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Belmore Station PrecinctSydenham to Bankstown Urban Renewal Corridor Strategy

CHAPTER 8

Sydenham to Bankstown Urban Renewal Corridor Strategy Belmore © SaltyDingo 2016Sydenham to Bankstown Urban Renewal Corridor Strategy

Belmore 1

CONTENTS

Cover image: Belmore © SaltyDingo 2016

To view an electronic version in PDF format, visit www.planning.nsw.gov.au

© Crown Copyright 2017 Department of Planning and Environment Printed June 2017

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You are required to acknowledge that the material is provided by the Department or the owner of the copyright as indicated in this document and to include this copyright notice and disclaimer in any copy. You are also required to acknowledge the author (the Department of Planning and Environment) of the material as indicated in this document.

Contents 1

Executive Summary 2

1 Introduction 4

1.1 Introduction 4

1.2 Character and context 4

2 Development of the draft Strategy 6

3 What we’ve heard 8

3.1 Community feedback 8

3.2 Council feedback 10

3.3 Community workshops 10

4 Developing the revised Strategy 12

4.1 CM+ design review 12

4.2 Architectural design review 13

4.3 Employment lands analysis 14

4.4 Heritage investigations 15

5 Key considerations 16

5.1 Corridor-wide issues 16

5.2 Precinct-level issues 19

5.3 What’s changed from draft Strategy 21

6 The revised Strategy 22

6.1 Vision 22

6.2 Strategic intent 22

6.3 Built form typology in the Belmore Station Precinct 24

6.4 Revised forecasts 25

6.5 Change from current planning framework 26

7 Actions 28

8 Infrastructure 30

9 Implementation 33

9.1 Finalisation of the Strategy 33

9.2 Planning pathways 33

DRAFT FOR APPROVAL

02/06/2017

2 Sydenham to Bankstown Urban Renewal Corridor Strategy

The Sydenham to Bankstown Draft Urban Renewal Corridor Strategy was exhibited between October 2015 and February 2016. The proposals for areas of increased housing densities around train stations that will become part of the new Sydney Metro generated significant community and stakeholder interest resulting in over 1,800 submissions on the Strategy.

The key issues raised in regards to the Belmore Station Precinct were:

●● The protection of Belmore’s quiet suburban character;

●● Concern about the design and quality of new development;

●● Support for development and requests for increased height and density controls on specific sites;

●● Concerns about traffic congestion and insufficient parking including a desire to retain commuter parking;

●● Support for transport upgrades;

●● Requests for more services and infrastructure to support growth;

●● Support for increased housing diversity in the Belmore Station Precinct; and

●● Requests for more information about the implementation process to help property owners plan for the future.

During the course of 2016, a detailed review of the Strategy was undertaken considering issues raised in submissions. This included a community design workshop in May 2016, architect and urban design reviews and a heritage study.

The revised Strategy has been updated to include:

●● Proposed public domain improvements, including new through-site links, urban plazas and public recreation areas;

●● Identify areas where employment density could be increased;

●● Reducing the density proposed in areas north of the rail line to medium rise housing;

●● Designating areas to the south of Belmore Sportsground for medium rise; and

●● Options for better pedestrian and cycle connections across the corridor including connections to regional open space.

The vision for the Belmore Station Precinct is:

●● Burwood Road will continue to be a vibrant, popular eat street;

●● Belmore Sportsground will be better connected to the station via a potential linear park along the rail corridor. Open space around the sportsground will be upgraded;

●● New apartment development will deliver improved streetscapes, new pedestrian connections and more green and urban open space; and

●● Belmore Station will be connected to neighbouring Campsie and Lakemba Station Precincts via improved streets, shared pedestrian and cycle paths and potential linear parks along the rail line.

The proposed changes to the land uses and built form controls in the Belmore Station Precinct will provide for 3000 additional dwellings to be constructed in the precinct by 2036.

EXECUTIVE SUMMARY

The following actions for the Belmore Station Precinct will commence in the next 12 months:

Design of the GreenWay South WestDPE is preparing a concept landscape masterplan for a shared pedestrian and cycle link and linear park should surplus rail land become available.

Public Domain and Station Access PlansSydney Metro are preparing a Public Domain and Station Access Plan for improved station design, accessibility and interchange with other modes of transport. The new metro station at Belmore will provide improved pedestrian and bicycle access.

Finalisation of the Strategy and Local Planning DirectionDPE will finalise the Strategy including a local planning direction (a Section 117 Direction) to ensure that future residential development across the corridor is consistent with the Strategy.

Special Infrastructure ContributionDPE is preparing a draft Special Infrastructure Contribution plan (SIC) to identify the regional infrastructure improvements required to support growth in the corridor. The SIC levy will fund a range of community, transport and open space infrastructure.

Planning for SchoolsThe Department of Education will identify locations for new or expanded schools within the corridor based on the growth proposed in the Strategy.

Precinct Support Scheme FundingDPE will provide funding to Councils through the Precinct Support Scheme to improve amenity and infrastructure within the corridor.

Canterbury Road ReviewA review of planning controls along Canterbury Road has commenced and is expected to be concluded this year.

Priority Precinct RezoningDPE will work with Council to determine areas in the precinct to be prioritised for rezoning.

Belmore 3

EXECUTIVE SUMMARY

FIGURE 1: THE REVISED LAND USE PLAN – BELMORE STATION PRECINCT

800m

400m

800m

400m

800m

400m

BRANDON AVENUE

OXF

ORD

AVE

NU

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PUNCHBOWL ROAD

THE BOULEVARDE

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VIOLA STREET

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LIND

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HILLCREST STREET

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LAKEMBA STREET

LAKEMBA STREET

GILLIES STREET DENN

IS STREET

QUIG

G STREET

CROYDO

N STREET

SPROULE STREET

ERNEST STREET

HALDO

N STREET

ONEATA STREET

MYEE STREET

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G STREET

HALDO

N STREET

MO

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STREET

MO

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STREET

THE BOULEVARDE RAILWAY PARADE

HAM

DEN RO

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NG

ROAD

BENARO

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PUNCHBOWL R

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PUNCHBOWL R

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TAYLOR STREET

CHALMERS STREET

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S STREET

CROYDO

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YANGOORA ROAD

YANGOORA ROAD

THE BOULEVARDE

RAILWAY PARADE

BRIDGE ROAD

COLLINS STREET LEYLANDS PARADE

YORK STREET

CHALMERS STREET

CANTERBURY ROAD

WILSON AVENUE

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D STREET

ANDERSO

N STREET

SHARP STREET

SHARP STREET

WAVERLEY STREET

TUDOR STREET

PLIMSOLL STREET

COBDEN STREET

RYDGE STREET

EDISON STREET

EDISON STREET

REGINALD AVENUE

BURWO

OD RO

AD

REDMAN PARADE

ST CLAIR STREET

SUDBURY STREET

CECILIA STREET

PASSEY AVENUE

HALL STREET

CLEARY AVENUE

BELMO

RE AVENUEPEEL STREET

CHAPEL STREET

CHAPEL STREET

BENARO

ON

ROAD

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ON

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PEEL STREET

YANGOORA ROAD

YANGOORA ROAD

OXFO

RD STREET

OXFO

RD STREET

BRAND STREET

BRAND STREET

LAKEMBA STREET KENNEDY AVENUE

ALLAN AVENUE

MINNIE STREET

HUGH STREET

KNOX STREET

LUCERNE STREET

BURWO

OD RO

AD

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OD RO

AD

BURWO

OD RO

AD

PAXTON AVENUE

ETELA STREET

ISABEL STREET

BENARO

ON

ROAD

GLADSTONE STREET

MYALL STREET

ACACIA STREET

CLISSOLD PARADE

BELLOMBI STREET

FREDERICK STREET

NORTH PARADE SOUTH PARADE

EVALINE STREET

CLAREMONT STREET

AMY STREET

ANZAC MALL

HILL STREET

CLAREMONT STREET

HILL STREET

CANTERBURY ROAD

EIGHTH AVENUE

SEVENTH AVENUE

SEVENTH AVENUE

BROW

NIN

G STREET

SHAKESPEARE STREET

NINTH AVENUE

CAMPSIE STREET

WILFRED AVENUE

WILFRED AVENUE

ANZAC SQUARE

CARRINGTON SQM

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STAN

LEY STREET

ORISSA STREET

ORISSA STREET

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THO

RNCRAFT PARADE

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RNCRAFT PARADE

MCKERN STREET

BEAUMONT STREET

LOCH

STREET

LOCH

STREET

LOCH

STREET

LOCH

STREET

LOFTUS STREET

LOFTUS STREET

BEAM

ISH STREET

BEAM

ISH

HARO

LD STREET

DUKE STREET

PARK STREET

GO

ULD STREET

UNARA STREET

PERRY STREET

REDMAN STREET

SOUTH PARADE

STAN

LEY STREET

PARK STREET

UNARA STREET

REDMAN STREET

BRIGHTON AVENUE

DRYD

EN STREET

BURNS STREET

SHELLEY STREET

BYRON STREETBYRON STREET

MO

ORE STREET

COW

PER STREET

SIXTH AVEN

UE

FIFTH AVEN

UE

FOU

RTH AVEN

UE

THIRD

AVENU

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ND

AVENU

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SECO

ND

AVENU

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FIRST AVENU

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FIRST AVENU

E

BRUCE AVENUE

ALBERT STREET

OMAHA STREET

BALTIMO

RE STREET

LINCO

LN STREET

STREET

HIGH STREET

CANTERBURY ROAD

CANTERB

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AD

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ET

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MELF

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STREET

HUTTON STREET

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BERNA STREET

CANTON STREET

HOWARD STREET

HIGH STREET

IVY STREET

EMU STREET

WARATAH STREET

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NG

A STREET

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NG

A STREET

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WAIRO

A STRE

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NAPIER STREETNAPIER STREET

CHARLES STREET

BROUGHTO

N STREET

ROBERT STREET

JOHN STREET

JOHN STREET

MIN

TER

STRE

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MIN

TER

STRE

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CLOSE STREETCLOSE STREET

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KING STREET

FREDERICK ST

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MARCIA STREET

WALLACE AVENUE

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THE AVENUE

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GOWER STREET

COMMONS STREETCOMMONS STREET

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STR

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ACTON STREET

KILBRIDE STREET

HURLSTONE AVENUE

FLOSS STREETFLOSS STREET

FOO

RD A

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FOO

RD A

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KEIR AVENUEKEIR AVENUE

HURLSTONE AVENUE

TENNYSON STREET

RIVERSID

E CRESCENT

WARDELL ROAD

DIBBLE AVENUE

RIVERSIDE CRESCENT

EWART STREET

BRUCE STREET

BRUCE STREET

BAYLEY STREET

WICKS AVENUE

DUDLEY STREET

DUDLEY STREET

SCHOOL PARADE

WARDELL

ROAD

CANONBURY

GROVE

KEITH STREET

MACARTHUR PA

RADE

LIVIN

GSTONE ROAD

LIVIN

GSTONE ROAD

HOLLANDS AVENUE

ROBERT STREET

DAVID ST

REET

MARRICKVILLE ROAD

THE PARADETHE PARADE

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HERCULES STREET

HERCULES STREET

BEACH ROAD

BEACH ROAD

DURHAM STREET

DURHAM STREET MARRICKVILLE ROAD

PINE STREET

LOFTUS STREET M

ARRICKVILLE ROAD

LOFTUS STREET

JERSEY STREET

JERSEY STREET

SCHWEBEL STREETHARRIET STREET

RUBY STREET

GROVE STREET

WARREN ROADRENWICK STREET

LEOFRENE AVENUE

CHARLOTT

E AVEN

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E STR

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LIVIN

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CARRIN

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ARTHUR STREET

ARTHUR STREET

FRANCIS STREET

ANN STREET

ILLAW

ARRA ROAD

MONCUR STREET

MONCUR STREET

CHURCH STREET

CHURCH STREET

GREENBANK STREET

GREENBANK STREET

MYRTLE STREET

MYRTLE STREET

PETE

RSH

AM

RO

AD

PETE

RSH

AM

RO

AD

FLETC

HER STR

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LIVIN

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MARRICKVILLE ROAD

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STRE

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TREE

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GARNERS

AVENUE

DESPOIN

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STREET

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SYDENHAM ROAD

NORTH

COTE ST

STANLEY STREET

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ALD ST

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RAILWAY PARADE

BUCKLEY STR

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BARCLA

Y STREET

SYDNEY STR

EET

SYDNEY STR

EET

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CENT S

TREE

T

VICTO

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AD

SYDENHAM ROAD

FAVERSHAM

STREET

SAYWELL STREET

LILIAN FOWLER PLACE

CADOGAN STREET

CADOGAN STREETSLO

ANE STREET

SLOANE STREET

SHIRLOW STREET

SHIRLOW STREETGARDEN STREET

GEORGE STREETFREDERICK STREET

HENRY STREET

HENRY STREET

PARK ROAD

SAMUEL STREET

ROBERT STREET

SILVER STREET

EDINBURGH ROAD

EDINBURGH ROAD

FOREMAN STREET

FOREMAN STREET

FITZROY STREET

HO

PETO

UN

STR

EET

FITZROY STREET

SydenhamSydenham

MarrickvilleMarrickville

Dulwich HillDulwich HillHurlstone ParkHurlstone Park

CanterburyCanterbury

BelmoreBelmore

LakembaLakemba

Wiley ParkWiley Park

BankstownBankstown

Dulwich GroveDulwich Grove

ArlingtonArlington

CampsieCampsie

PunchbowlPunchbowl

ShoppingCentre

School

School

School

Fraser Park

Wicks Park

Tillman Park

School

School

School

School

School

School

Church

School

Fire station & Townhall

School

School

School

Mackey Park

Gough Whitlam Park

McNeilly Park

Marrickville Golf Club


Canterbury Park

Tasker Park

School

School

School

Canterbury Park RacecourseCanterbury Park RacecourseCanterbury Park RacecourseCanterbury Park Racecourse

Ewen Park

Beaman Park

Church

Civic

School

School

School

BankstownMemorial Park

School

School

School

School

School

School

Punchbowl Park

School

School

Library

School

School

School

School

School

Wiley Park

School

School

School

Police

School

Canterbury Hospital

School

Church

Belmore Sportsground Railway line and station

Precinct boundary

400m and 800m walking catchment

Public recreation

Schools and community facilities

Industrial areas

Low rise housing

Medium rise housing

Medium-high rise housing

Business / enterprise

High rise and/or mixed use

Main street shop top housing

Transition edges

Belmore Sportsground

Canterbury Road Review

Potential urban plaza

New or enhanced public open space

Existing / recommended cycle route

New streets or pedestrian connections


1INTRODUCTION

1.1 IntroductionThis chapter builds on the themes and visions developed for the revised Sydenham to Bankstown Urban Renewal Corridor Strategy and looks specifically at the Belmore Station Precinct. The introduction of the Sydney Metro will provide the opportunity for additional homes near the station but this will be balanced with retaining existing areas of community value.

This chapter will provide a summary of the issues raised during community and stakeholder consultation along with some of the findings of the independent review carried out by CM+ and an architectural review by Tyrrell Studio.

A revised vision statement and land use plan is presented along with updated housing and employment forecast data showing how the proposed changes will deliver new homes and jobs. Finally the chapter will conclude with a schedule of the infrastructure required in Belmore to support this growth and the key actions for the Strategy to be implemented.

