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PLANNING PROPOSAL
To Amend Ku-ring-gai Local Environmental Plan 2015 to permit rezoning to B1 Neighbourhood Centre at 45-47 Tennyson Avenue and 105 Eastern Road, Turramurra
August 2015
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Contents
INTRODUCTION ............................................................................................................................ 3
PART 1 – OBJECTIVE AND INTENDED OUTCOMES .................................................................. 9
PART 2 – EXPLANATION OF PROVISIONS ............................................................................... 11
PART 3 - JUSTIFICATION ........................................................................................................... 12
A. Need for the planning proposal ................................................................................... 12
B. Relationship to strategic planning framework.............................................................. 14
C. Environmental, social and economic impact ............................................................... 22
D. State and Commonwealth interests ............................................................................ 27
PART 4 - MAPPING ..................................................................................................................... 28
PART 5 – COMMUNITY CONSULTATION .................................................................................. 30
PART 6 – PROJECT TIMELINE ................................................................................................... 31
APPENDIX A – Checklist of Consistency with Section 117 Directions and SEPPs
APPENDIX B – Site Development Plans prepared by Donaldson Worrad Architects Pty Ltd
dated 7 August 2015
APPENDIX C – Photomontages prepared by Donaldson Worrad Architects Pty Ltd
APPENDIX D – Urban Design Statement prepared by Donaldson Worrad Architects Pty Ltd APPENDIX E – Retail Impact Assessment prepared by Deep End Services Pty Ltd dated August
2015
APPENDIX F – Traffic Report prepared by Colston Budd Hunt and Kafes Pty Ltd dated August
2015
APPENDIX G – Assessment of Flora Constraints and Assessment of Significance dated August
2015 prepared by Anne Clements and Associates Pty Ltd
APPENDIX H – Stormwater Management Report prepared by Acor Consultants dated 21 July
2015
APPENDIX I – Phase 1 Environmental Site Assessment Report for 105 Eastern Road Turramurra
prepared by Geo Logix Pty Ltd dated July 2015
APPENDIX J – Phase 1 Environmental Site Assessment Report for 45-47 Tennyson Avenue
Turramurra prepared by Geo Logix Pty Ltd dated March 2015
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INTRODUCTION
This Planning Proposal to Ku-ring-gai Council supports a request by Milestone (AUST) Pty Limited
(Milestone) to initiate an amendment to the Ku-ring-gai Local Environmental Plan 2015 (LEP 2015)
to rezone the site at 45-47 Tennyson Avenue and 105 Eastern Road, Turramurra (Lot 1 DP
515147, Lot 2 DP 515147 and Lot 1 DP 4323) (the subject site) for the development of an ALDI
Store and two specialty shops with vehicular access from Eastern Road. The subject site is
currently zoned R2 Low Density Residential under the LEP 2015 and rezoning to B1
Neighbourhood Centre is required to facilitate the proposed development. Revision to the
allowable Gross Floor Area provisions for shops in the B1 Neighbourhood Centre zone under the
LEP 2015 is also proposed.
This Planning Proposal has been prepared with regard to the relevant Department of Planning
Guidelines including ‘A Guide to Preparing Planning Proposals’ and ‘A Guide to Preparing Local
Environmental Plans’ and in accordance with Section 55(1) of the Environmental Planning and
Assessment Act 1979 (the EP&A Act). This Planning Proposal details the objectives of the
proposed LEP amendment and explains the proposed LEP provisions and provides the
background to, and justification for, the proposed development. This Planning Proposal also
includes an analysis of the subject site, the rezoning and development proposal, in the context of
the State and local planning policy and instruments and other relevant ‘gateway’ matters including
integration with existing retail centres, land uses and infrastructure, environmental matters and
community consultation.
This Planning Proposal has been prepared with reference to the following plans and supporting
reports:
Checklist of Consistency with Section 117 Directions and State Environmental Planning Policies
(Appendix A);
Site Development Plans prepared by Donaldson Worrad Architects Pty Ltd (Appendix B)
including:
Site Plan, Drawing Number RS-01 (A), dated 7 August 2015;
Ground Floor Plan, Drawing Number RS-02 (A), dated 7 August 2015; and
Rooftop Car Park, Drawing Number RS-03 (A), dated 7 August 2015.
Photomontages of the Proposed Development prepared by Donaldson Worrad Architects Pty
Ltd (Appendix C);
Retail Impact Assessment prepared by Deep End Services Pty Ltd dated August 2015
(Appendix D);
Urban Design Statement prepared by Donaldson Worrad Architects Pty Ltd dated August 2015
(Appendix E);
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Traffic Report prepared by Colston Budd Hunt and Kafes Pty Ltd dated August 2015 (Appendix
F);
Assessment of Flora Constraints and Assessment of Significance prepared by Anne Clements
and Associates Pty Ltd dated August 2015 (Appendix G);
Stormwater Management Report prepared by Acor Consultants dated 21 July 2015 (Appendix
H);
Phase 1 Environmental Site Assessment Report for 105 Eastern Road Turramurra prepared by
Geo Logix Pty Ltd dated July 2015) (Appendix I); and
Phase 1 Environmental Site Assessment Report for 45-47 Tennyson Avenue Turramurra
prepared by Geo Logix Pty Ltd dated March 2015 (Appendix J).
