height limit of 9m and FSR of 1:1. Proposed Height of Buildings Map Proposed Floor Space Ratio Map 22

(Jubilee Avenue) The subject sites currently contain shops and residential uses. The B1 zone legitimises the existing uses. Proposed to retain low density scale for this Precinct height 9m and FSR 1:1. Recommendation Proceed with proposed changes to zoning, height and FSR for the Carlton Precinct (Jubilee Avenue) as exhibited in the Planning Proposal. 23

Princes Highway Centre Rezone from B1 Neighbourhood Centre to B2 Local Centre Rezone from R2 Low Density Residential to B2 Local Centre and R3 Medium Density Residential Existing Zoning Map (B1 Neighbourhood Centre and R2 Low Density Residential) Proposed Zoning Map (B2 Local Centre and R3 Medium Density Residential) 24

Princes Highway Centre Increase height to 9m 21m and FSR to 1:1 2.5:1. Proposed Height of Buildings Map Proposed Floor Space Ratio Map 25

(Princes Hwy Centre) Submission Overview 26

(Princes Highway Centre) Submission Summary - Top Issues 1. Traffic and Parking: - Inadequate public transport along Princes Highway. - Congestion on local streets. - Increase in traffic volume on Princes Highway and side streets. - No traffic study has been prepared. 2. Proposed height excessive: - The height and scale of development is excessive and not suitable for the area. - The height of development will create detrimental amenity impacts to neighbouring properties such as loss of sunlight, privacy, views and quality of life. - Height limits will decrease property prices. 27

(Princes Highway Centre) Submission Summary - Top Issues continued 3. Lack of access to public transport: - The precinct is not within walking distance to train stations. - Bus services in the area are inadequate. 4. Streetscape and character: - Out of context with the surrounding low density development - Transition to adjoining low density residential development. - Changes do not maintain or enhance the neighbourhood character. 28

(Princes Highway Centre) Block 1 Rezoning of western side of Highway, between Westbourne Street and Plant Street Proposed to be rezoned from B1 Neighbourhood Centre to B2 Local Centre. Height 21m and FSR 2.5:1. Current height is 12.2m. Significant number of submissions objecting to the bulk and scale of the proposed development along this strip. Issues around the impact of buildings on the low density development (R2) to the rear. No physical separation (no laneway access currently to the rear of these properties). Detailed design controls should be developed for this Precinct to address the transition of development to the rear of sites adjoining the R2 zone, along with identifying opportunities for creating rear lane access. Recommendation Proceed with proposed changes to zoning, height and FSR for the - Princes Highway Centre (Block 1) as exhibited in the Planning Proposal. Consider requirements for height and setback to provide an appropriate transition to the R2 zone to the rear of sites as part of the preparation of the DCP controls for the Princes Highway Centre. 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. 29

(Princes Highway Centre) Block 2 Rezoning of eastern side of Highway, between Stubbs Street and Lacey Street Majority of the block is already zoned R3. Strip fronting John Street, between Wyuna Street and Lacey Street is proposed to be rezoned from R2 to R3. Proposed height is 21m stepping to 9m fronting John Street and proposed FSR 2:1. Current height of the existing R3 zone is 9m. Current controls for townhouse development are not viable. Submissions from owners of sites proposed to be rezoned support the changes, with the exception of 9m height. Submissions from opposite site of John Street and surrounding streets are concerned with the impact of the change of character on the low density development. Split in height for sites fronting John Street residents of affected properties are concerned that the sites fronting the Highway will be developed and the sites fronting John Street will not impact will be 21m building on their boundary, which will have significant impacts on viable yield due to SEPP 65 separation requirements and the proposed 9m height limit. It is considered that this is a valid concern. 30

(Princes Highway Centre) Block 2 continued Option to review the height for the block fronting Wyuna/John Streets to apply 21m to the whole block and develop detailed DCP controls for the block to ensure that there is an appropriate transition to the low density development on the other side of John Street. The detailed design controls could be more specific in identifying the outcome in terms of design and height that is required to be achieved. Recommendation Proceed with proposed changes to zoning and FSR for the block bounded by Princes Highway, Stubbs Street, Wyuna Street and Lacey Street, Kogarah Bay as exhibited in the Planning Proposal. Amend the Height of Buildings Map for Nos 1 21 Wyuna Street and 6 Lacey Street, Kogarah Bay to 21m so that the proposed 21m height limit applies to the entire block. Consider specific design and height requirements to provide an appropriate transition to the R2 zone on the opposite side of John & Wyuna Street and retain the two storey setback as part of the preparation of the DCP controls for the Princes Highway Centre. 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. 31

(Princes Highway Centre) - Requests 71 Francis Street, Carlton Request by owner to rezone site (2 lots) from R2 to B6 Enterprise Corridor to allow for a laneway to separate the commercial zoning from the low density housing. Reason - would allow greater setback, larger underground car park and commercial floor space. Approximate site area is 900m 2. Site is large enough to be redeveloped as a dual occupancy development. Consideration of such a change would necessitate reexhibition of the PP. Request to rezone No 71 Francis Street not supported. Advise owners accordingly. Recommendation Proceed with proposed zoning, height and FSR for No 71 Francis Street, Carlton as exhibited in the Planning Proposal. 32