FIGURE 3: BELMORE SPORTSGROUND

Source: © SaltyDingo 2016

FIGURE 2: CANTERBURY HOSPITAL


Canterbury Hospital is just outside the precinct in neighbouring Campsie Station Precinct. The adjoining Campsie Station Precinct has been identified as a district centre in the draft South District Plan released in November 2016. Campsie has other amenities including a library, civic centre and large format retail which are all accessible from the Belmore Station Precinct.

The current built environment character in Belmore can generally be described as detached single storey dwellings on traditional suburban lots. Some streets within the Belmore Station Precinct have a Federation and Inter-war period dwelling character. Elsewhere the walk up flats, villa units and town houses break up the single dwelling character. Burwood Road

1.2 Character and contextThe Belmore Station Precinct is located within the Canterbury-Bankstown Council Local Government Area and is approximately 13km from the Sydney CBD. The precinct borders the suburbs of Belfield to the north, Campsie to the west, Lakemba to the east and Roselands and Clemton Park to the south. The boundary of the station precinct is based on a radius of 400 to 800m from Belmore Station, which represents a 5 to 10 minute walking trip.

Belmore is home to the Canterbury Bulldogs NRL team. The team’s home ground is the Belmore Sportsground and the team have a Club on a large site behind the Burwood Road shops between Bridge Road and Collins Street.

Belmore 5

SECTION 1: INTRODUCTION

FIGURE 4: EXISTING CHARACTER


CAMPSIECAMPSIE

LAKEMBALAKEMBA

CAMPSIECAMPSIE

LAKEMBALAKEMBA

BELMOREBELMORE

9

10

117

3

15

2

6

48

FIGURE 5: CONTEXT MAP

1 Belmore Sportsground

2 Peter Moore Fields

3 Terry Lamb Reserve

4 Belmore Bowling Club

5 Belmore Youth and Resource Centre

6 Canterbury Leagues Club

7 PCYC Belmore

8 Burwood Road Retail Strip

9 Belmore North Public School

10 Belmore Boys High School

11 Peel Street Reserve

contains a selection of fine grain local shops including a number of restaurants and cafes. Many of the shop fronts have been modernised to maximise ground floor retail opportunities.

Heritage items in the Belmore Station Precinct include two groups of houses at 35, 37 and 39 Isabel Street and houses at 2-18 Lakemba Street. Single houses at 12 Oxford Street and 52 Albert Street and the White Bakery House building at 2 Wilson Avenue are also protected heritage items. There are several heritage items along Burwood Road including the Station, community facilities at Redman Parade and shops at

370, 481 and 543 Burwood Road. Other individual heritage items include an industrial building at 104 Lakemba Street. There are currently no protected Heritage Conservation Areas within the Station Precinct.


2DEVELOPMENT OF THE STRATEGY

To inform the draft Strategy, an opportunities and constraints analysis was undertaken by JBA and identified areas (labelled A to D in Figure 6) as having the most renewal potential and for further investigation within the Belmore Station Precinct.

Area A was identified for its potential for greater heights subject to maintaining the existing fine grain streetscape character along Burwood Road. Area B applied to the existing industrial precinct with the prospect to consider an alternative land use and density. Area C was identified as an opportunity to intensify areas surrounding the retail spine along Burwood Road. Taller heights would focus around Belmore Station, transitioning to lower heights. Area D was identified for greater residential density of a low-rise scale (three to six storeys). This would take advantage of existing amenity from Belmore Sportsground and proximity to both Belmore and Campsie Centres.

The draft Strategy designated shop top housing along Burwood Road, which is largely consistent with existing local planning controls. The shop top housing designation was extended north from Station Road to Lakemba Street and for sites along Burwood Road between Leylands Parade and Canterbury Road where the existing controls did not already permit it.

High rise mixed use areas over nine storeys and above were proposed around the station, including the Canterbury Leagues Club. Increased housing densities were also proposed for much of land between Lakemba Street and Canterbury Road following the principle of a 400 to 800m walking catchment from the station.

School

School

Library

School

School

School

School

School

Wiley Park

School

School

School

Police

School

Canterbury Hospital

School

Church


A

C

B

D

D

800m

400m

BelmoreBelmoreRAILWAY PARADE

BRIDGE ROAD


YORK STREET

CHALMERS STREET

CANTERBURY ROAD

WILSON AVENUE

BURW

OO

D RO

AD

SHARP STREET

WAVERLEY STREET

TUDOR STREET

PLIMSOLL STREET

COBDEN STREET

RYDGE STREET

EDISON STREET

REGINALD AVENUE

BURWO

OD RO

AD

REDMAN PARADE

ST CLAIR STREET

SUDBURY STREET

CECILIA STREET

PASSEY AVENUE

HALL STREET

CLEARY AVENUE

BELMO


CHAPEL STREET

BENARO

ON

ROAD

DRUMM

ON

D STREET

ANDERSO

N STREET

PEEL STREET

YANGOORA ROAD

OXFO

RD STREET

BRAND STREET


ALLAN AVENUE

MINNIE STREET

HUGH STREET

KNOX STREET

LUCERNE STREET

BURWO

OD RO

AD

PAXTON AVENUE

ETELA STREET

ISABEL STREET

BENARO

ON

ROAD

GLADSTONE STREET

MYALL STREET

ACACIA STREET

FIGURE 6: POTENTIAL RENEWAL AREAS

Source: © JBA, 2015

Railway line & station

Legend

Potential Renewal Areas

Precinct boundary

400m & 800m Radius

Public open space

Schools & community facilities

Area A

Area B

Area C

Area D

ANEF contours

Strata

Area E

Area F


35

Belmore 7

SECTION 2: DEVELOPMENT OF THE STRATEGY

FIGURE 7: DRAFT LAND USE STRATEGY (OCTOBER 2015)

School

School


School

School

Canterbury Hospital

RAILWAY PARADE

BRIDGE ROAD

COLLINS STREET

LEYLANDS PARADE

YORK STREET

CHALMERS STREET

CANTERBURY ROAD

WILSON AVENUE

CHA

PEL STREET

BU

RW

OO

D R

OA

D

DRU

MM

ON

D STREET

AN

DERSO

N STREET

SHA

RP STREET

WA

VERLEY STREET

TUD

OR STREET

THO

RNCRA

FT PARA

DE

PLIMSOLL STREET

COBDEN STREET

RYDGE STREET

EDISON STREET

REGINALD AVENUE

FORBES AVENUE

CHAPEL LANE

NELSO

N A

VENU

E

BURW

OO

D RO

AD

REDMAN PARADE

ST CLAIR STREET

SUD

BURY STREET

CECILIA STREET

PAS

SEY

AV

ENU

E

HA

LL STR

EET

LOFTU

S S

TREET

CLEA

RY

AV

ENU

EBELM

OR

E AV

ENU

EPEEL STR

EET

OX

FOR

D S

TREET

BR

AN

D S

TREET

LAKEMBA STREET

KENNEDY AVENUE

ALLAN AVENUE

YANGOORA ROAD

MINNIE STREET

HUGH STREET

KNOX STREET

LUCERNE STREET

BURW

OO

D RO

AD

BRUCE AVENUE

PAXTON AVENUE

ETELA STREET

ISABEL STREET

BEN

AR

OO

N R

OA

D

GLADSTONE STREET M

YALL STREET

ACA

CIA STREET

WORTLEY AVENUE

BELMOREBELMORE

CAMPSIECAMPSIE

LAKEMBALAKEMBA


Precinct boundary

LGA boundary


Main roads

Single dwelling areas

Low rise housing

Medium rise housing

Medium -high rise housing

High rise and mixed use


Mixed use enterprise corridor

Public open space


Potential urban plazas


Existing cycle route

Recommended cycle route


Source: © JBA, 2015


FIGURE 8: COMMUNITY MEMBERS IN BELMORE

Source: © SaltyDingo, 2016

3WHAT WE’VE HEARD

3.1 Community feedbackThe draft Strategy was publicly exhibited from 14 October 2015 to 7 February 2016. Over 1,800 submissions were received of which 45 related to the Belmore Station Precinct.

The key issues raised included:

●● Concern about loss of valued suburban neighbourhood character including consistent ‘family-oriented’ single dwelling character, current architecture (post war or Federation homes) and consistent gardens (front and rear);

●● Opposition to rezoning of Bridge Road, Belmore Street, Oxford Street and of the Belmore Police Boys Club;

●● General support for redevelopment and renewal in Belmore;

●● Support for changes that allow different types of housing in Belmore so that people can stay in the area as their housing needs change;

●● Concerns about the quality of new development and potential negative amenity impacts on adjoining properties;

●● Concerns about the criteria used to apply rezoning and designation of areas for medium rise beyond 400m of the station;

●● Support for improved transport services and interchange;

●● Support for the expanded GreenWay;

●● Concerns about transport options when the train line is closed during Metro construction;

●● Concerns about traffic congestion and increased demand for parking;

●● Requests for more community amenities including community hall, child care, schools hospitals and parks, and upgrades to Belmore Sports Ground and Terry Lamb Reserve;

●● Requests for improved public realm amenity and accessibility including new footpaths and more safe crossings; and

●● Requests for more detailed plans to deliver new jobs.

A number of submissions proposed sites where redevelopment could be considered as part of the Strategy or where additional development potential could be investigated, such as:

●● A group of individual owners supported height limits in excess of eight storeys with a nominated a preferred floor space ratio (FSR) of 5.1:1 and the designation of mixed use on Cleary Avenue;

●● A group of individual owners supported the Strategy seeking changes to the designation and the allocation of heights in excess of eight storeys on Leylands Parade and Acacia Street; and

●● A submission was also lodged on behalf of owners of a property on the south side of Canterbury Road and adjoining residential properties directly to the south on Liberty Street and Platts Avenue. This submission sought an increase to the heights to eight storeys.

Belmore 9

SECTION 3: WHAT WE’VE HEARD

FIGURE 9: BELMORE STREET ART



3.2 Council feedback The former City of Canterbury Council (now Canterbury Bankstown Council) made a submission and the key points raised included:

●● Provision and funding of the local infrastructure required to support the proposed densities;

●● Desire for additional open space in Belmore to meet additional demand as a result of increased density. Improvements to the bike network, better networks between open space, embellishment of streetscapes and smaller spaces was also noted as a means of improving open space provision;

●● The GreenWay South West (the proposed cycle and pedestrian path along the rail line) be funded by the State Government;

●● Provision of affordable housing as a key objective;

●● The need to consider existing heritage items within Belmore and apply appropriate controls to ensure their significance is not lost arising from the impact of higher densities;

●● Concern that the Strategy has not adequately addressed the South Sydney Regional Organisation of Councils (SSROC) Liveability Benchmarks for Central and Southern Sydney;

●● Concern that proposed increases to residential densities extend far into low density suburban neighbourhoods; and

●● Nomination of Belmore as a Priority Precinct.

3.3 Community workshopsIn May 2016 the Department undertook a series of six community workshops to provide further opportunities for community and land owner feedback. The combined Belmore/Campsie workshop involved 31 participants. The key issues raised were:

●● Many noted that they value the quiet suburban character of Belmore;

●● Most were keen to know that infrastructure would be provided to support future growth;

●● Many said that they would like to have a better retail offering in Belmore;

●● Buildings in excess of 12 storeys were too tall to integrate successfully into the Belmore context;

●● The importance of good design in order for new buildings to achieve a good fit with the existing character of the area. Good design was described as sympathetic to surrounding character, high quality, landscaped front setbacks, not homogenous and not like recent development in Canterbury;

●● Transitions between areas for housing change and areas of no change were also noted as important. In particular, landscaped setbacks and upper level setbacks were noted as important features for providing successful transitions between different typologies;

●● More open space was sought and it was noted that Belmore Sportsground is not publicly accessible and therefore did not contribute to available public open space in the area. There was also concern that the Council had ‘sold off’ pocket parks in the past;

●● Improved pedestrian and cycle connectivity was supported. Participants saw opportunities to provide new connections through areas proposed for renewal and supported the proposal for a continuous shared path along the corridor (the expanded GreenWay South West);

●● Most felt that underground parking was required for new development; and

●● Value capture (or value sharing, whereby development contributes to the cost of infrastructure and services) was widely supported.

Further details are provided in the Community Workshop Outcomes Report available on the Department’s website.


Belmore 11

FIGURE 10: COMMUNITY WORKSHOP RECOMMENDATIONS

Sydenham to Bankstown – Community Outcomes Workshop Report

School

School

School


Canterbury Hospital

School

RAILWAY PARADE

BRIDGE ROAD

COLLINS STREET

LEYLANDS PARADE

YORK STREET

CHALMERS STREET

CANTERBURY ROAD

WILSON AVENUE

CHA

PEL STREET

BU

RW

OO

D R

OA

D

DRU

MM

ON

D STREET

AN

DERSO

N STREET

SHA

RP STREET

WA

VERLEY STREET

TUD

OR STREET

THO

RNCRA

FT PARA

DE

PLIMSOLL STREET

COBDEN STREET

RYDGE STREET

EDISON STREET

REGINALD AVENUE

FORBES AVENUE

CHAPEL LANE

NELSO

N A

VENU

E

BURW

OO

D RO

AD

REDMAN PARADE

ST CLAIR STREET

SUD

BURY STREET

CEC

ILIA S

TREET

PAS

SEY

AV

ENU

E

HA

LL STR

EET

LOFTU

S S

TREET

CLEA

RY

AV

ENU

EBELM

OR

E AV

ENU

EPEEL STR

EET

OX

FOR

D S

TREET

BR

AN

D S

TREET

LAKEMBA STREET

KENNEDY AVENUE

ALLAN AVENUE

YANGOORA ROAD

MINNIE STREET

HUGH STREET

KNOX STREET

LUCERNE STREET

BURW

OO

D RO

AD

BRUCE AVENUE

PAXTON AVENUE

ETELA STREET

ISABEL STREET

BEN

AR

OO

N R

OA

D

GLADSTONE STREET

MYA

LL STREET

ACA

CIA STREET

WORTLEY AVENUE

BELMOREBELMORE

CAMPSIE

LAKEMBALAKEMBA

Consider flooding issues

Consider opportunities for key worker housing

Town centre should be better serviced by retail and additional social infrastructure

Consider heritage potential

Higher densities may be more appropriate along Canterbury Road

Improve safety of the underpass

Increase public access to Belmore Oval

Maintain solar access to the oval

Provide more open space in this area

Retain social housing

Strategy should acknowledge and retain heritage items including War Services homes

Focus development in the town centre and Canterbury Leagues Club

Retain Federation houses

Consider a bus lane on Canterbury Road

Improve the PCYC facility

Create a pedestrian only zone in Acacia Street

Consider improved pedestrian connections

Retain fig trees

Higher density housing should be focused close to station

Belmore - Workshop comments

Source: Elton, 2016



4DEVELOPING THE REVISED STRATEGY

A detailed review process was undertaken following the exhibition of the Strategy. A summary of the findings are provided below and the full reports can be found on the Department’s website.

4.1 CM+ design reviewConybeare Morrison (CM+) are a leading architectural and urban design practice with extensive experience in masterplanning, place making and urban transformation. DPE engaged CM+ to review the land use plans publicly exhibited and identify areas where improvements could be made to provide a better outcome for residents, future residents and businesses in the Station Precinct.

CM+ recommended a number of modifications to the land use Strategy including:

●● Provide new open space north of the rail line between Burwood Road and Belmore Avenue;

●● Creating a potential linear green connection and shared path along the rail line;

●● Consolidate the existing car park north of Belmore Station into a multi-level car park to free up land for open space;

●● Provide a three to five storey retail street with upper levels setback from the Burwood Road to protect street character and solar access;

●● Provide a new vehicular connection between Myall and Acacia Streets; and

●● Consider potential height increases within proximity to station and along Edison and Palmer Street to define an urban edge for the park and increase access to open space amenity.