Background
On 27 May 2015, ALDI Stores (A Limited Partnership) (ALDI), Donaldson Worrad Architects and
Milestone met with officers of Ku-ring-gai Council for a Pre-Planning Proposal Meeting and
presented a concept design which proposed to locate the bulk of the built form of the proposed
ALDI Store and one specialty shop on Eastern Road. This preliminary proposal necessitated the
removal of the following trees on the site:
One (1) non-local native tree – identified as tree no. 1 (Melaleuca quinquenervia) in the west of
the subject site;
One (1) exotic tree – identified as tree no. 2 (Acer negundo ‘Variegatum’) in the west of the
subject site;
Four (4) local native remnant canopy trees in the south-eastern corner of the subject site
(identified as tree no.s 27 and 28 (Syncarpia glomulifera, “Turpentine”) and tree no.s 29 and
37 (Eucalyptus saligna, “Sydney Blue Gum”)); and
One (1) street tree (tree no. 17 Platanus x acerifolia) in Eastern Road.
The revised proposed development differs from the initial proposal by the retention of three (tree
no.s 27, 28, 29) of the four local native canopy trees (tree no.s 27, 28, 29 and 37). These four local
native canopy trees are identified as part of the Endangered Ecological Community Sydney
Turpentine-Ironbark Forest, which intergrades with the Blue Gum High Forest in the Sydney Basin
Bioregion under the NSW Threatened Species Conservation Act 1995.
Since the Pre-Planning Proposal Meeting, ALDI has explored further design options for the
development of the site to retain the local native canopy trees listed as part of the Sydney
Turpentine-Ironbark Forest endangered ecological community where practicable to ensure minimal
environmental impacts. This Planning Proposal includes a revised design concept which now
retains three of the ecologically significant trees (tree no.s 27, 28 and 29) located along the
southern boundary of the subject site. The revised proposed development provides active street
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frontages along Tennyson Avenue and Eastern Road whilst retaining two of the Turpentine trees
(tree no.s 27 and 28) and the Sydney Blue Gum tree (tree no. 29).
Site Description
The subject site is located at 45-47 Tennyson Avenue, Turramurra (Lot 2 DP 515147 and Lot 1 DP
4323) and 105 Eastern Road, Turramurra (Lot 1 DP 515147). The site has a combined total site
area of 5,129m² and has a frontage to Tennyson Avenue, Eastern Road and Alice Street of
71.81m, 71.19m and 72.54m respectively.
No. 45-47 Tennyson Avenue currently comprises a garden centre, associated car parking and
structures (shaded yellow within Figure 1 below). No. 105 Eastern Road currently comprises a
service station (shaded blue within Figure 1 below).
Vehicle access to the garden centre site is obtained via the dual vehicle entry point located off
Tennyson Avenue. Vehicle access to the service station site is obtained via the two dual entry
points off Eastern Road and a dual entry point off Tennyson Avenue.
Figure 1: Subject Site Source: Six Viewer Maps 2015
Local Context
The site is located on the edge of the existing Eastern Road Shopping Centre (located to the south
of the site) which comprises an IGA supermarket, BWS Liquor Store and other specialty shops.
Two residential properties directly adjoin the site’s eastern boundary. Residential properties are
Residential Properties
Service Station
Eastern Road
Shopping Centre
Garden Centre
Residential Properties
Residential Properties
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located across the road on the northern side of Alice Street, along Tennyson Avenue and on the
north western side of Eastern Road.
Eastern Road is used as a main thoroughfare for vehicles travelling from the Pacific Highway at
Turramurra (south of the site) to the Junction Road in Wahroonga (north of the site). Junction Road
links Wahroonga to Hornsby.
The subject site is well serviced by public transport. Local bus services operate along Eastern
Road with bus stops located on both sides of the road, directly adjacent to the subject site.
Turramurra Railway Station is located approximately 1.4km south of the site.
The proposed ALDI Store including two small specialty shops is considered to be an appropriate
use and redevelopment of the site as it will complement the Eastern Road Shopping Village
(opposite the site to the south) and will enhance the convenience and weekly shopping needs of
the community.
Photo 1 – The subject site viewed from Tennyson Avenue
Photo 2 – Eastern Road Shopping Centre on the corner of Tennyson Avenue and Eastern Road
Photo 3 – The existing service station on the site, viewed from Tennyson Avenue
Photo 4 – The existing service station on the site, viewed from Eastern Road
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Photo 5 - View from the existing Garden Centre on the site towards nearby residential dwellings on Alice Street
Photo 6 - Residential dwellings opposite the site on Tennyson Avenue
Photo 7 - The existing entrance to the Garden Centre on Tennyson Avenue
Photo 8 - The Eastern Road pharmacy on the corner of Eastern Road and Tennyson Avenue, opposite the site
Retail Context
Under the LEP 2015 the site sits alongside the B1 Neighbourhood Centre zoned land on the corner
of Eastern Road and Tennyson Avenue (being the Eastern Road Shopping Village). The Eastern
Road Shopping Village benefits from a steady flow of passing traffic including commuters and
residents travelling via the Pacific Highway at Turramurra and local east-west road connections to
St Ives and Hornsby. The centre comprises a small refurbished IGA (approx. 570 sqm), BWS
liquor store, dry cleaners, takeaway food (chicken), chemist, butcher and green grocer with a total
retail floor space of approximately 1,512m².
Approximately 1.5 kilometres north east of the site is the East Wahroonga Neighbourhood Centre
which comprises eight tenancies including a supermarket which is approximately 200m². The
closest local centre is the Turramurra Centre which is located approximately two kilometres south
of the subject site. The Turramurra Centre is large but is divided by the Turramurra Railway Station
and is therefore fragmented and difficult to access. Turramurra Centre includes a small and dated
Coles as well as an IGA supermarket (refer Figure 2).