(Princes Highway Centre) - Requests 399 403 Princes Highway, Carlton Request by owner to increase height from 15m to 17m and FSR from 1.5:1 to 1.75:1 No specific justification for proposed increase. Considerable review of the controls for this site have been previously undertaken and it is considered that the proposed height and density as exhibited is appropriate for the subject site and provides an appropriate transition to the low density development to the rear, fronting Plant Street. Request to increase height and FSR not supported. Advise owners accordingly. Recommendation Proceed with proposed changes to zoning, height and FSR for Nos 399-403 Princes Highway, Carlton as exhibited in the Planning Proposal. 33

(Princes Highway Centre) - Requests Nos 190 202 & 206 216 Princes Highway, 5, 9, 13 John Street & 70-72 Park Road, 1-3 & 2-6 Lacey Street, Kogarah Bay Request by owners to increase FSR for the entire block from 2:1 to 2.7:1 (as a minimum). This request is based on permissible building envelope and site coverage controls under the current DCP. Apply the 21m height requirement to properties fronting John Street (no split height). It is requested that the site requires creation of a site specific DCP or a new precinct in the DCP. It is recommended that the 9m height limit fronting John Street be deleted and the 21m height limit be applied to the entire site. Total site area approximately 13,300m 2. 34

(Princes Highway Centre) Recommendation Proceed with proposed changes to zoning, height and FSR for Nos 190-194, 198, 204, 208-212 & 216 Princes Highway, Kogarah Bay as exhibited in the Planning Proposal. Proceed with proposed zoning and FSR for Nos 5 John Street, 70-72 Park Road, 1-3 and 2-6 Lacey Street, Kogarah Bay as exhibited in the Planning Proposal. Amend the Height of Buildings Map for Nos 5 Lacey Street, 1 13 John Street and 72 Park Road, Kogarah Bay to 21m so that the proposed 21m height limit applies to the entire block. Consider specific design and height requirements to provide an appropriate transition to the R2 zone on the eastern side of John & Wyuna Street and incorporate a two storey setback as part of the preparation of the DCP controls for the Carlton Precinct Princes Highway Centre. 35

(Princes Highway Centre) - Requests 1-21 Wyuna Street & 2-6 Lacey Street, Beverley Park Request to apply the 21m height requirement to all properties fronting Wyuna and Lacey Streets. A 9m height limit discourages amalgamation of sites in John Street with Princes Highway sites. Question as to how the 9m setback measured (arbitrary line on map). Impact of 21m on sites fronting John Street if they are not required to be amalgamated with sites fronting Princes Highway. Considered to be a valid concern. Intention of 9m height fronting John Street was to ensure that a two storey setback was maintained along the John Street and Wyuna Street frontage R2 on other side of the street. Option is to review the height for the block fronting Wyuna/John Street to apply 21m to the whole of the block and develop detailed DCP controls for the Block to ensure that there is an appropriate transition to the low density development on the other side of John Street. 36

(Princes Highway Centre) - Requests 1-21 Wyuna Street & 2-6 Lacey Street, Beverley Park continued The detailed design controls could be more specific in identifying the outcome in terms of design and height that is required to be achieved. Recommendation Proceed with proposed changes to zoning and FSR for Nos 1-21 Wyuna Street and Nos 2-6 Lacey Street, Beverley Park as exhibited in the Planning Proposal. Amend the Height of Buildings Map for Nos 1 21 Wyuna Street and 6 Lacey Street, Kogarah Bay to 21m so that the proposed 21m height limit applies to the entire block. Consider specific design and height requirements to provide an appropriate transition to the R2 zone on the eastern side of John & Wyuna Streets and incorporate a two storey setback as part of the preparation of the DCP controls for the Princes Highway Centre. 37

(Railway Parade) No change proposed to existing B2 Local Centre and R3 Medium Density Residential zoning. Existing Zoning Map no change 38

(Railway Parade) Increase in height to 15m and 21m and FSR between 1.5:1 and 2.5:1 Proposed Height of Buildings Map Proposed Floor Space Ratio Map 39

(Railway Parade) Submission Overview 40

(Railway Parade) Submission Summary - Top Issues 1. Impact of increase in density on parking in the local streets. 2. Currently, parking is limited in local streets. Additional on street parking demand since the introduction of amended train timetables and increase in City services from Allawah and Carlton stations. Recommendation Proceed with proposed changes to height and FSR for the (Railway Parade) as exhibited in the Planning Proposal. 41

(Railway Parade) - Requests 308-310 Railway Parade, 2-8 Jubilee Avenue, 336-338 Railway Parade, Carlton Request by the owner of No. 308-310 Railway Parade to consider increasing the height limit from 21m to 30m and a corresponding increase in FSR. Proposed FSR is 2.5:1. No justification provided for increase in height and density. Further detailed analysis could be undertaken with respect to FSR controls for the Precinct, as a separate PP. Advise owners accordingly. Recommendation Proceed with proposed changes to zoning, height and FSR for Nos 308-301 Railway Parade, 2-8 Jubilee Avenue, 336-338 Railway Parade, Carlton as exhibited in the Planning Proposal. 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. 42

(Railway Parade) - Requests Nos 318, 322, 324, 328 & 330 Railway Parade, Carlton Request by owners to increase the FSR from 2.5:1 to 3:1. No request to change existing B2 Local Centre zoning or 21m height limit. No justification or reason for proposed increase in FSR. Consideration of such a change would necessitate reexhibition of PP. Further detailed analysis could be undertaken with respect to FSR controls for the Precinct, as a separate PP. Advise owners accordingly. Recommendation Proceed with proposed changes to zoning, height and FSR for Nos 318, 322, 324 & 330 Railway Parade, Carlton as exhibited in Planning Proposal. 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. 43