FIGURE 11: URBAN DESIGN PEER REVIEW RECOMMENDATIONS

Source: Conybeare Morrison, 2016

Conybeare Morrison

16021 Sydenham to Bankstown Urban Renewal Corridor Strategy - Peer Review | October 2016 | 19

Under Construction

ClubUnder Construction

1

6

8

Under Construction

8

8

8

1

4

1 Potential height increases are generally supported within close proximity to station and along Edison and Palmer Street to de�ne an urban edge for the park, and due to ready access to open space amenity.

2 Potential linear green connection and shared path.

3 Improve connectivity.

4 New open space.

5 3-5 stories retail street with upper levels setback from the street to protect street character and solar access.

6 Opportunity for new north-south connection & extension of open space over existing car park if, station entry relocated.

7 Consolidation of existing car parking into a multi level car park to free up land for new open space. Potential public facilities / retail in ground �oor to activate street frontage.

8 New local vehicular connection.

3

3

7

5

22

4

4

5

7.0 Belmore

Conybeare Morrison


Under Construction


1

6

8

Under Construction

8

8

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4 New open space.





3

3

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7.0 Belmore

Conybeare Morrison


Under Construction


1

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Under Construction

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4 New open space.





3

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7.0 Belmore

Conybeare Morrison


Under Construction


1

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Under Construction

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4 New open space.





3

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7.0 Belmore

Conybeare Morrison


Under Construction


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4 New open space.





3

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7.0 Belmore

Belmore 13

SECTION 4: DEVELOPING THE REVISED STRATEGY

Source: Tyrrell Studio Architects, 2016 Source: Tyrrell Studio Architects, 2016

FIGURE 12: PUBLIC DOMAIN IMPROVEMENTS

Extend existing Fig Trees from

edge street to Loftus Street.

Transition surface car parks into nearby

between stadium and park and open up

BELMORE SPORTSGROUND: PROPOSED CONDITION

19. DECEMBER.2016

BANKSTOWN TO SYDENHAM: FINE GRAIN STUDY

BELMORE STATION29

FIGURE 13: PUBLIC DOMAIN IMPROVEMENTS

4.2 Architectural design reviewTyrrell Studio Architects undertook a study to examine the precinct’s integration with the new Metro station to identify urban design opportunities resulting from the new station projects. The Government Architect NSW oversaw the project and input was provided by the Department, Sydney Metro Delivery Team and the local Councils.

The key recommendations were:

●● Support retention of existing fine grain retail along Burwood Road by encouraging retail anchors to locate at opposing ends of the retail strip;

●● Creating retail clusters between the Belmore Sportsground and Burwood Road consider a new through site link utilising the easement;

●● Create new linear park along the rail line and landscaped setbacks along Ninth Avenue and Leylands Parade to address open space deficiencies;

●● Create good pedestrian connections from Belmore to Campsie Station Precinct by planting canopy trees, continuing the connecting Leyland’s Parade as a pedestrian path or new road and upgrading the footpath;

●● Improve existing open space at the Belmore Sportsground (including relocating parking to provide more direct pedestrian connections and creating a new retail street south of the rail line between Burwood Road and Myall Street);

●● Expand open space along the road rail reserve (adjoining Wortley Avenue and Redman Parade), creating shared zones and generous pedestrian paths; and

●● Locate new development along these high amenity streets and the Cooks River, altering the structure of redevelopment to orient more towards amenity.

These recommendations were considered in the revision of the Strategy and those considered to be appropriate and provide a better outcome were incorporated.


FIGURE 14: INDUSTRIAL AREA, LAKEMBA STREET

Source: Department of Planning & Environment, 2016


4.3 Employment lands analysisAEC were engaged to assess the likely future demand for employment land along the corridor. Forecast employment growth in Belmore is 976 additional jobs to the year 2036.

Strong interest in industrial zoned sites was observed. The study also noted that business zoned land along Canterbury Road has the potential to offer increased employment densities, however this type of use is more likely in Lakemba, Wiley Park and Punchbowl where business uses are not ‘priced out’ by residential development.

Rental and sales rates are considered an indicator of demand for businesses to locate in different Station Precincts. The AEC report noted that industrial and retail rents in Belmore are relatively low compared to rates in Station Precincts to the east. This was reflected in relatively high vacancy rates in the Belmore Road shopping strip, vacancies are concentrated on the north side of the rail line.

The Burwood Road retail strip competes with retail along Canterbury Road and the neighbouring Campsie Station Precinct where there is a large shopping centre with large format retail stores. The AEC report found that additional commercial zoned land was not required to meet future demand for retail. As this area develops, retail vacancies in the precinct are expected to reduce as more business move into the area to service the growing population contributing to forecast jobs growth.

The key findings were:

●● Industrial zoned land in Belmore is in relatively high demand and should be retained for employment uses. In particular industrial land provides space that meet certain business’s needs;

●● There is sufficient appropriately zoned land to meet future retail demand in Belmore. It is therefore important that future shop top development includes ground floor retail to ensure that the adequate supply is retained into the future;

●● Intensification of employment uses on existing industrial zoned land may be required to support future demand, flexible zoning and built form controls maybe required to support a wider range of uses and built forms to intensify employment density;

●● Existing business zoned land along Canterbury Road provides some additional opportunities for intensification of employment uses; and

●● There is demand for a small amount of contemporary office space within the corridor.

Belmore 15

NBRS&PARTNERS PTY LTDLevel 3, 4 Glen Street, Milsons Point NSW 2061 Australianbrsarchitecture.com

ABN 16 002 247 565 Sydney: +61 2 9922 2344

Melbourne: +61 3 8676 [email protected]

Any form of replication of this drawing in full or in part without the written permission of

NBRS & PARTNERS Pty Ltd constitutes an infringement of the copyright

2016

Contributory

Neutral

Detracting

Landscape

Study Area

Group

SYDENH AM TO BANKSTOWN URBAN RENEWAL CORRIDOR

BELMORE AREA 3

LAKEMBA STREET

BURWOOD ROAD

BRIDGE ROAD

RAILWAY PARADE

PEEL STREET

OXFORD STREET

BELMORE AVENUE

STATION ROAD

KENNEDY AVENUE

ST CLAIR STREET

MORETON STREET

WORTLEY AVENUE

ETELA STREET

CLEARY AVENUE

BRANDE STREET

DEAN AVENUE

EULDA STREET

BENAROON ROAD

REDMAN PARADE

TOBRUK AVENUE

CLEARY AVENUE

STATION ROAD

STATION ROAD

RAILWAY PARADE

BRANDE STREET

FIGURE 15: CLEARY AVENUE, BELMORE

Source: NBRS+, 2016

4.4 Heritage investigationsThe Department commissioned NBRS to undertake a heritage review of areas that may warrant further investigation for heritage protection. The following areas were assessed within the Belmore Station Precinct:

Peel, Bland, Oxford, Belmore and Cleary Streets

It was recommended that the residential buildings contained within the study area do not, together, constitute a Heritage Conservation Area. However, the review identified a group of inter-war period houses on Cleary Avenue (Nos 6, 8, 10, 12, 14, 16, 18, 20, 22, 24, 26, 28 and 30) as warranting further investigation.

In response, the Department commissioned NBRS to undertake a supplementary review of this group to understand if the groups were rare, representative or commonplace examples within the former Canterbury Local Government Area through a comparative analysis. The findings reported that Cleary Avenue would not together constitute a Heritage Conservation Area as more complete examples of Federation era properties and streetscapes can be found in the Local Government Area in the Ashbury Heritage Conservation Area.

Myall and Acacia Streets

It was recommended that the residential buildings contained within the study area on Myall and Acacia Streets, do not, together, constitute a Heritage Conservation Area. However, the review identified a group of inter-war period houses on Acacia Street (Nos 4, 6, 8, 10, 12, 14, 16 and 18) that could potentially constitute a Heritage Conservation Area.

In response, the Department commissioned NBRS to undertake a supplementary review of this group to understand if the groups were rare, representative or commonplace examples within the relevant former local government area.

The comparative analysis undertaken by NBRS (November 2016) recommended that Myall and Acacia Streets are not identified as a Heritage Conservation Area because better examples of this architectural style and period are already protected in the Ashbury Conservation Area.


ABN 16 002 247 565 Sydney: +61 2 9922 2344




2016

Contributory

Neutral

Detracting

Landscape

Study Area

Group


BURWOOD ROAD

LEYLANDS PARADE

ACACIA LANE

ACACIA STREET

SHARP STREET

MYALL STREET

PARAGON LANE

EDISON LANE

COLLINS STREET

ANDERSON STREET

EDISON STREET

BRIDGE ROADTOBRUK AVENUE

DRUMM

OND STREET

BELMORE AREA 2

FIGURE 16: ACACIA STREET, BELMORE

Source: NBRS+, 2016



ABN 16 002 247 565 Sydney: +61 2 9922 2344




2016

Contributory

Neutral

Detracting

Landscape

Study Area

Group


THE PARADE

EWART STREET

GARNET STREET

NESS AVENUE

FLOSS STREET

TERRACE ROAD

HAMPDEN STREET

TERR

ACE

LAN

E

MYRA RO

AD

DULWICH HILL AREA 3 NBRS&PARTNERS PTY LTDLevel 3, 4 Glen Street, Milsons Point NSW 2061 Australianbrsarchitecture.com

ABN 16 002 247 565 Sydney: +61 2 9922 2344




2016

Contributory

Neutral

Detracting

Landscape

Study Area

Group


THE PARADE

EWART STREET

GARNET STREET

NESS AVENUE

FLOSS STREET

TERRACE ROAD

HAMPDEN STREET

TERR

ACE

LAN

E

MYRA RO

AD

DULWICH HILL AREA 3


KEY CONSIDERATIONS

The Strategy aims to facilitate employment growth within the Belmore Station Precinct by reinforcing Burwood Road as a vibrant commercial centre attractive to business investment.

Submissions suggested that improvements be made to the Burwood Road shopping strip including landscaping, pedestrianising the road and upgrading footpaths. It is acknowledged that the amenity of a shopping strip impacts its ability to attract and retain patrons and good quality retail.

Improvements to Burwood Road shopping strip listed in the infrastructure schedule of the revised Strategy include formalising crossings, introducing new mid-block connections to Burwood Road and reducing the speed limit to 40km/hr.

As noted above Tyrrell Studio Architects identified an opportunity for the traditional retail format of Belmore to evolve. The Tyrrell report identified that the retail experience could be enriched if it were expanded into a grid between Belmore Sportsground and the Canterbury Leagues Club.

Tobruk Avenue is proposed to be extended to meet Myall Road as part of changes to the way this grid functions. The Strategy has been updated to show an improved pedestrian connection and extension of the road here.

5.2.2 Land use and density

Acacia Street

The draft Strategy initially proposed for this area to be designated for high rise mixed use. A group of seven property owners made a submission in support of inclusion of their properties in areas for housing change (9, 11, 13 and 15 Leylands Parade and 16, 18 and 20 Acacia Street). In particular the submission supported the proposed designation for mixed use development, consisting of apartments with ground floor commercial uses and advocated for heights in excess of nine storeys.

This section addresses the issues raised in submissions and our further consultations and details how we have revised the Strategy.

5.1 Corridor-wide issues A number of issues were raised in relation to the draft Strategy that have implications for the corridor as a whole. These included concerns over the consultation process, appropriate areas for growth, schools and community facilities, design quality, affordable housing, social impacts and the provision of utilities infrastructure and services to meet the increase in density. Strategies for the implementation of the plan were also raised.

Corridor wide issues have been addressed in the Corridor Report and are discussed in more detail as they relate to this precinct below.

5.2 Precinct-level issues 5.2.1 Growing the centre

The Strategy envisages Belmore as a developed centre with a small core of quality high rise apartment buildings up to 25 storeys located throughout the centre, transitioning to lower heights further from the station. Key sites within the precinct, including those close to areas of improved amenity, provide a catalyst for urban renewal, transformation and transit-oriented development within easy walking distance of Sydney Metro.

The principles of the Strategy are to encourage more intensive residential and commercial uses located within a five to ten minute walk from the station to ensure good accessibility to transport. Higher density designations closest to the station are expected to accommodate demand for new apartments within the Belmore Station Precinct over the 20 year period of the Strategy. Areas outside of a five to ten minute walk will retain a low rise designation, in line with the existing controls of the

Canterbury Local Environmental Plan 2012, which will retain the existing low density character of the precinct.

The core area on the southern side of the railway station presents the best opportunities for increased density and transit oriented development and most of this area is designated for “high rise / mixed used development” including:

●● Up to six storeys along Burwood Road, generally consistent with the existing planning controls, allowing the fine grain retail and building facades which contribute to the character of the main street to be preserved with new development setback from the street alignment;

●● Up to 25 storeys along the western side of Acacia Street (subject to suitable site amalgamations being achieved) stepping down to 12 storeys to the west (the street block between Acacia Street and Myall Street) towards Terry Lamb Reserve where open space and amenity is available;

●● Up to 15 storeys on large consolidated parcels of land such as the Canterbury Leagues Club and the Sydney Trains depot along Bridge Road (should this site become surplus to Sydney Metro’s requirements) and up to 18 storeys on Council owned land along Redman Parade; and

●● Up to 12 storeys for the street block immediately south of Canterbury Leagues Club (between Collins Street and Leylands Parade) providing a transition in heights between the core area and medium and medium-high rise housing proposed along the southern side of Leylands Parade.

The precinct is largely absent of constraints such as small lot sizes, strata title, large Heritage Conservation Areas and steep topography, compared to other precincts within the corridor. The precinct is therefore well suited to deliver an urban renewal outcome that produces equitable development outcomes.

5

Belmore 17

SECTION 5: KEY CONSIDERATIONS

FIGURE 18: LAKEMBA STREET, BELMORE

Source: Department of Planning & Environment

FIGURE 17: MYALL STREET, BELMORE


Areas south of the rail line have different opportunities and constraints to the north. Specifically the south has stronger retail, larger open space supply and wider streets. In recognition of this Tyrrell Studio suggest developing the retail network here into a grid and supporting greater density development.

Cleary Avenue

The draft Strategy initially proposed for this area to be designated for high rise mixed use and medium-high rise housing toward Lakemba Street.

A group of eight property owners made a submission in support of inclusion of their properties in areas for housing change (11, 13, 15, 17, 21, 23 and 25 Cleary Avenue). Specifically the submission supported the designation of their properties

for high rise and development of greater than nine storeys. The submission sought a residential high density zone rather than mixed use and a floor space ratio of 5.1:1.

This area is characterised by detached single inter-war and Federation houses, with community concerns raised regarding the potential heritage value or local character associated with this area. As highlighted earlier, the heritage review of the area bounded by Peel, Bland, Oxford, Belmore and Cleary Streets determined that the area did not constitute a potential Heritage Conservation Area.