Other local centres include Wahroonga and St Ives which are located approximately 1.5km west
and approximately 3.6km east by road from the subject site. The Wahroonga local centre offers
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limited food and grocery retailing and comprises an IGA supermarket comprising approximately
470m², three bakeries a butcher and liquor store.
The Retail Impact Assessment (Appendix E) found that the entire Ku-ring-gai Council area has
low levels of access to supermarket floor space as well as a limited supply and choice. The
supermarket options inside the Ku-ring-gai Council area are generally of poor quality and difficult to
access (Turramurra) with congested parking and low convenience (St Ives and Gordon).
The rezoning of the site will complement the existing B1 Neighbourhood Centre located directly on
the corner of Eastern Road and Tennyson Avenue, encourage multi-purpose trips by shoppers to
this centre and enhances the convenience and competitiveness of grocery retailing in the area.
Figure 2: Retail Context Source: LEP2015 and Ku-ring-gai Local Environmental Plan (Local Centres)
The subject site
Wahroonga Local
Centre
Eastern Road
Local Centre Local Centre surrounding
Turramurra Railway Station
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PART 1 – OBJECTIVE AND INTENDED OUTCOMES
The site is zoned R2 Low Density Residential under the LEP 2015 (refer Figure 3). The existing
use of the site at No. 45-47 Tennyson Avenue is classified as a “garden centre” which falls under
the “retail premise” group term within LEP 2015. The existing use of the site at No. 105 Eastern
Road is classified as a “service station” within LEP 2015. Garden Centres and Service Stations are
both prohibited uses within the R2 Low Density Residential Zone.
The proposed ALDI Store use and the two proposed specialty shops are classified as a “shop”
within LEP 2015 and are therefore prohibited within the R2 Low Density Residential Zone. A shop
is permissible in the B1 Neighbourhood Centre zone with Council’s development consent under
LEP 2015.
The B1 Neighbourhood Centre zone has an allowable 1,000m² gross floor area under Clause 6.9
(2) of the LEP 2015. The proposed ALDI Store and specialty shops will have a Gross Floor Area
(GFA) of 1,585m² and 370m² respectively and will exceed the maximum permissible floor space of
1,000m² by 955m². This Planning Proposal seeks to revise the floor space restriction under Clause
6.9 (2) of the LEP 2015 to facilitate the proposed ALDI Store development.
This Planning Proposal also seeks to amend the Floor Space Ratio Mapping (Sheet FSR_006)
under the LEP 2015 to amend the floor space ratio (FSR) controls for the subject site to be 0.75:1,
consistent with the FSR of the adjoining B1 Neighbourhood Centre. This Planning Proposal will not
change the current 9.5m maximum height limit for the site under Clause 4.3 of LEP 2015.
The proposed LEP amendment provisions would apply only to the subject site, and not to any
other parcel of land in the Ku-ring-gai local government area.
The objective of the rezoning is to facilitate the development of an ALDI Store and two specialty
shops on the subject site. The proposed development will complement the established
Neighbourhood Centre zone directly opposite the site on Eastern Road and better service the retail
needs of the local residential area and Ku-ring-gai area. More specifically, the proposed
development will incorporate the following works:
Consolidation of the three allotments into one lot;
Demolition of the existing structures on the site associated with the existing garden centre and
service station uses;
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Clearing of one native canopy tree (Sydney Blue Gum tree 37), one non-local native (identified
as tree no. 1), one exotic tree (identified as tree no. 2) and one street tree (identified as tree
no. 17) on Eastern Road;
Remediation of any contaminated land associated with the existing service station and existing
garden centre on the site;
Provision of vehicular access into and egress from the site via Eastern Road with separate
vehicle access for customers and service vehicles;
Construction and fitout of a new ALDI Store with a total Gross Floor Area (GFA) of 1,585m²
and associated signage;
Construction and fitout of two new specialty shops and associated signage fronting Tennyson
Avenue. Shop 1 and Shop 2 will each have a Gross Floor Area (GFA) of approximately 200m²
and 170m² respectively with a total combined GFA of 370m²;
Provision of a total of 83 car spaces on the upper deck of the proposed building;
Provision of a ramp for pedestrian access to the ALDI Store from Eastern Road and to access
car parking on the upper deck of the proposed building;
Loading dock to accommodate 15m delivery vehicles, waste storage and a waste compactor;
Relocation of the existing telecommunications tower to the north western corner of the site;
and
Provision of landscaped setbacks including the retention of existing vegetation to the adjoining
residential dwellings along the northern and eastern boundary of the site.
Figure 3: Zoning Map Source: LEP 2015
The subject site
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PART 2 – EXPLANATION OF PROVISIONS This Planning Proposal seeks to rezone the subject site to B1 Neighbourhood Centre in which a
shop is permissible with Council’s consent under the LEP 2015. The B1 Neighbourhood Centre
zone has an allowable 1,000m² gross floor area under Clause 6.9 (2) of the LEP 2015. The
proposed ALDI Store and specialty shops will have a Gross Floor Area (GFA) of 1,585m² and
370m² respectively. Therefore, the total GFA of the proposed development will be 1,955m² and will
exceed the maximum permissible floor space for the site by 955m².
The draft amendment to LEP 2015 proposes to include a site specific schedule that will specify the
specific gross floor area and type of development allowed by the LEP amendment thereby deleting
the application of LEP 2015 Clause 6.9(2) on the subject site.
Clause 4.4 of LEP 2015 specifies that the permissible FSR of the site is 0.3:1 within the existing R2
Low Density Residential zone. The proposed FSR of the ALDI Store and two specialty shops is
0.38:1. Given the subject site has a site area of 5,129m², and a proposed total GFA of 1,955m², the
proposed development exceeds the current permissible FSR of 0.3:1 within the existing R2 Low
Density Residential zone. The draft amendment to LEP 2015 proposes to amend the FSR controls
for the site to allow a maximum FSR of 0.75:1, consistent with the FSR controls for the B1
Neighbourhood Centre Zone.
This Planning Proposal does not propose to amend the current 9.5m maximum height limit for the
site under Clause 4.3 of LEP 2015.
It is proposed that the modification will amend the maximum gross floor area for the site and will be
enabled by amending Schedule 1 - Additional Permitted Uses of the LEP 2015. The wording of the
proposed modification is as follows:
“Schedule 1 - Additional Permitted Uses
52 Use of certain land at 45-47 Tennyson Avenue and 105 Eastern Road, Turramurra
(1) This clause applies to land at 45-47 Tennyson Avenue and 105 Eastern Road, Turramurra,
being Lot 1 DP 515147, Lot 2 DP 515147 and Lot 1 DP 4323.
(2) Development for the purpose of an ALDI Store and specialty shops with a combined maximum
gross floor area of 1,955m² is permitted with development consent.”
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PART 3 - JUSTIFICATION A. Need for the planning proposal
Q1. Is the planning proposal a result of any strategic study or report?
The Planning Proposal is not directly the result of any local or state government
strategic study or report. Notwithstanding, there has been a long history of consultation
with various State Governments in relation to retail floor space caps and retail floor
space supply that adversely affect the roll out of ALDI Stores since the entrance of
ALDI in Australia. Specifically, ALDI has been actively searching for an appropriately
zoned and sized site within the Ku-ring-gai LGA since 2001. This Planning Proposal is
the result of a comprehensive evaluation of the site’s physical and strategic attributes
and a comprehensive review of the retail context of the site and detailed justification of
the proposal is provided below. These benefits include increased competition resulting
in lower prices for shoppers, local employment opportunities, increased construction
activity and the revitalisation of the existing adjacent centre.
Section 4 of the Retail Impact Assessment (refer Appendix E) states that “the Ku-ring-
gai area has a population of approximately 123,000 residents” and “is projected to grow
to 134,450 residents by 2021”. Ku-ring-gai is by far the largest Council per capita in
NSW without immediate access to an operating ALDI Store. Currently Ku-ring-gai
residents are required to travel outside the LGA to Hornsby, Frenchs Forest and
Chatswood to access ALDI stores.
Part 5 of the Retail Impact Assessment (refer Appendix E) found that, based on
current population levels, a further 12,000m² of supermarket floor space could be
“comfortably supported” in the Ku-ring-gai area. Further, Part 5 noted the following:
Ku-ring-gai has the 7th lowest rate of provision for supermarket floorspace of
Sydney’s 41 municipalities with an estimated 18,196m² of supermarket floorspace
for a population of 123,180 people (June 2015).
In the Ku-ring-gai LGA the deficiency in supermarket floor space is acute and
significant considering its large population base.
The entire Ku-ring-gai Council area is shown to have low levels of access to
supermarket floorspace.
The low level of supply and choice in supermarkets across a large area such as Ku-
ring-gai include the following:
A lack of diversity and choice in supermarkets to offer differentiated products, pricing
and customer satisfaction.
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The Turramurra trade area (as defined in Figure 11 of the Retail Impact
Assessment) has particularly high levels of per capita spending on Food, Liquor,
Groceries and Catering (FLG&C) (at just over $9,000 per person per annum) and is,
on average, 11.4% above the Sydney average (refer to Figure 12 and 13 of the
Retail Impact Assessment held at Appendix E). Combined with a low floorspace
provision in the Ku-ring-gai trade area, existing supermarkets are trading at very
high levels per sqm resulting in longer periods of congestion, queuing and severe
parking shortages for longer periods.
Residents travelling outside the area to access a wider range and choice of
operators, particularly for an ALDI Store where lower prices are a strong attraction.
ALDI’s customer surveys show that many Ku-ring-gai residents make costly and
time consuming trips on major roads to access ALDI stores at Hornsby, Chatswood
and Frenchs Forest.
Lost employment opportunities for Ku-ring-gai residents.
The proposed additional retail uses on the subject site will improve the quality, choice
and convenience of grocery retailing in the local area as well as the accessibility of
services. The proposed ALDI Store will address the current deficiency in modern
supermarket facilities in the local catchment and the Ku-ring-gai LGA. The Retail
Impact Assessment supports the development of an ALDI Store and specialty shops on
the subject site and demonstrates the economic and social benefits of the proposed
rezoning and redevelopment of the subject site.
Q2. Is the planning proposal the best means of achieving the objectives or intended outcomes, or is there a better way?
The NSW Planning System has not provided the incentive or regulation necessary to
ensure that adequate and appropriately zoned and located commercial land is
available in centres, nor does it adequately address relevant competition issues. ‘A
Plan for Growing Sydney’ (the Sydney Metropolitan Strategy) does not propose any
substantive increase in the supply of commercial land in existing or future centres.
The proposed development specifically addresses the disadvantage faced by
consumers in the Ku-ring-gai area experiencing population growth with inadequate land
supply in existing retail centres. Part 5 of the Retail Impact Assessment notes that
ALDI’s customer surveys show that many Ku-ring-gai residents make costly and time
consuming trips on major roads to access ALDI stores at Hornsby, Chatswood and
Frenchs Forest. Further, a low level of supply and choice in supermarkets results in
inflated prices in the local market, lost employment opportunities for local Ku-ring-gai
residents, reduced consumer choice and satisfaction and residents electing to make
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costly and time consuming trips on major roads to access other ALDI Stores in
Hornsby, Chatswood and Frenchs Forest.