The revised Strategy has been updated to change the designation of this area to medium rise housing. This reflects the desire to create continuous medium rise future character between Lakemba Street and the rail line from the Belmore Station Precinct to the Punchbowl

MOVE FENCE TO CREATE LARGER LINEAR PARK

ADD RAIN GARDENSSHARED WAY TREATMENT CREATE STOOPS VISUAL BUFFER TO FENCE

RAILWAY PARADE & REDMAN PARADE: PROPOSED CONDITION

19. DECEMBER.2016

BANKSTOWN TO SYDENHAM: FINE GRAIN STUDY

BELMORE STATION35

FIGURE 19: ARCHITECTURAL DESIGN REVIEW – RAILWAY PARADE, BELMORE

Source: Tyrrell Studio, 2016

This area is characterised by detached single inter-war houses, with concerns from some submissions that there may be heritage value in this area. A comparative analysis did not recommend these properties be considered further for heritage protection because the characteristics of this group of houses are better represented in the nearby Ashbury Heritage Conservation Area. As a result of the heritage recommendation, the area has retained its designation for high rise mixed use.

CM+ and Tyrrell Studio supported the high rise designation in this area. Tyrrell Studio modelled redevelopment in the Station Precinct developing a scenario for consolidation of sites in the blocks between Acacia Lane and Myall Street and a series of medium and high rise forms across the area with generous building separation.



FIGURE 20: CANTERBURY ROAD


Station Precinct. These changes seek to better align increased density and amenity as recommended in expert design reviews undertaken by both Tyrrell Studio and Andrew Burns Architects.

North of the rail line

The draft Strategy designated sites bound by Wortley Avenue, Oxford Street, Station Road and the rear of shops along Burwood Road for high rise mixed use.

The independent design review undertaken by Tyrrell Studio identified an opportunity to provide a potential linear park along Wortley Avenue and Railway Parade. In order to retain the amenity of the linear park, including limiting overshadowing, Tyrrell Studio recommended a maximum height of four storeys for this area.

In response, the revised Strategy has designated areas north of the rail line for medium rise housing. The independent design review undertaken by Tyrrell Studio found that areas in the south of the railway line are better suited to high rise.

Canterbury Road between Platts Avenue and Liberty Street

This area is characterised by industrial or large shop buildings. Current uses include warehouses, discount retail sales and car repairs. The site is outside the precinct boundary however the principles that apply to much of Canterbury Road would apply to this site.

Submissions on behalf of the owners of 642-644 Canterbury Road, 1-3 Platts Avenue and 2A, 2B, 2C and 2D Liberty Street (which excludes a large site at 650 Canterbury Road) sought to increased the heights designated in the draft Strategy. Development in this area will be considered under the Canterbury Road Review.


The Department of Planning and Environment is working closely with Canterbury-Bankstown Council and NSW Government agencies to review the existing policy framework along Canterbury Road between Punchbowl and Hurlstone Park. The review will consider current planning controls along the road, existing planning proposals and state and local plans

for the area.

The review aims to balance the need for new homes in the area with improved transport and access to open green space, with a focus on investigating:

●● Appropriate zoning, height limits, use and design of developments along the Canterbury Road corridor;

●● Measures to manage traffic, transport and car parking issues; and

●● Measures to manage environmental issues, including noise and pollution.

A report is currently being prepared that will recommend changes and improvements to the policy framework and set a clear long term framework for development along Canterbury Road. The strategic review of Canterbury Road is recognised within the draft Strategy and Land Use Plans, and may have an impact on future development activity.

Leylands Parade and Edison Street

The independent design review undertaken by Tyrrell Studio identified an opportunity to locate higher density on sites with the greatest access to amenity. In Belmore this included providing increased heights around the Belmore Sportsground and along wide boulevards proposed for street tree planting. The revised Strategy includes sites around the Belmore Sportsground in the medium rise designation in response to this recommendation.

The Strategy has been revised to show increased density housing on the north side of Edison Street. A new pedestrian connection is also noted between the Sportsground and future development. Together these changes contribute to a wider linear approach to renewal along the corridor whereby connection between Station Precincts are emphasised as well as connections to the individual stations.

Western edge of the precinct

In the review an alternate approach to urban renewal for the part of the corridor between Belmore and Punchbowl is proposed on the basis of the proximity of stations and conditions of the surrounding streets, including the width of the rail reserve and

Belmore 19


relatively flat topography with continuous roads running parallel to the rail line (Railway Parade and The Boulevarde).

On the basis of the good access to stations and shops via Railway Parade and The Boulevarde, areas between these stations have be designated for a combination of medium high and medium rise housing. As a result there have been some refinements to designations on the western edge of Belmore. This includes medium and medium high rise designations in areas not designated for change in the draft Strategy.

5.2.3 Local character and heritage

There was some opposition to increased density proposed in the draft Strategy on the basis that it compromised valued heritage and neighbourhood character of the area. In response to these submissions the Department commissioned NBRS to carry out two heritage studies which examined land in the precinct that was not already identified as a heritage item or conservation area. The studies are summarised in section 4.4 and full versions are available on the DPE website. A full analysis

of the changes proposed to areas that were considered by NBRS is included in the Land Use and Density discussion above.

5.2.4 Transport, traffic and access

Sydney Metro

An upgraded station building is to be provided as part of the Sydney Metro project which would significantly improve connectivity across the railway line and provide an improved interface and expanded public open space between the metro line and Wortley Avenue and Redman Parade. Further details of station entries will be included in the Environmental Impact Statement for the Sydney Metro Southwest, due to be lodged in 2017.

DPE considers that there is potential for development above car parks along the metro line and/or over the station. DPE will investigate any proposed development above or adjacent to rail assets as part of the Priority Precinct process.

FIGURE 21: EXISTING RAIL RESERVE


FIGURE 22: SHOPS ON BURWOOD ROAD, BELMORE


Pedestrians and cycling

While Belmore has a relatively good street structure for supporting walkability to the station, additional mid-block connections are proposed to improve connections to existing open space. Tyrrell Studio recommended improvements to Leylands Parade between Belmore and Campsie, in addition to the active transport pedestrian and cycle path along the rail line, including new street trees. The continuation of Leylands Parade has been identified in the revised Strategy.

As noted above, land around the metro line is proposed to be improved to create a linear park. The new Metro trains require a smaller width of the rail reserve which will make it possible to create linear parks in some parts of the corridor, in particular the western half. The Tyrrell Studio report included examples of how expanded land available around the rail reserve could be upgraded to create open space that suits a range of passive and active recreation needs and make areas with a steep topography accessible and usable.



The retail shopping strip was noted as a feature of Belmore Station Precinct in submissions and in the report by Tyrrell Studio. Maintaining and improving the amenity of the retail shopping strip along Burwood Road will support vibrant and attractive fine grain retail. Burwood Road is also a key pedestrian thoroughfare in the area, connecting locals to shops, the station and open space. Examples of works that will support the retail strip and use of Burwood Road as a key pedestrian route include footpath and threshold upgrades, landscaping and seating and formal crossings where there is a need.

2.5.5 Open space and recreation

A number of submissions identified open space as a type of community infrastructure that is required to support housing growth. One submission noted that upgrades were required to the Belmore Sportsground. In particular the submission sought more publicly accessible open space in and around the ground. This is supported by Council’s Open Space Needs Review 2015, which highlights the greatest need for open space being located in the central and western parts of the former City of Canterbury Local Government Area. This is due to the demographics of these locations with higher proportions of children and families, lower income households, higher densities, lower motor vehicle ownership and cultural diversity.

The need for open space within the precinct is intended to be supported through improvements to the amenity and functionality of the Terry Lamb Reserve and the creation of potential linear parks along the rail corridor.

Medium rise development proposed on the southern edge of the reserve and sportsground will contribute to an improved pedestrian while also improving the interface between residential and recreational areas, with buildings addressing both Edison Street and Lane. The northern edge of the reserve will be upgraded as part of the GreenWay South West project.

FIGURE 23: TERRY LAMB RESERVE AND BELMORE SPORTSGROUND


Belmore 21


FIGURE 24: WHAT’S CHANGED FROM DRAFT STRATEGY – BELMORE STATION PRECINCT

800m

400m

800m

400m

800m

400m

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AVE

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LIND

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BRIDGE ROAD


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CHALMERS STREET

CANTERBURY ROAD

WILSON AVENUE

BURW

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SHARP STREET

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WAVERLEY STREET

TUDOR STREET

PLIMSOLL STREET

COBDEN STREET

RYDGE STREET

EDISON STREET

EDISON STREET

REGINALD AVENUE

BURWO

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REDMAN PARADE

ST CLAIR STREET

SUDBURY STREET

CECILIA STREET

PASSEY AVENUE

HALL STREET

CLEARY AVENUE

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CHAPEL STREET

CHAPEL STREET

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PEEL STREET

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BRAND STREET

BRAND STREET


ALLAN AVENUE

MINNIE STREET

HUGH STREET

KNOX STREET

LUCERNE STREET

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BURWO

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BURWO

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PAXTON AVENUE

ETELA STREET

ISABEL STREET

BENARO

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ROAD

GLADSTONE STREET

MYALL STREET

ACACIA STREET

CLISSOLD PARADE

BELLOMBI STREET

FREDERICK STREET


EVALINE STREET

CLAREMONT STREET

AMY STREET

ANZAC MALL

HILL STREET

CLAREMONT STREET

HILL STREET

CANTERBURY ROAD

EIGHTH AVENUE

SEVENTH AVENUE

SEVENTH AVENUE

BROW

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SHAKESPEARE STREET

NINTH AVENUE

CAMPSIE STREET

WILFRED AVENUE

WILFRED AVENUE

ANZAC SQUARE

CARRINGTON SQM

ARLO

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STAN

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ORISSA STREET

ORISSA STREET

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RNCRAFT PARADE

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RNCRAFT PARADE

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MCKERN STREET

BEAUMONT STREET

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LOFTUS STREET

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PARK STREET

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UNARA STREET

PERRY STREET

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SOUTH PARADE

STAN

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BRIGHTON AVENUE

DRYD

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SHELLEY STREET


MO

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BALTIMO

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CANTON STREET

HOWARD STREET

HIGH STREET

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WALLACE AVENUE

BARRE STREET

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ACTON STREET

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RIVERSID

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DIBBLE AVENUE

RIVERSIDE CRESCENT

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BRUCE STREET

BRUCE STREET

BAYLEY STREET

WICKS AVENUE

DUDLEY STREET

DUDLEY STREET

SCHOOL PARADE

WARDELL

ROAD

CANONBURY

GROVE

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MACARTHUR PA

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LIVIN

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HOLLANDS AVENUE

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KINTO

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HERCULES STREET

HERCULES STREET

BEACH ROAD

BEACH ROAD

DURHAM STREET


PINE STREET

LOFTUS STREET M

ARRICKVILLE ROAD

LOFTUS STREET

JERSEY STREET

JERSEY STREET


RUBY STREET

GROVE STREET


LEOFRENE AVENUE

CHARLOTT

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ARTHUR STREET

ARTHUR STREET

FRANCIS STREET

ANN STREET

ILLAW

ARRA ROAD

MONCUR STREET

MONCUR STREET

CHURCH STREET

CHURCH STREET

GREENBANK STREET

GREENBANK STREET

MYRTLE STREET

MYRTLE STREET

PETE

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PETE

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AVENUE

DESPOIN

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STREET

SYDENHAM ROAD

SYDENHAM ROAD

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COTE ST

STANLEY STREET


LILYD

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O’H

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JUNCTIO

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PRINCES HIG

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UNWINS BRIDGE ROAD

RAILWAY PARADE

BUCKLEY STR

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BARCLA

Y STREET

SYDNEY STR

EET

SYDNEY STR

EET

VIN

CENT S

TREE

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AD

SYDENHAM ROAD

FAVERSHAM

STREET

SAYWELL STREET

LILIAN FOWLER PLACE

CADOGAN STREET

CADOGAN STREETSLO

ANE STREET

SLOANE STREET

SHIRLOW STREET



HENRY STREET

HENRY STREET

PARK ROAD

SAMUEL STREET

ROBERT STREET

SILVER STREET

EDINBURGH ROAD

EDINBURGH ROAD

FOREMAN STREET

FOREMAN STREET

FITZROY STREET

HO

PETO

UN

STR

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FITZROY STREET

SydenhamSydenham




BelmoreBelmore

LakembaLakemba


BankstownBankstown


ArlingtonArlington

CampsieCampsie

PunchbowlPunchbowl

ShoppingCentre

School

School

School

Fraser Park

Wicks Park

Tillman Park

School

School

School

School

School

School

Church

School


School

School

School

Mackey Park

Gough Whitlam Park

McNeilly Park



Canterbury Park

Tasker Park

School

School

School


Ewen Park

Beaman Park

Church

Civic

School

School

School


School

School

School

School

School

School

Punchbowl Park

School

School

Library

School

School

School

School

School

Wiley Park

School

School

School

Police

School

Canterbury Hospital

School

Church


Precinct boundary


Public recreation


Industrial areas

Low rise housing

Medium rise housing





Transition edges







Reduce to medium rise housing to provide transition to single dwelling areas.

Increase to high rise mixed use due to proximity to station and single ownership.

Increase to medium high rise housing with transition edge to align with Lakemba precinct.

Increase to medium high rise housing to align with Lakemba precinct.

Increase to medium high rise housing to focus growth near open space.

Reduce to medium rise housing due to limited development opportunities.

Sydenham to Bankstown Urban Renewal Corridor Strategy22

THE REVISED STRATEGY

66.1 Vision

Burwood Road will continue to be a vibrant, popular eat street.

Belmore Sportsground will be better connected to the station via a potential linear park along the rail corridor. Open space around the sportsground will be upgraded.

New apartment development will deliver improved streetscapes, new pedestrian connections and more green and urban open space.

Belmore Station will be connected to neighbouring Campsie and Lakemba Station Precincts via improved streets, shared pedestrian/cycle paths and linear parks along the railway line.

6.2 Strategic intentThe strategic intent of the Land Use Strategy provides the core planning principles and outcomes that should guide development in the future. The local planning direction that has been prepared in conjunction with this Strategy will include a reference to this strategic intent and any planning applications relating to the Belmore Station Precinct will need to be generally compliant with these objectives.

The strategic intent of the Land Use Strategy is as follows:

●● Further investigate future height, density and land use through a Priority Precinct process in areas of the Station Precinct to be determined by DPE and Council.

●● Future development between Burwood Road and the Belmore Sportsground adjacent to the rail line will deliver improved pedestrian connections;

●● Retain fine grain retail along Burwood Road and extend the retail network to the rear along laneways and on the ground floor of high rise development;

●● Where identified as a transition edge within the Land Use Plan, future development is to manage the interface with low density neighbourhood areas and sensitive land uses (i.e. schools and heritage items). This will achieved through transitions in built form or change in typology, increased setbacks and landscaping treatments that aim to minimise potential amenity impacts;

●● High rise mixed use areas deliver a podium and slender tower typology to ensure a high level of amenity for residents and neighbouring areas, and to reduce scale of buildings perceived from the public domain;

●● Development directly to the south of the Belmore Sportsground to contribute to the continuation of the pedestrian link along Leylands Parade as a generous, tree lined public street;

●● Retain employment lands and investigate opportunities to intensify employment uses in these areas;

●● Planning controls along Canterbury Road are subject to the Canterbury-Bankstown Council’s Canterbury Road Review;

●● Development will deliver affordable housing in accordance with state and local affordable housing policy;

●● Future development is to protect existing trees; maintain the existing urban forest and increase tree canopy cover in accordance with state and local Policies;

●● Future development is to deliver the following public domain improvements identified within the Land Use Plan, as ‘works-in-kind’:

❍ A through-site link between Burwood Road and Terry Lamb Reserve, as identified;

❍ The embellishment and expansion of the Marie Street Reserve;

❍ New plaza treatment at the intersection of Burwood Road and Collins Street; and

❍ The new ‘mid-block’ connection from Peel Street to Burwood Road; and

●● Require satisfactory arrangements be in place for the provision of State and regional infrastructure to support development prior to construction.