B. Relationship to strategic planning framework
Q3. Is the planning proposal consistent with the objectives and actions of the applicable regional or sub-regional strategy (including the Sydney Metropolitan Strategy and exhibited draft strategies)?
The site is located in the Draft North Subregion of the ‘A Plan for Growing Sydney’ (the
Sydney Metropolitan Strategy) which recognises the importance of the region as an
attractive place to live, work and visit with a thriving economy and seeks to increase the
supply of housing and jobs around centres with good public transport as well as
offering a greater diversity of high amenity living and working environments.
The proposed ALDI Store will be consistent with the strategic aim of the Draft North
Subregion by contributing to the local economy and providing employment
opportunities and economic activity in an area that is accessible by public transport and
to surrounding residents.
Q4. Is the planning proposal consistent with council’s local strategy or other local strategic plan?
This Planning Proposal is consistent with the proposed outcomes of the Ku-ring-gai
Council Community Strategic Plan 2030 (Strategic Plan 2030). The Strategic Plan 2030
includes six key themes which comprise of the following:
Community, People and Culture;
Natural Environment;
Places, Spaces and Infrastructure;
Access, Traffic and Transport;
Local Economy and Employment; and
Leadership and Governance.
The amendment to the LEP 2015 proposed by this Planning Proposal directly supports
the relevant three themes of the Strategic Plan 2030 which are addressed below.
Natural Environment
The Natural Environment theme in the Strategic Plan 2030 includes the objective of
ensuring that ecological protection and understanding is integrated with land-use
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planning and bushland is rich in flora and fauna. The Assessment of Flora Constraints
and Assessment of Significance Report provides a detailed description of the flora
present on the site based on site surveys and a review of the history of the site (Refer
to Appendix G). ALDI has explored all options to develop the site to minimise loss of
naturally occurring native species, including the two canopy tree species Eucalyptus
saligna (trees 29 and 37) and Syncarpia glomulifera (trees 27 and 28). The proposed
development will require removal of one native canopy tree (identified as tree 37) being
a Eucalyptus saligna.
In all the concept designs proposed by ALDI it was not practical to keep tree no. 37
(Eucalyptus saligna) as this tree was restrictive in allowing any development to occur on
the site. The proposed development retains the majority of trees on the site including
three ecologically significant trees (tree no.s 27-29) and all trees on the northern and
eastern side boundary of the site. The Assessment of Significance Report concludes
that there are no likely significant impacts from the revised proposal presented by ALDI
on the listed endangered ecological community of Sydney Turpentine-Ironbark Forest.
The proposed development will remove one non-local native (identified as tree no. 1),
one exotic tree (identified as tree no. 2) and one street tree (identified as tree no. 17)
on Eastern Road as identified on Figure 5a-2 of Appendix G. The proposal achieves a
high level of compliance with the objective of the Natural Environment theme of the
Strategic Plan 2030 of integrating land use planning with ecological protection.
Places, Spaces and Infrastructure
The relevant objectives of the Places, Spaces and Infrastructure theme seeks to
ensure that Ku-ring-gai’s unique visual character and identity is maintained, the built
environment delivers attractive, interactive and sustainable living and working
environments and existing centres offer a broad range of shops and services and
contain lively urban village spaces and places.
The subject site currently comprises a nursery and a service station fronting Eastern
Road. The proposed ALDI Store and specialty shops will improve the overall amenity of
the site and streetscape presentation along Eastern Road, Tennyson Road and Alice
Street and will have a positive overall visual impact. This Planning Proposal is
supported by an Urban Design Statement prepared by Donaldson Worrad Architects
Pty Ltd which outlines how the development is well integrated with the existing built
form and context of the site and provides a high quality streetscape improvement to
existing conditions.
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The proposed development will enhance retail grocery choice for local residents and
will add to the vitality of the existing Neighbourhood Centre located adjacent to the
subject site on the corner of Eastern Road and Tennyson Avenue. The proposed ALDI
Store and two specialty shops will provide active frontages along Tennyson Avenue
and Eastern Road and will increase pedestrian activity, enhance activation and vitality
in the Neighbourhood Centre. The existing amenity and ‘leafy’ character of the site and
locality will be maintained as the proposal retains the two Turpentine trees (tree no.s 27
and 28) and the Sydney Blue Gum tree (tree no. 29) located along the southern site
boundary, fronting Tennyson Avenue as well as the majority of existing landscaping on
the eastern and northern boundaries of the site. The proposed development will retain
all trees except for the following four trees (as shown in Figure 5a-2 of Appendix G):
One (1) non-local native tree – identified as tree no. 1 (Melaleuca quinquenervia) in
the west of the subject site;
One (1) exotic tree – identified as tree no. 2 (Acer negundo ‘Variegatum’) in the
west of the subject site;
One (1) local native remnant canopy trees in the south-eastern corner of the subject
site (identified as tree no.s 27 and 28 (Syncarpia glomulifera, “Turpentine”) and
tree no.s 29 and 37 (Eucalyptus saligna, “Sydney Blue Gum”)); and
One (1) street tree (tree no. 17 Platanus x acerifolia) in Eastern Road.
Local Economy and Employment
The relevant objectives of the Places, Spaces and Infrastructure theme of the Strategic
Plan 2030 states that Ku-ring-gai is to be an attractive location for business investment
and is to include a range of activities and experiences that attract visitors.
The proposed development will service the local community and Ku-ring-gai area and
will increase traffic and activity to the B1 Neighbourhood Centre located on Eastern
Road. The proposed ALDI Store and specialty shops will provide new retail
employment opportunities and greater business investment in the Ku-ring-gai area and
will have a positive impact on the local economy. This Planning Proposal seeks to
facilitate the revitalisation of the two sites which are currently operating as long
standing commercial uses in a residential zone. The total direct on-site employment
generated by the proposed ALDI Store and specialty shops is 34 full-time equivalent
positions and a total of 55 full-time equivalent indirect jobs created in the local and
broader economy. The proposed ALDI Store and specialty shops will result in the
improvement of street activation by facilitating interactive retail uses which will provide
flow-on benefits to the other retailers and services in this centre. These new retail
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employment opportunities will benefit the local economy and satisfy the relevant
objectives of the Places, Spaces and Infrastructure theme of the Strategic Plan 2030.
This Planning Proposal is therefore consistent with the themes of the Strategic Plan
2030.
Q5. Is the planning proposal consistent with applicable State Environmental Planning Policies?
The following table identifies the key applicable SEPPs and outlines this Planning
Proposal’s consistency with those SEPPs. A checklist of compliance with all SEPPs is
contained at Attachment A.
SEPP Comment on Consistency
SEPP 55 Remediation of Land SEPP 55 requires a planning authority to give consideration to contamination issues when rezoning land which allows a change of use that may increase the risk to health or the environment from contamination and requires consideration of a report on a preliminary investigation where a rezoning allows a change of use that may increase the risk to health or the environment from contamination.
SEPP 55 introduces state-wide planning controls for the
remediation of contaminated land. The policy states that
land must not be developed it if is unsuitable for a
proposed use because it is contaminated.
Part of the site comprises an existing service station (on
Lot 1 DP 515147), which is listed as an activity that may
cause contamination under Table 1 of “Managing Land
Contamination Planning Guidelines SEPP 55 -
Remediation of Land” (the Contaminated Land Planning
Guidelines).
A Phase 1 Environmental Site Assessment (ESA)
prepared by Geo Logix Pty Ltd dated July 2015 undertook
a site inspection and reviewed the site history of Lot 1 DP
515147 (the existing service station). The ESA concluded
that the site has been operated as a service station for 50
years and therefore there is potential for soil and
groundwater contamination of this portion of the subject
site (refer Appendix I). Further investigation would be
required to assess the presence or otherwise of such
contamination.
A Phase 1 ESA prepared by Geo Logix Pty Ltd dated
March 2015 also reviewed the site history of Lot 1 DP
4323 and Lot 2 DP 515147 (the existing nursery site)
(refer Appendix J). The report concluded that there have
been potentially contaminating uses of the site including
the following:
orcharding, market gardening and use as a retail;
nursery, a bus depot with mechanical maintenance
activities and underground fuel storage; and
demolition of former site structures.
18
SEPP Comment on Consistency
Further, due to Lot 1 DP 4323 and Lot 2 DP 515147 being
located directly adjacent to a petrol station, there is
potential for land contamination at the site and further
investigation would be required to assess the presence or
otherwise of such contamination. The proposal is able to
achieve compliance with SEPP 55.
SEPP 64 Advertising and Signage
An assessment of the proposed signage against the
provisions of SEPP 64 will be undertaken as part of a
Development Application (DA) to Council to ensure that
any proposed signage is consistent with the objectives of
this SEPP 64 Advertising and Signage. The proposed
development is considered able to achieve compliance
with these provisions.
SEPP Infrastructure 2007 The site is located adjacent to a classified road (Eastern
Road, road number 7351) and pursuant to Clause 100 of
the SEPP (Infrastructure) 2007 the proposed development
will be referred to Roads and Maritime Services (RMS) for
concurrence assessment. The proposed development is
considered able to achieve compliance with the
requirements of SEPP (Infrastructure) 2007.
Q6. Is the planning proposal consistent with applicable Ministerial Directions (s.117 directions)?
The following table identifies applicable Section 117 Directions and outlines this
Planning Proposal’s consistency with those Directions. A checklist of compliance with
all Section 117 Directions is held at Appendix A.
Directions under S117
Objectives Consistency
1. EMPLOYMENT AND RESOURCES
1.1 Business and Industrial Zones
The objectives of this direction are to: (a) Encourage
employment growth in suitable locations,
(b) protect employment land in business and industrial zones, and support the viability of identified strategic
Consistent
The proposed ALDI and retail shops will provide approximately 34 full-time equivalent (FTE) positions and an estimated 55 FTE jobs created in the local and broader economy. The new retail employment opportunities on-
19
Directions under S117
Objectives Consistency
centres. site will benefit the local economy and achieves compliance with the objective 1.1(a) of this Direction. The proposal effectively extends the existing Eastern Road Neighbourhood Centre north, over land currently used for commercial purposes. The proposal will increase traffic, multi-purpose trips and activity to the Eastern Road B1 Neighbourhood Centre and will not result in significant adverse trading impacts or the closure of multiple retailers at other existing centres, as outlined in the Retail Impact Assessment held at Appendix E. Therefore, the proposal protects employment land in business zones and supports the viability of these centres and achieves compliance with objective 1.1(b) of this Direction.
2. ENVIRONMENT AND HERITAGE
2.1 Environment Protection Zones
The objective of this direction is to protect and conserve environmentally sensitive areas.