23Belmore

800m

400m

800m

400m

800m

400m

BRANDON AVENUE

OXF

ORD

AVE

NU

E

GRE

ENW

OO

D A

VEN

UE

CH

APEL

RO

AD

PERC

Y ST

REET

STAC

EY S

TREE

T

STANLEY STREET

RAYMOND STREET

CRO

SS STREET

CARNATION AVENUE

NORTH TERRACE

RICKARD ROAD

LAD

Y CU

TLER AVENU

E

JAC

OBS

STR

EET

GRIFFITHS AVENUE

GARDENIA AVENUE

SALVIA AVENUE

VERBENA AVENUE

PETUNIA AVENUE

LEO

NA

RD S

TREE

T

REST

WEL

L STR

EET

VIM

Y ST

REET

NO

RTHAM

AVE

NUECAMBRIDGE AVENUE

CHELMSFORD AVENUE

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N S

TREE

T

WIN

SPEA

R AV

ENU

E

GRE

ENW

OO

D A

VEN

UE

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TREE

T

WIN

SPEA

R AV

ENU

E

MARION STREET

BRA

NC

OU

RT A

VEN

UE

WEI

GA

ND

AVE

NU

E

REYN

OLD

S AV

ENU

E

CA

IRD

S AV

ENU

E

GORDON STREET

CARMEN STREET

FRENCH AVENUE

THE MALL

CH

APEL

RO

AD

KITC

HEN

ER P

ARA

DE

MER

EDIT

H S

TREE

T

SOUTH TERRACE

STAC

EY S

TREE

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PRAIRIE VALE ROAD

RESTHAVEN ROAD

MYRTLE ROAD

MILTON STREET

SIR

JOSE

PH B

AN

KS S

TREE

T

CO

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AY R

OA

D

CH

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STH

GREENFIELD PARADE

MARION STREET



WATTLE STREET

ACAC

IA A

VEN

UE

HIG

HC

LERE

AVE

NU

E

BROADW

AY

MATTH

EWS STREET

RICKARD ST

ROSEM

ON

T STREET

CARRISBROOK AVENUE

WARATAH STREET

CAT

HER

INE

STR

EET

ARTHUR STREET

CAMPBELL STREET

KELLY STREET

MYALL STREET

SCOTT STREET

SOUTH TERRACE

WATTLE STREET

WARWICK STREET

HEN

RY S

TREE

T

MO

UN

T LE

WIS

AVE

NU

E

NO

BLE

AVEN

UE

NOCKOLDS AVENUE

GRIFFITHS AVENUE


TURNER STREET

TURNER STREET

PUNCHBOWL ROAD

PUNCHBOWL ROAD

THE BOULEVARDE

VICTORIA RO

AD

VIOLA STREET

LIND

EN AVEN

UE

LIND

EN AVEN

UE


ROSSM

ORE AVEN

UE

ROSSM

ORE AVEN

UE

HILLCREST STREET

HILLCREST STREET

DUDLEY STREET ROSEM

OUN

T STREET SOUTH

WATTLE STREET

PUN

CH

BOW

L RO

AD

LAN

CAS

TER

AVEN

UE

URUNGA PARADE

THE BOULEVARDE

LAKEMBA STREET

FAIRMO

UNT STREET

BELLEVUE AVENUE

THE BOULEVARDE

ROBIN

SON

STREET NO

RTH

CORN

ELIA STREET

McCO

URT STREET

HILLARD STREET

KING

GEO

RGES RO

AD

KING

GEO

RGES RO

AD

BEAUCHAM

P STREET

RENO

WN

AVENUE DEN

MAN

AVENUE

FAUX STREET

URUNGA PARADE

TUCKER STREET

HILLCREST STREET

HILLCREST STREET

LAKEMBA STREET

LAKEMBA STREET

GILLIES STREET DENN

IS STREET

QUIG

G STREET

CROYDO

N STREET

SPROULE STREET

ERNEST STREET

HALDO

N STREET

ONEATA STREET

MYEE STREET

QUIG

G STREET

HALDO

N STREET

MO

RETON

STREET

MO

RETON

STREET


HAM

DEN RO

AD

GARRO

NG

ROAD

BENARO

ON

ROAD

PUNCHBOWL R

OAD

PUNCHBOWL R

OAD

DENN

IS STREET

TAYLOR STREET

CHALMERS STREET

COLLIN

S STREET

CROYDO

N STREET

WAN

GEE RO

AD

WAN

GEE RO

AD

YANGOORA ROAD

YANGOORA ROAD

THE BOULEVARDE

RAILWAY PARADE

BRIDGE ROAD


YORK STREET

CHALMERS STREET

CANTERBURY ROAD

WILSON AVENUE

BURW

OO

D RO

AD

DRUMM

ON

D STREET

ANDERSO

N STREET

SHARP STREET

SHARP STREET

WAVERLEY STREET

TUDOR STREET

PLIMSOLL STREET

COBDEN STREET

RYDGE STREET

EDISON STREET

EDISON STREET

REGINALD AVENUE

BURWO

OD RO

AD

REDMAN PARADE

ST CLAIR STREET

SUDBURY STREET

CECILIA STREET

PASSEY AVENUE

HALL STREET

CLEARY AVENUE

BELMO


CHAPEL STREET

CHAPEL STREET

BENARO

ON

ROAD

DRUMM

ON

D STREET

ANDERSO

N STREET

PEEL STREET

YANGOORA ROAD

YANGOORA ROAD

OXFO

RD STREET

OXFO

RD STREET

BRAND STREET

BRAND STREET


ALLAN AVENUE

MINNIE STREET

HUGH STREET

KNOX STREET

LUCERNE STREET

BURWO

OD RO

AD

BURWO

OD RO

AD

BURWO

OD RO

AD

PAXTON AVENUE

ETELA STREET

ISABEL STREET

BENARO

ON

ROAD

GLADSTONE STREET

MYALL STREET

ACACIA STREET

CLISSOLD PARADE

BELLOMBI STREET

FREDERICK STREET


EVALINE STREET

CLAREMONT STREET

AMY STREET

ANZAC MALL

HILL STREET

CLAREMONT STREET

HILL STREET

CANTERBURY ROAD

EIGHTH AVENUE

SEVENTH AVENUE

SEVENTH AVENUE

BROW

NIN

G STREET

SHAKESPEARE STREET

NINTH AVENUE

CAMPSIE STREET

WILFRED AVENUE

WILFRED AVENUE

ANZAC SQUARE

CARRINGTON SQM

ARLO

WE STREET

STAN

LEY STREET

ORISSA STREET

ORISSA STREET

THO

RNCRAFT PARADE

THO

RNCRAFT PARADE

THO

RNCRAFT PARADE

MCKERN STREET

BEAUMONT STREET

LOCH

STREET

LOCH

STREET

LOCH

STREET

LOCH

STREET

LOFTUS STREET

LOFTUS STREET

BEAM

ISH STREET

BEAM

ISH

HARO

LD STREET

DUKE STREET

PARK STREET

GO

ULD STREET

UNARA STREET

PERRY STREET

REDMAN STREET

SOUTH PARADE

STAN

LEY STREET

PARK STREET

UNARA STREET

REDMAN STREET

BRIGHTON AVENUE

DRYD

EN STREET

BURNS STREET

SHELLEY STREET


MO

ORE STREET

COW

PER STREET

SIXTH AVEN

UE

FIFTH AVEN

UE

FOU

RTH AVEN

UE

THIRD

AVENU

E

SECO

ND

AVENU

E

SECO

ND

AVENU

E

FIRST AVENU

E

FIRST AVENU

E

BRUCE AVENUE

ALBERT STREET

OMAHA STREET

BALTIMO

RE STREET

LINCO

LN STREET

STREET

HIGH STREET

CANTERBURY ROAD

CANTERB

URY RO

AD

JEFF

REY

STRE

ET

CH

URC

H S

TREE

T

FLOSS STREET

MELF

ORD

STREET

HUTTON STREET

FORE STREET

BERNA STREET

CANTON STREET

HOWARD STREET

HIGH STREET

IVY STREET

EMU STREET

WARATAH STREET

WO

NG

A STREET

EMU STREET

WO

NG

A STREET

PHILLIPS AVEN

UE

WAIRO

A STRE

ET


CHARLES STREET

BROUGHTO

N STREET

ROBERT STREET

JOHN STREET

JOHN STREET

MIN

TER

STRE

ET

MIN

TER

STRE

ET

TINCOMBE STREET


BROUGHTO

N STREET

KING STREET

KING STREET

FREDERICK ST

PRINCESS STREET

CANTERBURY ROAD

FORE STREET

CANTERBURY ROAD

CH

URC

H S

TREE

T

TINCOMBE STREET

CRINAN STREET

MELF

ORD

STREET

MELF

ORD

STREET

DU

NST

AFF

ENAG

E ST

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FERN

HILL

STR

EET

DU

NTR

OO

N S

TREE

T

DU

NTR

OO

N S

TREE

T

HAMPDEN STREET

BARTON AVE

MARCIA STREET

WALLACE AVENUE

BARRE STREET

WOODSIDE AVE

THE AVENUE

FLOSS STREET

DU

NST

AFF

ENAG

E ST

REET

DU

NTR

OO

N S

TREE

T

BARTON AVE

MARCIA STREET

WALLACE AVENUE

BARRE STREET

WOODSIDE AVE

THE AVENUE


GA

RNET STREET

FLOSS STREET

KEIR

AVE

NU

E

TENNENT PARADE

STA

RKEY

STR

EET

EUSTON ROAD

GOWER STREET


HO

PETO

UN

STR

EET

RAILW

AY S

T

CANTERTON STREET

ACTON STREET

KILBRIDE STREET

HURLSTONE AVENUE


FOO

RD A

VEN

UE

FOO

RD A

VEN

UE


HURLSTONE AVENUE

TENNYSON STREET

RIVERSID

E CRESCENT

WARDELL ROAD

DIBBLE AVENUE

RIVERSIDE CRESCENT

EWART STREET

BRUCE STREET

BRUCE STREET

BAYLEY STREET

WICKS AVENUE

DUDLEY STREET

DUDLEY STREET

SCHOOL PARADE

WARDELL

ROAD

CANONBURY

GROVE

KEITH STREET

MACARTHUR PA

RADE

LIVIN

GSTONE ROAD

LIVIN

GSTONE ROAD

HOLLANDS AVENUE

ROBERT STREET

DAVID ST

REET

MARRICKVILLE ROAD


MYRA

ROA

D

TERR

ACE

ROA

D

HER

CU

LES

STRE

ETH

ERC

ULE

S ST

REET

NEW CANTERBURY ROAD

KINTO

RE STREET

HERCULES STREET

HERCULES STREET

BEACH ROAD

BEACH ROAD

DURHAM STREET


PINE STREET

LOFTUS STREET M

ARRICKVILLE ROAD

LOFTUS STREET

JERSEY STREET

JERSEY STREET


RUBY STREET

GROVE STREET


LEOFRENE AVENUE

CHARLOTT

E AVEN

UE

IVANHO

E STR

EET

ILLAW

ARRA ROAD


HILL STREET

GLE

N ST

REET

LIVIN

GST

ON

E RO

AD

LIVIN

GST

ON

E RO

AD

VIEW

STRE

ET

PREMIER STREET

CARY STREET

EXCEL

SIO

R PARA

DE

THORNLEY STREET

CARRIN

GTON

ROAD

CARRIN

GTON

ROAD

ARTHUR STREET

ARTHUR STREET

FRANCIS STREET

ANN STREET

ILLAW

ARRA ROAD

MONCUR STREET

MONCUR STREET

CHURCH STREET

CHURCH STREET

GREENBANK STREET

GREENBANK STREET

MYRTLE STREET

MYRTLE STREET

PETE

RSH

AM

RO

AD

PETE

RSH

AM

RO

AD

FLETC

HER STR

EET

LIVIN

GST

ONE R

OAD

LIVIN

GST

ONE R

OAD

MARRICKVILLE ROAD

MARRICKVILLE ROAD

SILVER

STRE

ET

SILVER

STRE

ETG

LADST

ONE S

TREE

T


GARNERS

AVENUE

DESPOIN

TES STR

EET

MALA

KOFF

STREET

SYDENHAM ROAD

SYDENHAM ROAD

NORTH

COTE ST

STANLEY STREET


LILYD

ALE

STR

EET

O’H

ARA ST

REET

JUNCTIO

N STRE

ETHIGH ST

REET

HAMPD

EN A

VENUE

RIVER

DALE A

VE

MARRICKVILLE ROAD

MEE

KS RO

AD

MEE

KS RO

AD

GER

ALD ST

REET

GER

ALD ST

REET

RAILWAY ROAD

PRINCES HIG

HWAY

UNWINS BRIDGE ROAD

RAILWAY PARADE

BUCKLEY STR

EET

GLEESO

N AVE

BARCLA

Y STREET

SYDNEY STR

EET

SYDNEY STR

EET

VIN

CENT S

TREE

T

VICTO

RIA RO

AD

SYDENHAM ROAD

FAVERSHAM

STREET

SAYWELL STREET

LILIAN FOWLER PLACE

CADOGAN STREET

CADOGAN STREETSLO

ANE STREET

SLOANE STREET

SHIRLOW STREET



HENRY STREET

HENRY STREET

PARK ROAD

SAMUEL STREET

ROBERT STREET

SILVER STREET

EDINBURGH ROAD

EDINBURGH ROAD

FOREMAN STREET

FOREMAN STREET

FITZROY STREET

HO

PETO

UN

STR

EET

FITZROY STREET

SydenhamSydenham




BelmoreBelmore

LakembaLakemba


BankstownBankstown


ArlingtonArlington

CampsieCampsie

PunchbowlPunchbowl

ShoppingCentre

School

School

School

Fraser Park

Wicks Park

Tillman Park

School

School

School

School

School

School

Church

School


School

School

School

Mackey Park

Gough Whitlam Park

McNeilly Park



Canterbury Park

Tasker Park

School

School

School


Ewen Park

Beaman Park

Church

Civic

School

School

School


School

School

School

School

School

School

Punchbowl Park

School

School

Library

School

School

School

School

School

Wiley Park

School

School

School

Police

School

Canterbury Hospital

School

Church


Precinct boundary


Public recreation


Industrial areas

Low rise housing

Medium rise housing





Transition edges







FIGURE 25: THE REVISED LAND USE PLAN – BELMORE STATION PRECINCT

SECTION 6: THE REVISED STRATEGY

Sydenham to Bankstown Corridor Report 24

Low rise housing

● Typically a terrace / townhouse of two to three storeys, or four storey residential flat building if located within 500 metres from rail station;

● Incorporate upper level setbacks to minimise scale of building;

● Provide front landscape setbacks ranging from 3-6 metres;

● Side and rear setbacks retain amenity for residents and neighbours;

● Retain heritage items and incorporate into new developments;

● Reduce height at the interface with single dwelling areas; and

● Council are encouraged to review existing height and FSR controls as part of their comprehensive LEP review to improve development feasibility within the existing land use zone.

6.3 Built form typology in the Belmore Station Precinct


High rise and /or mixed use up to 12 storeys High rise and /or mixed use above 12 storeys

Main street shop top housing Medium rise housing

●● Medium rise housing is to be a maximum of five storeys;

●● Incorporate upper level setbacks further to minimise scale of building to the street;

●● Side and rear setbacks are to retain amenity for residents of adjoining neighbours;

●● Provide a front landscape setback, typically 3-6 metres;

●● Include side and rear setbacks to retain amenity for residents for adjoining neighbours; and

●● Retain reasonable solar access for adjoining properties.