Justifiably Inconsistent. As outlined in the Assessment of Flora Constraints and Assessment of Significance Report prepared by Anne Clements and Associates Pty Ltd held at Appendix G, the site comprises four canopy trees identified as the endangered ecological community Sydney Turpentine-Ironbark Forest under the Threatened Species Conservation Act 1995 (TSC Act 1995). ALDI has explored all options to develop the site to minimise loss of naturally occurring native species in all the concept designs proposed for redevelopment for an ALDI Store. Where practicable, local native canopy trees have been retained on site, including three of the four canopy trees protected under the TSC Act
20
Directions under S117
Objectives Consistency
1995. The proposed removal of tree no. 37 will not have a significant impact on the endangered ecological community Sydney Turpentine-Ironbark Forest. The proposed development will remove one non-local native (identified as tree no. 1), one exotic tree (identified as tree no. 2) and one street tree (identified as tree no. 17) on Eastern Road as identified on Figure 5a-2 of Appendix G.
3. HOUSING, INFRASTRUCTURE AND URBAN DEVELOPMENT
3.4 Integrating Land Use and Transport
The objective of this direction is to ensure that urban structures, building forms, land use locations, development designs, subdivision and street layouts achieve the following planning objectives: (a) improving access to
housing, jobs and services by walking, cycling and public transport, and
(b) increasing the choice of available transport and reducing dependence on cars, and
(c) reducing travel demand including the number of trips generated by development and the distances travelled, especially by car, and
(d) supporting the efficient and viable operation of public transport services, and
(e) providing for the efficient movement of freight.
Consistent. The new ALDI Store and retail shops will improve the quality, choice and convenience of supermarket shopping in the local area and within close proximity to residents and workers. Average travel times for residents to access a well-ranged supermarket will significantly be reduced which will in turn ease traffic congestion in some areas and provide positive sustainability outcomes. A detailed assessment of the traffic impacts of the proposed ALDI Store and the specialty shops is provided in the Traffic Report prepared by Colston Budd Hunt and Kafes Pty Ltd dated August 2015 held at Appendix F. The Traffic Report found that the increase in traffic generation on Eastern Road will be approximately 60 to 110 vehicles per hour two-way during peak periods (weekday afternoons and Saturday lunchtime). Increases of traffic on Tennyson Avenue and Alice Street will be lower at some 10 to 30 vehicles per hour two-way during peak periods. The Traffic
21
Directions under S117
Objectives Consistency
Report concludes that the increase in traffic generation from the proposed development will not cause traffic flows to cross the environmental amenity thresholds in Alice Street or Tennyson Avenue and will maintain a good level of service along Eastern Road during peak periods. Overall, the road network will be able to accommodate the additional traffic from the proposed development. The site is directly adjacent to bus services which operate along Eastern Road. This bus service provides an alternative to travelling to the site by car. The proposal will provide employment opportunities and retail facilities close to public transport services and strengthen demand for these services. The proposal therefore achieves compliance with the objective of 3.4 of this Direction relating to integrating land use and transport.
6. LOCAL PLAN MAKING
Site Specific Provisions
The objective of this direction is to discourage unnecessarily restrictive site specific planning controls.
Justifiably Inconsistent. The Planning Proposal seeks to rezone the site to facilitate the development of the site for an ALDI Store and specialty shops. The B1 Neighbourhood Centre zone has an allowable 1,000m² floor space under Clause 6.9 (2) of the LEP 2015. The proposed ALDI Store and proposed specialty shops will exceed these gross floor area requirements by 955m² under Clause 6.9 (2) of the LEP 2015. The subject site is currently used for commercial purposes and the LEP 2015 amendments
22
Directions under S117
Objectives Consistency
are justified in Part 2 of this Planning Proposal. The proposed LEP 2015 amendments will not result in unnecessarily restrictive site specific planning controls and will not amend the provisions of any other parcel of land in the Ku-ring-gai local government area.
7. METROPOLITAN PLANNING
7.1 Implementation of the Metropolitan Strategy
The objective of this direction is to give legal effect to the vision, land use strategy, policies, outcomes and actions contained in the Metropolitan Strategy.
Consistent. As discussed above, the Planning Proposal provides employment opportunities in close proximity to public transport and surrounding residents which is consistent with the strategic aims of the Draft North Subregion of the Sydney Metropolitan Strategy.
C. Environmental, social and economic impact
Q7. Is there any likelihood that critical habitat or threatened species, populations or ecological communities, or their habitats, will be adversely affected as a result of the proposal?
The Assessment of Flora Constraints and Assessment of Significance Report (refer to
Appendix G) identifies that the site comprises the native canopy tree species
Syncarpira glomulifera (Turpentine) and Eucalyptus saligna (Sydney Blue Gum)
(identified as tree no.s 27-29 and 37). The final determination of State Conservation
Significance of these native tree species is that they are considered to be
conservationally significant vegetation listed as Sydney Turpentine- Ironbark Forest
under the NSW Threatened Species Conservation Act 1995. The Assessment of
Significance Report concludes that the revised proposal results in:
The removal of 25% (1) of the 4 local remnant canopy trees of the Sydney
Turpentine-Ironbark Forest (STIF) on the subject site;
The removal of 9% (1) of the 11 local remnant canopy trees of the STIF in the
study area;
The removal of 2.5% of the local native canopy in the 1.5 ha patch in the locality;
23
There is not likely to be a significant impact from the revised proposal on the listed
endangered ecological community Sydney Turpentine-Ironbark Forest; and
That no Species Impact Statement is required.