● Provide a transition of building heights to create an attractive skyline;

● Encourage slender buildings with good separation for light and air, and minimise overshadowing of main streets and public open space and minimise visual impacts on single dwelling areas and main streets;

● Promote high quality design through incorporating design excellence processes;

● Where appropriate, incorporate active street edges and commercial uses for employment opportunities; and

● Maximum height of 12 storeys for the street block bounded by Myall Street, Leylands Parade, Acacia Street and the railway line.

● Building height starts from 13 storeys and may extends up to 25 storeys;

● Encourage slender buildings with good separation for light and air. Minimise overshadowing of main streets, public open space and visual impacts on main streets;

● Promote high quality design through incorporating design excellence processes;

● Where appropriate, incorporate active street edges and commercial uses for employment opportunities;

● Maximum height of 15 storeys on large sites close to railway station, such as Canterbury Leagues Club and Sydney Trains site on Bridge Road;

● Maximum height of 18 storeys on Council and Government land on Redman Parade incorporating commuter parking, community facilities, active uses at ground floor to Burwood Road and Redman Parade and commercial offices / community uses at first and second floors; and

● Maximum height of 25 storeys on western side of Acacia Street with shops fronting Burwood road.


●● Medium/high rise housing is to be a maximum of eight storeys;

●● Built form is broken into three tiers, with upper level transitioning further from the setback to provide appropriate scale to the street;

●● Landscape setbacks, typically 3 metres, will be required at street level;

●● Ensure articulation in the facade is provided to reduce apparent scale and create interest; and

●● Terrace style individual entries at ground level.

●● Principally located along Burwood Road;

●● Generally consistent with the existing Council planning controls;

●● Provide active retail frontages at street level;

●● Build to the street alignment and to the side boundary to retain a consistent streetscape;

●● Retain heritage items and incorporate into new developments; and

●● Provide awnings for pedestrian weather protection.

Belmore 25


6.4 Revised forecastsCareful analysis of market trends, development feasibility and population changes has been undertaken to establish a projection of dwelling take up in the first 20 years. The proposed changes to the land uses and built form controls in the Belmore Station Precinct would provide 3000 additional dwellings by 2036.

Market demand

Significant development and market activity has been observed in the middle Station Precincts (Hurlstone Park, Canterbury, Campsie and Belmore) in recent years. This trend is attributed to good access to public transport and relative affordability. Recent development activity and applications includes the construction of town houses on residential lots and apartments on Burwood Road.

While demand for new dwellings is strong consistent with inner ring suburbs across Sydney, the lack of large scale opportunities for development has hindered the supply of new housing. While some developers have been able to acquire and consolidate former industrial sites for redevelopment, these opportunities are few and far between and as a consequence, competition for these sites is strong.

FIGURE 27: BELMORE RAILWAY STATION


FIGURE 26: FORECAST DWELLINGS BY 2036

0

2,000

4,000

6,000

8,000

10,000

12,000

14,000

2016 2021 2026 2031 2036

4,221 4,7465,721

6,5467,221

The graph above shows the forecast take-up of development and the total number of dwellings in the precinct resulting from the proposed land use changes. The take-up rate is important to identify the infrastructure needs to support growth.

The actual dwellings achieved by 2036 may differ to those forecast, as they will be dependent on several factors including economic and market conditions, social trends, technological changes, housing preferences and immigration levels. Infrastructure and services required to accommodate growth will be periodically reviewed to ensure that infrastructure is delivered in a timely and coordinated way and where possible keeps pace with growth and development over time by service providers to identify the need for additional services or works that may be required.

Development take-up is subject to both demand-side and supply-side factors and there is a direct relationship between population growth and housing demand. Households consider factors such as cost, location and convenience to their place of work when making decisions about the type and quality of housing within their financial capability.

Zoning changes in middle Station Precincts will see these areas become feasible locations for housing change in the short term. The feasibility for development in the corridor across the corridor in the short term is best in middle Station Precincts because of land values there are low enough that land can be purchased and consolidated whilst demand for new homes is strong. It is noted that land values in these areas are growing, perhaps in part due to the Strategy.


800m

400m

800m

400m

800m

400m

BRANDON AVENUE

OXF

ORD

AVE

NU

E

GRE

ENW

OO

D A

VEN

UE

CH

APEL

RO

AD

PERC

Y ST

REET

STAC

EY S

TREE

T

STANLEY STREET

RAYMOND STREET

CRO

SS STREET

CARNATION AVENUE

NORTH TERRACE

RICKARD ROAD

LAD

Y CU

TLER AVENU

E

JAC

OBS

STR

EET

GRIFFITHS AVENUE

GARDENIA AVENUE

SALVIA AVENUE

VERBENA AVENUE

PETUNIA AVENUE

LEO

NA

RD S

TREE

T

REST

WEL

L STR

EET

VIM

Y ST

REET

NO

RTHAM

AVE

NUECAMBRIDGE AVENUE

CHELMSFORD AVENUE

EGA

N S

TREE

T

WIN

SPEA

R AV

ENU

E

GRE

ENW

OO

D A

VEN

UE

EGA

N S

TREE

T

WIN

SPEA

R AV

ENU

E

MARION STREET

BRA

NC

OU

RT A

VEN

UE

WEI

GA

ND

AVE

NU

E

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OLD

S AV

ENU

E

CA

IRD

S AV

ENU

E

GORDON STREET

CARMEN STREET

FRENCH AVENUE

THE MALL

CH

APEL

RO

AD

KITC

HEN

ER P

ARA

DE

MER

EDIT

H S

TREE

T

SOUTH TERRACE

STAC

EY S

TREE

T

PRAIRIE VALE ROAD

RESTHAVEN ROAD

MYRTLE ROAD

MILTON STREET

SIR

JOSE

PH B

AN

KS S

TREE

T

CO

NW

AY R

OA

D

CH

APE

L RD

STH

GREENFIELD PARADE

MARION STREET



WATTLE STREET

ACAC

IA A

VEN

UE

HIG

HC

LERE

AVE

NU

E

BROADW

AY

MATTH

EWS STREET

RICKARD ST

ROSEM

ON

T STREET

CARRISBROOK AVENUE

WARATAH STREET

CAT

HER

INE

STR

EET

ARTHUR STREET

CAMPBELL STREET

KELLY STREET

MYALL STREET

SCOTT STREET

SOUTH TERRACE

WATTLE STREET

WARWICK STREET

HEN

RY S

TREE

T

MO

UN

T LE

WIS

AVE

NU

E

NO

BLE

AVEN

UE

NOCKOLDS AVENUE

GRIFFITHS AVENUE


TURNER STREET

TURNER STREET

PUNCHBOWL ROAD

PUNCHBOWL ROAD

THE BOULEVARDE

VICTORIA RO

AD

VIOLA STREET

LIND

EN AVEN

UE

LIND

EN AVEN

UE


ROSSM

ORE AVEN

UE

ROSSM

ORE AVEN

UE

HILLCREST STREET

HILLCREST STREET

DUDLEY STREET ROSEM

OUN

T STREET SOUTH

WATTLE STREET

PUN

CH

BOW

L RO

AD

LAN

CAS

TER

AVEN

UE

URUNGA PARADE

THE BOULEVARDE

LAKEMBA STREET

FAIRMO

UNT STREET

BELLEVUE AVENUE

THE BOULEVARDE

ROBIN

SON

STREET NO

RTH

DEFOE STREET

McCO

URT STREET

HILLARD STREET

KING

GEO

RGES RO

AD

KING

GEO

RGES RO

AD

BEAUCHAM

P STREET

RENO

WN

AVENUE DEN

MAN

AVENUE

FAUX STREET

URUNGA PARADE

TUCKER STREET

HILLCREST STREET

HILLCREST STREET

LAKEMBA STREET

LAKEMBA STREET

GILLIES STREET DENN

IS STREET

QUIG

G STREET

CROYDO

N STREET

SPROULE STREET

ERNEST STREET

HALDO

N STREET

ONEATA STREET

MYEE STREET

QUIG

G STREET

HALDO

N STREET

MO

RETON

STREET


HAM

DEN RO

AD

GARRO

NG

ROAD

BENARO

ON

ROAD

PUNCHBOWL R

OAD

PUNCHBOWL R

OAD

DENN

IS STREET

TAYLOR STREET

CHALMERS STREET

COLLIN

S STREET

CROYDO

N STREET

WAN

GEE RO

AD

WAN

GEE RO

AD

YANGOORA ROAD

YANGOORA ROAD

THE BOULEVARDE

RAILWAY PARADE

BRIDGE ROAD


YORK STREET

CHALMERS STREET

CANTERBURY ROAD

WILSON AVENUE

BURW

OO

D RO

AD

DRUMM

ON

D STREET

ANDERSO

N STREET

SHARP STREET

SHARP STREET

WAVERLEY STREET

TUDOR STREET

PLIMSOLL STREET

COBDEN STREET

RYDGE STREET

EDISON STREET

EDISON STREET

REGINALD AVENUE

BURWO

OD RO

AD

REDMAN PARADE

ST CLAIR STREET

SUDBURY STREET

CECILIA STREET

PASSEY AVENUE

HALL STREET

CLEARY AVENUE

BELMO


CHAPEL STREET

CHAPEL STREET

BENARO

ON

ROAD

DRUMM

ON

D STREET

ANDERSO

N STREET

PEEL STREET

YANGOORA ROAD

YANGOORA ROAD

OXFO

RD STREET

OXFO

RD STREET

BRAND STREET

BRAND STREET


ALLAN AVENUE

MINNIE STREET

HUGH STREET

KNOX STREET

LUCERNE STREET

BURWO

OD RO

AD

PAXTON AVENUE

ETELA STREET

ISABEL STREET

BENARO

ON

ROAD

GLADSTONE STREET

MYALL STREET

ACACIA STREET

CLISSOLD PARADE

BELLOMBI STREET

FREDERICK STREET


EVALINE STREET

CLAREMONT STREET

AMY STREET

ANZAC MALL

HILL STREET

CLAREMONT STREET

HILL STREET

CANTERBURY ROAD

EIGHTH AVENUE

SEVENTH AVENUE

SEVENTH AVENUE

BROW

NIN

G STREET

SHAKESPEARE STREET

NINTH AVENUE

CAMPSIE STREET

WILFRED AVENUE

WILFRED AVENUE

ANZAC SQUARE

CARRINGTON SQ

MA

RLOW

E STREET

STAN

LEY STREET

ORISSA STREET

ORISSA STREET

THO

RNCRAFT PARADE

THO

RNCRAFT PARADE

THO

RNCRAFT PARADE

MCKERN STREET

BEAUMONT STREET LO

CH STREET

LOCH

STREET

LOCH

STREET

LOCH

STREET

LOFTUS STREET

LOFTUS STREET

BEAM

ISH STREET

BEAM

ISH

HARO

LD STREET

DUKE STREET

PARK STREET

GO

ULD STREET

UNARA STREET

PERRY STREET

REDMAN STREET

SOUTH PARADE STA

NLEY STREET

PARK STREET

UNARA STREET

REDMAN STREET

BRIGHTON AVENUE

DRYD

EN STREET

BURNS STREET

SHELLEY STREET


MO

ORE STREET

COW

PER STREET

SIXTH AVEN

UE

FIFTH AVEN

UE

FOU

RTH AVEN

UE

THIRD

AVENU

E

SECO

ND

AVENU

E

SECO

ND

AVENU

E

FIRST AVENU

E

FIRST AVENU

E

BRUCE AVENUE

ALBERT STREET

OMAHA STREET

BALTIMO

RE STREET

LINCO

LN STREET

STREET

HIGH STREET

CANTERBURY ROAD

CANTERB

URY RO

AD

JEFF

REY

STRE

ET

CH

URC

H S

TREE

T

FLOSS STREET

MELF

ORD

STREET

HUTTON STREET

FORE STREET

BERNA STREET

CANTON STREET

HOWARD STREET

HIGH STREET

IVY STREET

EMU STREET

WARATAH STREET

WO

NG

A STREET

EMU STREET

WO

NG

A STREET

PHILLIPS AVEN

UE

WAIRO

A STRE

ET


CHARLES STREET

BROUGHTO

N STREET

ROBERT STREET

JOHN STREET

JOHN STREET

MIN

TER

STRE

ET

MIN

TER

STRE

ET

TINCOMBE STREET


BROUGHTO

N STREET

KING STREET

KING STREET

FREDERICK ST

PRINCESS STREET

CANTERBURY ROAD

FORE STREET

CANTERBURY ROAD

CH

URC

H S

TREE

T

TINCOMBE STREET

CRINAN STREET

MELF

ORD

STREET

MELF

ORD

STREET

DU

NST

AFF

ENAG

E ST

REET

FERN

HILL

STR

EET

DU

NTR

OO

N S

TREE

T

DU

NTR

OO

N S

TREE

T

HAMPDEN STREET

BARTON AVE

MARCIA STREET

WALLACE AVENUE

BARRE STREET

WOODSIDE AVE

THE AVENUE

FLOSS STREET

DU

NST

AFF

ENAG

E ST

REET

DU

NTR

OO

N S

TREE

T

BARTON AVE

MARCIA STREET

WALLACE AVENUE

BARRE STREET

WOODSIDE AVE

THE AVENUE


GA

RNET STREET

FLOSS STREET

KEIR

AVE

NU

E

TENNENT PARADE

STA

RKEY

STR

EET

EUSTON ROAD

GOWER STREET


HO

PETO

UN

STR

EET

RAILW

AY S

T

CANTERTON STREET

ACTON STREET

KILBRIDE STREET

HURLSTONE AVENUE


FOO

RD A

VEN

UE

FOO

RD A

VEN

UE


HURLSTONE AVENUE

TENNYSON STREET

RIVERSID

E CRESCENT

WARDELL ROAD

DIBBLE AVENUE

RIVERSIDE CRESCENT

EWART STREET

BRUCE STREET

BRUCE STREET

BAYLEY STREET

WICKS AVENUE

DUDLEY STREET

DUDLEY STREET

SCHOOL PARADE

WARDELL

ROAD

CANONBURY

GROVE

KEITH STREET

MACARTHUR PA

RADE

LIVIN

GSTONE ROAD

LIVIN

GSTONE ROAD

HOLLANDS AVENUE

ROBERT STREET

DAVID ST

REET

MARRICKVILLE ROAD


MYRA

ROA

D

TERR

ACE

ROA

D

HER

CU

LES

STRE

ETH

ERC

ULE

S ST

REET

NEW CANTERBURY ROAD

KINTO

RE STREET

HERCULES STREET

HERCULES STREET

BEACH ROAD

BEACH ROAD

DURHAM STREET


PINE STREET

LOFTUS STREET M

ARRICKVILLE ROAD

LOFTUS STREET

JERSEY STREET

JERSEY STREET


RUBY STREET

GROVE STREET


LEOFRENE AVENUE

CHARLOTT

E AVEN

UE

IVANHO

E STR

EET

ILLAW

ARRA ROAD


HILL STREET

GLE

N ST

REET

LIVIN

GST

ON

E RO

AD

LIVIN

GST

ON

E RO

AD

VIEW

STRE

ET

PREMIER STREET

CARY STREET

EXCEL

SIO

R PARA

DE

THORNLEY STREET

CARRIN

GTON

ROAD

CARRIN

GTON

ROAD

ARTHUR STREET

ARTHUR STREET

FRANCIS STREET

ANN STREET

ILLAW

ARRA ROAD

MONCUR STREET

MONCUR STREET

CHURCH STREET

CHURCH STREET

GREENBANK STREET

GREENBANK STREET

MYRTLE STREET

MYRTLE STREET

PETE

RSH

AM

RO

AD

PETE

RSH

AM

RO

AD

FLETC

HER STR

EET

LIVIN

GST

ONE R

OAD

LIVIN

GST

ONE R

OAD

MARRICKVILLE ROAD

MARRICKVILLE ROAD

SILVER

STRE

ET

SILVER

STRE

ETG

LADST

ONE S

TREE

T


GARNERS

AVENUE

DESPOIN

TES STR

EET

MALA

KOFF

STREET

SYDENHAM ROAD

SYDENHAM ROAD

NORTH

COTE ST

STANLEY STREET


LILYD

ALE

STR

EET

O’H

ARA ST

REET

JUNCTIO

N STRE

ETHIGH ST

REET

HAMPD

EN A

VENUE

RIVER

DALE A

VE

MARRICKVILLE ROAD

MEE

KS RO

AD

MEE

KS RO

AD

GER

ALD ST

REET

GER

ALD ST

REET

RAILWAY ROAD

PRINCES HIG

HWAY

UNWINS BRIDGE ROAD

RAILWAY PARADE

BUCKLEY STR

EET

GLEESO

N AVE

BARCLA

Y STREET

SYDNEY STR

EET

SYDNEY STR

EET

VIN

CENT S

TREE

T

VICTO

RIA RO

AD

SYDENHAM ROAD

FAVERSHAM

STREET

SAYWELL STREET

LILIAN FOWLER PLACE

CADOGAN STREET

CADOGAN STREETSLO

ANE STREET

SLOANE STREET

SHIRLOW STREET



HENRY STREET

HENRY STREET

PARK ROAD

SAMUEL STREET

ROBERT STREET

SILVER STREET

EDINBURGH ROAD

EDINBURGH ROAD

FOREMAN STREET

FOREMAN STREET

FITZROY STREET

HO

PETO

UN

STR

EET

FITZROY STREET

SydenhamSydenham




BelmoreBelmore

LakembaLakemba


BankstownBankstown


ArlingtonArlington

CampsieCampsie

PunchbowlPunchbowl

ShoppingCentre

School

School

School

Fraser Park

Wicks Park

Tillman Park

School

School

School

School

School

School

Church

School


School

School

School

Mackey Park

Gough Whitlam Park

McNeilly Park



Canterbury Park

Tasker Park

School

School

School


Ewen Park

Beaman Park

Church

Civic

School

School

School


School

School

School

School

School

School

Punchbowl Park

School

School

Library

School

School

School

School

School

Wiley Park

School

School

School

Police

School

Canterbury Hospital

School

Church



Precinct boundary


Public open space


Industrial areas

Single dwelling areas

Low rise housing

Medium rise housing




FIGURE 28: CURRENT PLANNING FRAMEWORK – BELMORE STATION PRECINCT

6.5 Change from current planning framework

Belmore 27

800m

400m

800m

400m

800m

400m

BRANDON AVENUE

OXF

ORD

AVE

NU

E

GRE

ENW

OO

D A

VEN

UE

CH

APEL

RO

AD

PERC

Y ST

REET

STAC

EY S

TREE

T

STANLEY STREET

RAYMOND STREET

CRO

SS STREET

CARNATION AVENUE

NORTH TERRACE

RICKARD ROAD

LAD

Y CU

TLER AVENU

E

JAC

OBS

STR

EET

GRIFFITHS AVENUE

GARDENIA AVENUE

SALVIA AVENUE

VERBENA AVENUE

PETUNIA AVENUE

LEO

NA

RD S

TREE

T

REST

WEL

L STR

EET

VIM

Y ST

REET

NO

RTHAM

AVE

NUECAMBRIDGE AVENUE

CHELMSFORD AVENUE

EGA

N S

TREE

T

WIN

SPEA

R AV

ENU

E

GRE

ENW

OO

D A

VEN

UE

EGA

N S

TREE

T

WIN

SPEA

R AV

ENU

E

MARION STREET

BRA

NC

OU

RT A

VEN

UE

WEI

GA

ND

AVE

NU

E

REYN

OLD

S AV

ENU

E

CA

IRD

S AV

ENU

E

GORDON STREET

CARMEN STREET

FRENCH AVENUE

THE MALL

CH

APEL

RO

AD

KITC

HEN

ER P

ARA

DE

MER

EDIT

H S

TREE

T

SOUTH TERRACE

STAC

EY S

TREE

T

PRAIRIE VALE ROAD

RESTHAVEN ROAD

MYRTLE ROAD

MILTON STREET

SIR

JOSE

PH B

AN

KS S

TREE

T

CO

NW

AY R

OA

D

CH

APE

L RD

STH

GREENFIELD PARADE

MARION STREET



WATTLE STREET

ACAC

IA A

VEN

UE

HIG

HC

LERE

AVE

NU

E

BROADW

AY

MATTH

EWS STREET

RICKARD ST

ROSEM

ON

T STREET

CARRISBROOK AVENUE

WARATAH STREET

CAT

HER

INE

STR

EET

ARTHUR STREET

CAMPBELL STREET

KELLY STREET

MYALL STREET

SCOTT STREET

SOUTH TERRACE

WATTLE STREET

WARWICK STREET

HEN

RY S

TREE

T

MO

UN

T LE

WIS

AVE

NU

E

NO

BLE

AVEN

UE

NOCKOLDS AVENUE

GRIFFITHS AVENUE


TURNER STREET

TURNER STREET

PUNCHBOWL ROAD

PUNCHBOWL ROAD

THE BOULEVARDE

VICTORIA RO

AD

VIOLA STREET

LIND

EN AVEN

UE

LIND

EN AVEN

UE


ROSSM

ORE AVEN

UE

ROSSM

ORE AVEN

UE

HILLCREST STREET

HILLCREST STREET

DUDLEY STREET ROSEM

OUN

T STREET SOUTH

WATTLE STREET

PUN

CH

BOW

L RO

AD

LAN

CAS

TER

AVEN

UE

URUNGA PARADE

THE BOULEVARDE

LAKEMBA STREET

FAIRMO

UNT STREET

BELLEVUE AVENUE

THE BOULEVARDE

ROBIN

SON

STREET NO

RTH

DEFOE STREET

McCO

URT STREET

HILLARD STREET

KING

GEO

RGES RO

AD

KING

GEO

RGES RO

AD

BEAUCHAM

P STREET

RENO

WN

AVENUE DEN

MAN

AVENUE

FAUX STREET

URUNGA PARADE

TUCKER STREET

HILLCREST STREET

HILLCREST STREET

LAKEMBA STREET

LAKEMBA STREET

GILLIES STREET DENN

IS STREET

QUIG

G STREET

CROYDO

N STREET

SPROULE STREET

ERNEST STREET

HALDO

N STREET

ONEATA STREET

MYEE STREET

QUIG

G STREET

HALDO

N STREET

MO

RETON

STREET

MO

RETON

STREET


HAM

DEN RO

AD

GARRO

NG

ROAD

BENARO

ON

ROAD

PUNCHBOWL R

OAD

PUNCHBOWL R

OAD

DENN

IS STREET

TAYLOR STREET

CHALMERS STREET

COLLIN

S STREET

CROYDO

N STREET

WAN

GEE RO

AD

WAN

GEE RO

AD

YANGOORA ROAD

YANGOORA ROAD

THE BOULEVARDE

RAILWAY PARADE

BRIDGE ROAD


YORK STREET

CHALMERS STREET

CANTERBURY ROAD

WILSON AVENUE

BURW

OO

D RO

AD

DRUMM

ON

D STREET

ANDERSO

N STREET

SHARP STREET

SHARP STREET

WAVERLEY STREET

TUDOR STREET

PLIMSOLL STREET

COBDEN STREET

RYDGE STREET

EDISON STREET

EDISON STREET

REGINALD AVENUE

BURWO

OD RO

AD

REDMAN PARADE

ST CLAIR STREET

SUDBURY STREET

CECILIA STREET

PASSEY AVENUE

HALL STREET

CLEARY AVENUE

BELMO


CHAPEL STREET

CHAPEL STREET

BENARO

ON

ROAD

DRUMM

ON

D STREET

ANDERSO

N STREET

PEEL STREET

YANGOORA ROAD

YANGOORA ROAD

OXFO

RD STREET

OXFO

RD STREET

BRAND STREET

BRAND STREET


ALLAN AVENUE

MINNIE STREET

HUGH STREET

KNOX STREET

LUCERNE STREET

BURWO

OD RO

AD

BURWO

OD RO

AD

BURWO

OD RO

AD

PAXTON AVENUE

ETELA STREET

ISABEL STREET

BENARO

ON

ROAD

GLADSTONE STREET

MYALL STREET

ACACIA STREET

CLISSOLD PARADE

BELLOMBI STREET

FREDERICK STREET


EVALINE STREET

CLAREMONT STREET

AMY STREET

ANZAC MALL

HILL STREET

CLAREMONT STREET

HILL STREET

CANTERBURY ROAD

EIGHTH AVENUE

SEVENTH AVENUE

SEVENTH AVENUE

BROW

NIN

G STREET

SHAKESPEARE STREET

NINTH AVENUE

CAMPSIE STREET

WILFRED AVENUE

WILFRED AVENUE

ANZAC SQUARE

CARRINGTON SQ

MA

RLOW

E STREET

STAN

LEY STREET

ORISSA STREET

ORISSA STREET

THO

RNCRAFT PARADE

THO

RNCRAFT PARADE

THO

RNCRAFT PARADE

MCKERN STREET

BEAUMONT STREET LO

CH STREET

LOCH

STREET

LOCH

STREET

LOCH

STREET

LOFTUS STREET

LOFTUS STREET

BEAM

ISH STREET

BEAM

ISH

HARO

LD STREET

DUKE STREET

PARK STREET

GO

ULD STREET

UNARA STREET

PERRY STREET

REDMAN STREET

SOUTH PARADE STA

NLEY STREET

PARK STREET

UNARA STREET

REDMAN STREET

BRIGHTON AVENUE

DRYD

EN STREET

BURNS STREET

SHELLEY STREET


MO

ORE STREET

COW

PER STREET

SIXTH AVEN

UE

FIFTH AVEN

UE

FOU

RTH AVEN

UE

THIRD

AVENU

E

SECO

ND

AVENU

E

SECO

ND

AVENU

E

FIRST AVENU

E

FIRST AVENU

E

BRUCE AVENUE

ALBERT STREET

OMAHA STREET

BALTIMO

RE STREET

LINCO

LN STREET

STREET

HIGH STREET

CANTERBURY ROAD

CANTERB

URY RO

AD

JEFF

REY

STRE

ET

CH

URC

H S

TREE

T

FLOSS STREET

MELF

ORD

STREET

HUTTON STREET

FORE STREET

BERNA STREET

CANTON STREET

HOWARD STREET

HIGH STREET

IVY STREET

EMU STREET

WARATAH STREET

WO

NG

A STREET

EMU STREET

WO

NG

A STREET

PHILLIPS AVEN

UE

WAIRO

A STRE

ET


CHARLES STREET

BROUGHTO

N STREET

ROBERT STREET

JOHN STREET

JOHN STREET

MIN

TER

STRE

ET

MIN

TER

STRE

ET

TINCOMBE STREET


BROUGHTO

N STREET

KING STREET

KING STREET

FREDERICK ST

PRINCESS STREET

CANTERBURY ROAD

FORE STREET

CANTERBURY ROAD

CH

URC

H S

TREE

T

TINCOMBE STREET

CRINAN STREET

MELF

ORD

STREET

MELF

ORD

STREET

DU

NST

AFF

ENAG

E ST

REET

FERN

HILL

STR

EET

DU

NTR

OO

N S

TREE

T

DU

NTR

OO

N S

TREE

T

HAMPDEN STREET

BARTON AVE

MARCIA STREET

WALLACE AVENUE

BARRE STREET

WOODSIDE AVE

THE AVENUE

FLOSS STREET

DU

NST

AFF

ENAG

E ST

REET

DU

NTR

OO

N S

TREE

T

BARTON AVE

MARCIA STREET

WALLACE AVENUE

BARRE STREET

WOODSIDE AVE

THE AVENUE


GA

RNET STREET

FLOSS STREET

KEIR

AVE

NU

E

TENNENT PARADE

STA

RKEY

STR

EET

EUSTON ROAD

GOWER STREET


HO

PETO

UN

STR

EET

RAILW

AY S

T

CANTERTON STREET

ACTON STREET

KILBRIDE STREET

HURLSTONE AVENUE


FOO

RD A

VEN

UE

FOO

RD A

VEN

UE


HURLSTONE AVENUE

TENNYSON STREET

RIVERSID

E CRESCENT

WARDELL ROAD

DIBBLE AVENUE

RIVERSIDE CRESCENT

EWART STREET

BRUCE STREET

BRUCE STREET

BAYLEY STREET

WICKS AVENUE

DUDLEY STREET

DUDLEY STREET

SCHOOL PARADE

WARDELL

ROAD

CANONBURY

GROVE

KEITH STREET

MACARTHUR PA

RADE

LIVIN

GSTONE ROAD

LIVIN

GSTONE ROAD

HOLLANDS AVENUE

ROBERT STREET

DAVID ST

REET

MARRICKVILLE ROAD


MYRA

ROA

D

TERR

ACE

ROA

D

HER

CU

LES

STRE

ETH

ERC

ULE

S ST

REET

NEW CANTERBURY ROAD

KINTO

RE STREET

HERCULES STREET

HERCULES STREET

BEACH ROAD

BEACH ROAD

DURHAM STREET


PINE STREET

LOFTUS STREET M

ARRICKVILLE ROAD

LOFTUS STREET

JERSEY STREET

JERSEY STREET


RUBY STREET

GROVE STREET


LEOFRENE AVENUE

CHARLOTT

E AVEN

UE

IVANHO

E STR

EET

ILLAW

ARRA ROAD


HILL STREET

GLE

N ST

REET

LIVIN

GST

ON

E RO

AD

LIVIN

GST

ON

E RO

AD

VIEW

STRE

ET

PREMIER STREET

CARY STREET

EXCEL

SIO

R PARA

DE

THORNLEY STREET

CARRIN

GTON

ROAD

CARRIN

GTON

ROAD

ARTHUR STREET

ARTHUR STREET

FRANCIS STREET

ANN STREET

ILLAW

ARRA ROAD

MONCUR STREET

MONCUR STREET

CHURCH STREET

CHURCH STREET

GREENBANK STREET

GREENBANK STREET

MYRTLE STREET

MYRTLE STREET

PETE

RSH

AM

RO

AD

PETE

RSH

AM

RO

AD

FLETC

HER STR

EET

LIVIN

GST

ONE R

OAD

LIVIN

GST

ONE R

OAD

MARRICKVILLE ROAD

MARRICKVILLE ROAD

SILVER

STRE

ET

SILVER

STRE

ETG

LADST

ONE S

TREE

T


GARNERS

AVENUE

DESPOIN

TES STR

EET

MALA

KOFF

STREET

SYDENHAM ROAD

SYDENHAM ROAD

NORTH

COTE ST

STANLEY STREET


LILYD

ALE

STR

EET

O’H

ARA ST

REET

JUNCTIO

N STRE

ETHIGH ST

REET

HAMPD

EN A

VENUE

RIVER

DALE A

VE

MARRICKVILLE ROAD

MEE

KS RO

AD

MEE

KS RO

AD

GER

ALD ST

REET

GER

ALD ST

REET

RAILWAY ROAD

PRINCES HIG

HWAY

UNWINS BRIDGE ROAD

RAILWAY PARADE

BUCKLEY STR

EET

GLEESO

N AVE

BARCLA

Y STREET

SYDNEY STR

EET

SYDNEY STR

EET

VIN

CENT S

TREE

T

VICTO

RIA RO

AD

SYDENHAM ROAD

FAVERSHAM

STREET

SAYWELL STREET

LILIAN FOWLER PLACE

CADOGAN STREET

CADOGAN STREETSLO

ANE STREET

SLOANE STREET

SHIRLOW STREET



HENRY STREET

HENRY STREET

PARK ROAD

SAMUEL STREET

ROBERT STREET

SILVER STREET

EDINBURGH ROAD

EDINBURGH ROAD

FOREMAN STREET

FOREMAN STREET

FITZROY STREET

HO

PETO

UN

STR

EET

FITZROY STREET

SydenhamSydenham




BelmoreBelmore

LakembaLakemba


BankstownBankstown


ArlingtonArlington

CampsieCampsie

PunchbowlPunchbowl

Railway line and station

Precinct boundary



Medium rise housing


High rise / mixed use


FIGURE 29: CHANGE FROM CURRENT PLANNING FRAMEWORK


7ACTIONS

The following Key Actions will drive the implementation of the Strategy in the Belmore Station Precinct:

Design of the GreenWay South WestDPE is preparing a concept landscape masterplan for a shared pedestrian and cycle link and linear park should surplus rail land become available.

Public Domain and Station Access PlansSydney Metro are preparing a Public Domain and Station Access Plan for improved station design, accessibility and interchange with other modes of transport. The new metro station at Belmore will provide improved pedestrian and bicycle access.

Finalisation of the Strategy and Local Planning DirectionDPE will finalise the Strategy including a local planning direction (a Section 117 Direction) to ensure that future residential development across the corridor is consistent with the Strategy.

Special Infrastructure ContributionDPE is preparing a draft Special Infrastructure Contribution plan (SIC) to identify the regional infrastructure improvements required to support growth in the corridor. The SIC levy will fund a range of community, transport and open space infrastructure.

Planning for SchoolsThe Department of Education will identify locations for new or expanded schools within the corridor based on the growth proposed in the Strategy.

Precinct Support Scheme FundingDPE will provide funding to Councils through the Precinct Support Scheme to improve amenity and infrastructure within the corridor.

Canterbury Road ReviewA review of planning controls along Canterbury Road has commenced and is expected to be concluded this year.

Priority Precinct RezoningDPE will work with Council to determine areas in the precinct to be prioritised for rezoning.

Belmore 29

SECTION 7: ACTIONS

FIGURE 30: ACTION STRATEGY – BELMORE STATION PRECINCT

CAMPSIECAMPSIE

LAKEMBALAKEMBA

BELMOREBELMORERAILWAY PARADE

BRIDGE ROAD

COLLINS STREET

LEYLANDS PARADE

YORK STREET

CHALMERS STREET

CANTERBURY ROAD

WILSON AVENUECHAPEL STREET

CHAPEL STREET

BURWO

OD RO

AD

DRUMM

ON

D STREET

ANDERSO

N STREET

SHARP STREET

WAVERLEY STREET

TUDOR STREET

PLIMSOLL STREET

COBDEN STREET

RYDGE STREET

EDISON STREET

SHARP STREET

EDISON STREET

REGINALD AVENUE BURW

OO

D ROAD

REDMAN PARADE

ST CLAIR STREET

SUDBURY STREET

CECILIA STREET

PASSEY AVENUE

HALL STREET

CLEARY AVENUE

BELMO

RE AVENUE

PEEL STREET

OXFO

RD STREET

BRAND STREET


ALLAN AVENUE

YANGOORA ROAD

YANGOORA ROAD

MINNIE STREET

HUGH STREET

KNOX STREET

LUCERNE STREET

BURWO

OD RO

AD

BRUCE AVENUE

PAXTON AVENUE

ETELA STREET

ISABEL STREET

CANTERBURY ROAD

BENARO

ON

ROAD

GLADSTONE STREET

MYALL STREET

ACACIA STREET

WORTLEY AVENUE

Sydney Metro to prepare a Public Domain and Station Access Plan.

DPE to finalise local planning direction to guide future development.

DPE and Council to identify areas to prioritise for detailed masterplan and rezoning proposal.

Council and DPE to review planning controls and development approvals along Canterbury Road.

DPE to finalise design and funding arrangements for the GreenWay South West project.


INFRASTRUCTURE

8FIGURE 31: INFRASTRUCTURE – BELMORE STATION PRECINCT

School

School

School


Canterbury Hospital

School

T3T3

T2T2

0404

0303

P2P2

0505

0707

P5P5

P6P6

P7P7

P2P2P3P3

P4P4

P9P9

P8P8

01010202

C1C1

P1P1

T1T10404

0808

0606

RAILWAY PARADERAILWAY PARADE

BRIDGE ROAD

BRIDGE ROAD

COLLINS STREET


LEYLANDS PARADE

YORK STREET

YORK STREET

CHALMERS STREET

CHALMERS STREET

CANTERBURY ROAD

CANTERBURY ROAD

WILSON AVENUE

WILSON AVENUECHA

PEL STREET

CHA

PEL STREET

BU

RWO

OD

RO

AD

BU

RWO

OD

RO

AD

DRU

MM

ON

D STREET

DRU

MM

ON

D STREET

AN

DERSO

N STREET

AN

DERSO

N STREET

SHA

RP STREET

SHA

RP STREET

WAVERLEY STREET

WAVERLEY STREET

TUD

OR STREET

TUD

OR STREET

PLIMSOLL STREET

PLIMSOLL STREET

COBDEN STREET

COBDEN STREET

RYDGE STREET

RYDGE STREET

EDISON STREET

EDISON STREET

REGINALD AVENUE

REGINALD AVENUE

BURW

OO

D RO

AD

BURW

OO

D RO

AD

REDMAN PARADEREDMAN PARADE

ST CLAIR STREET

ST CLAIR STREET

SUD

BURY STREET

SUD

BURY STREET

CECILIA STREET

CECILIA STREET

PASSEY AVENU

E

PASSEY AVENU

E

HA

LL STREET

HA

LL STREET

CLEARY AVEN

UE

CLEARY AVEN

UE

BELMO

RE AVENU

E

BELMO

RE AVENU

E

PEEL STREET

PEEL STREET

OXFO

RD STREET

OXFO

RD STREET

BRAN

D STREET

BRAN

D STREET

LAKEMBA STREET

LAKEMBA STREET

KENNEDY AVENUE

KENNEDY AVENUE

ALLAN AVENUE

ALLAN AVENUE

YANGOORA ROAD

YANGOORA ROAD

MINNIE STREET

MINNIE STREET

HUGH STREET

HUGH STREET

KNOX STREET

KNOX STREET

LUCERNE STREET

LUCERNE STREET

BURW

OO

D RO

AD

BURW

OO

D RO

AD

BRUCE AVENUE

BRUCE AVENUE

PAXTON AVENUE

PAXTON AVENUE

ETELA STREET

ETELA STREET

ISABEL STREET

ISABEL STREET

BENA

ROO

N RO

AD

BENA

ROO

N RO

AD

GLADSTONE STREET

GLADSTONE STREET

MYA

LL STREET

MYA

LL STREET

ACACIA STREET

ACACIA STREET

WORTLEY AVENUE

WORTLEY AVENUE

New/improved pedestrian crossing

Improved bus interchange

Greenway South West cycle route

Proposed cycle route

Existing on-road cycle route

Improved bus service

Precinct boundary

Existing railway station

New Metro station

New Metro line

New public plaza and/or public domain improvements

New or improved open space

New street and/or pedestrian connection

Belmore 31

SECTION 8: INFRASTRUCTURE

The following table provides an overview of the infrastructure projects that have been identified to support growth in the Belmore Station Precinct:

Measure Responsibility Justification

Public Transport

T1 Sydney Metro City & Southwest, including:

●● New modern metro stations that are fully accessible;

●● Improved pedestrian access and bicycle parking; and

●● Improved public domain around the station.

Sydney Metro The existing Bankstown Line between Bankstown and Sydenham will be upgraded and converted to metro standards, increasing services from eight an hour in the peak to 15 new metro trains every hour with real time information at metro stations and on board trains (Sydney Metro, 2017).

T2 Increase the frequency of bus services that access the railway station (eg route 415).

Transport for NSW

Increasing bus frequencies, particularly those serving rail stations, will promote bus to rail interchanges and reduce private vehicle dependency (ARUP, 2015).

T3 Upgrade interchange between rail and buses.

Transport for NSW

Sydney Metro potentially requires changes to existing interchange arrangements in the vicinity of the stations, including changes to locations of bus stops, new/relocated kiss and ride, taxi ranks (Sydney Metro, 2017).

Walking and cycling

P1 New shared bicycle and pedestrian path along the existing rail corridor between Bankstown and Sydenham stations.

Sydney Metro This measure would enhance local movement across the Corridor, particularly for those people both living and working within the corridor. It would encourage short trips to be made by non-motorised modes instead of private vehicles (ARUP 2015).


Walking and cycling continued

P2 Improve pedestrian amenity, accessibility and safety around the precinct:

●● New pedestrian crossing on the western leg of the Burwood Road/Bridge Street intersection;

●● Improve pedestrian crossings across Burwood Road between Bridge Road and Collins Street; and

●● New pedestrian crossing on the northern leg of Burwood Road/Redman Parade intersection.

Council This measure would meet the pedestrian desire line between the station access and Canterbury Leagues Club and also serve passengers transferring between bus and the proposed Sydney Metro. Improving pedestrian access across Burwood Road would support travel between and the town Belmore station (ARUP, 2015).

P3 New street between Burwood Road and Myall Street, which generally aligns with Collins Street.

Delivered as works in kind be developers.

Improving connectivity will encourage active and public transport use (JBA, 2015).

P4 Improve the pedestrian footpath along the railway between Belmore Station and Belmore Sportsground.

Council A road and retail strip along the park edge could help activate the potential linear park (P1).

P5 Improve the pedestrian link along Wortley Avenue between Belmore Avenue and Burwood Road.

Council Improving connectivity will encourage active and public transport use (JBA, 2015).

P6 New street between Burwood Road and Peel Street.


Improving connectivity will encourage active and public transport use (JBA, 2015).

P7 New 40km/h high pedestrian activity area on Burwood Road.

Council High pedestrian activity areas promote local movements by walking and cycling and support the place function of the corridor. They are effective in enhancing safety and reducing the volume of through traffic movements (ARUP, 2015).


SECTION 8: INFRASTRUCTURE


Walking and cycling continued

P8 New cycleway along Burwood Road. Council There is significant opportunity to reduce private vehicle demand through the enhancement of the local cycling network through the implementation of area wide LGA bicycle plans (ARUP, 2015).

P9 New cycleway within Belmore Sportsground.

Council There is significant opportunity to reduce private vehicle demand through the enhancement of the local cycling network through the implementation of area wide LGA bicycle plans (ARUP, 2015).

Parks and open space

O1 Improve the open space and recreation facilities within Terry Lamb Reserve.

Council Provide local open spaces that create a sense of place and provide a variety of uses and facilities in local open spaces to create unique and a diverse public domain (GAO, 2015).

O2 Widen existing laneway along southern edge of Belmore Sportsground.


There may be potential for a new generous, tree-lined street to activate and connect the southern edge of the open space, by relocating existing streets as development occurs and orienting new buildings to the park (Tyrrell Studio, 2016).

O3 Expand and improve the open space on Redman Parade.

Council There is an opportunity to transform some of the at grade carparks near urban centres into new open spaces. A consolidated public carparking strategy should be developed that opens up these spaces as public domain (GAO, 2015).


Parks and open space continued

O4 Potrential new linear park along the rail corridor.

DPE / Council Provide a continuous and direct off road pedestrian and cycle links between key urban centres and major open spaces making use of the rail corridor easement and wide parallel street verges. Provide small open spaces along the link with varied program or uses (GAO, 2015).

O5 Improve public open space along Wortley Avenue.

Council Improving amenity and connectivity will support increased demand for open space as the area grows (CM+, 2016).

O6 New urban plaza on Collins Street at intersection with Burwood Road.

Council Creating a new urban open space supports increased demand for open space as the area grows (JBA, 2015).

O7 Improve open space and recreation facilities within Peel Street Reserve.

Council Improving existing open space supports increased demand for open space as the area grows (CM+, 2016).

O8 Improve the open space and recreation facilities within Marie Street Reserve.

Council

Schools and open space

C1 Upgrade existing local community and youth centres.

Council The needs of the additional population of Belmore may be met through the extension or enhancement of the existing local community centre and youth centre. If possible, upgrades to the community centre should also provide for meeting room facilities (ARUP, 2017).

Belmore 33

9.1 Finalisation of the StrategyFollowing exhibition of this Strategy, the Department of Planning and Environment, in consultation with Council and key stakeholders will make any amendments required prior to finalisation. The Strategy will inform future land use change and guide development in the precinct. Once finalised, the Strategy will be implemented through amendments to local planning instruments, local planning investigations and planning proposals.

To ensure future land use change is consistent with the Strategy a local planning direction under Section 117 Direction of the Environmental Planning and Assessment Act 1979 will be applied to the revised Strategy.

The local planning direction, will require future amendments to any local or state planning instruments or planning proposals to be generally consistent with the finalised Strategy.

In particular, future rezoning proposals should demonstrate consistency with the following sections of the Strategy:

●● Figure 25 – Revised Land Use plan;

●● Section 6.2 – Strategic Intent;

●● Section 6.3 – Built Form Typology; and

●● Section 8 – Infrastructure Strategy.

9.2 Planning pathways To achieve the vision for Belmore Station Precinct as part of the draft Strategy, changes to the current planning controls in the Canterbury Local Environmental Plan 2012 are required. This includes amendments to the zoning, height, density, and built form controls. This can occur through the state government Priority Precinct process or planning proposals.

Priority Precinct

Working in partnership with Canterbury-Bankstown Council, a Precinct Proposal will be prepared for areas in the Belmore Station Precinct that will be prioritised for rezoning. This would include amendments to land use zones, floor space ratios and maximum buildings heights in the Canterbury Local Environmental Plan 2012.

The Precinct Proposal would be supported by a detailed planning report and Explanation of Intended Effect, along with supporting specialist studies covering issues such as urban design, traffic and transport, economic feasibility, open space and community facilities and heritage.

An extensive community engagement process would also be undertaken, providing the opportunity to comment on the draft Precinct Proposal.

Local planning proposals

For land outside the priority precinct investigation area, local planning proposals can be prepared by land owners or developers to amend the zoning and/or planning controls that apply to their land.

A Ministerial Direction will be issued by the Minister for Planning under section 117 of the Environmental Planning and Assessment Act, 1979. The s117 Ministerial Direction requires the Strategy and Land Use Plan, to be considered when planning proposals are being prepared, assessed and determined in the Corridor.

With regards to the Canterbury Road Review, once the review has been completed, a report will be produced to give guidance for any future rezoning proposals. Land owners and developers will then be able to lodge planning proposals to the Council that align with the recommendations of the review.

9IMPLEMENTATION

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