Q8. Are there any other likely environmental effects as a result of the planning proposal and how are they proposed to be managed?
Ku-ring-gai Local Environmental Plan 2015 (LEP 2015)
Summary assessments of the clauses of the LEP 2015 that apply to the proposed
development are provided below. Further details will be submitted as part of a DA to
Council. The objectives of the B1 Neighbourhood Centre zone are as follows:
“To provide a range of small-scale retail, business and community uses that serve
the needs of people who live or work in the surrounding neighbourhood.
To encourage employment opportunities in the accessible locations.
To maximise public transport patronage and encourage walking and cycling.
To provide for residential housing close to public transport, services and
employment opportunities.”
The proposed ALDI Store development achieves the objectives of the B1
Neighbourhood Centre zone for the following reasons:
Provides a retail use that will serve the needs of residents as well as visitors to the
local area;
Provides employment opportunities in an area that is highly accessible and well
serviced by public transport; and
Will be easily accessible to patrons from nearby residential areas by walking and by
bus available on Eastern Road.
The proposed development can also achieve compliance with Clause 4.3 in LEP 2015
which requires a maximum building height of 9.5 metres.
Clause 6.3 of LEP 2015
The northern boundary and south-east corner of the site are mapped on the LEP 2015
Terrestrial Biodiversity Map as comprising Terrestrial Biodiversity. Therefore, the
objectives of Clause 6.3 of LEP 2015 are relevant to the Planning Proposal. A detailed
assessment of the flora constraints on the site is provided in the Assessment of Flora
Constraints Report held at Appendix G. Overall the proposal complies with the
24
objectives of Clause 6.3. ALDI has explored all concept design options for
redevelopment of the site and sought to retain the existing vegetation along the
northern boundary and south-east corner of the site which comprise Terrestrial
Biodiversity.
Clause 6.9 of LEP 2015
Clause 6.9 (2) of the LEP 2015 requires that the B1 Neighbourhood Centre zone has
an allowable 1,000m² floor space. The total GFA of the proposed development will be
1,955m² and will exceed the maximum permissible gross floor area for the site by
955m².
As outlined in Part 2 of this Planning Proposal, the LEP 2015 is proposed to be
amended to include a site specific schedule that will specify the specific floor space
and type of development allowed by the LEP amendment thereby deleting the
application of Clause 6.9(2) of LEP 2015 on the subject site. The proposed increase in
the retail floor space of the site is considered acceptable for the following planning and
design reasons:
The proposed development will provide an additional supermarket option for
residents in the area with positive significant economic and community benefits and
will not result in significant trading impacts or the closure of multiple retailers at
existing surrounding centres;
A supply and demand review of retail floor space demonstrates an undersupply in
this LGA;
The proposed height, scale and built form of the development are compatible and
integrate with the existing built form of the adjoining Neighbourhood Centre located
on the southern corner of Eastern Road and Tennyson Avenue; and
The proposed development achieves a high level of compliance with the objectives
of the B1 Neighbourhood Centre zone of LEP 2015 as outlined above.
The imposition of a 1,000m² gross floor area cap would prohibit the development of a
generic ALDI Store on this site and a smaller store would adversely affect ALDI’s
operational procedures and reduce efficiencies which are passed onto the customer in
cheaper prices. This would result in the perverse effect of a reduction in ALDI’s
competitive ability within the existing grocery market.
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Ku-ring-gai Development Control Plan 2015
Ku-ring-gai Development Control Plan 2015 (DCP 2015) provides a more detailed layer
of planning controls for all development as well as uses proposed on land zoned for
business purposes. The proposed development is considered able to achieve a high
level of compliance with the requirements of DCP 2015 including those relating to
access, contamination, servicing, biodiversity controls, building design, waste and
stormwater management as well as signage and landscaping.
Building Design
The proposed development has been designed to have a built form which is orientated
towards Eastern Road and Tennyson Avenue. By locating the bulk of the built form of
the proposed development to these roads as well as retaining the existing landscaping
to the northern and eastern site boundaries (at residential interfaces), the development
minimises adverse amenity impacts, particularly in relation to noise, light spill,
advertising signage, and glare at night from vehicle and truck lights exiting the site to
surrounding nearby residential properties. A detailed assessment of potential noise and
other potential amenity impacts to residential properties will be undertaken as part of a
DA which will include an assessment of any measures required to ensure that amenity
impacts from the proposed development are preserved for surrounding properties.
Biodiversity Controls
The south-eastern corner and northern boundary of the site, fronting Alice Street are
mapped on the Greenweb DCP Categorised Map as ‘Landscape Remnant’. Where,
possible, the proposed development retains trees located in Landscape Remnant
areas.
Contaminated Land
The remediation of the site will require Council’s development consent and Part 16 of
DCP 2014 requires the application to comply with the provisions of the Ku-ring-gai
Council Contaminated Land Policy 2004 (Contaminated Land Policy).
Car parking
The proposed ALDI Store and specialty shops total combined GFA is 1,955m² and the
proposal will include 83 car spaces located on the upper deck of the building. The
26
proposed development will have a shortfall of 32 car spaces under the provisions of the
DCP. The Traffic Report held at Appendix F states that the total parking demand of
the development will be between 67 and 87 spaces based on the RMS “Guide to
Traffic Generating Developments” as well as surveys of a number of parking demands
at similar ALDI Stores (at Rouse Hill, Green Point and Cessnock). On this basis, the
Traffic Report concludes that the proposed provision of 83 car spaces for the proposed
ALDI Store and specialty shops is appropriate. Further justification for the proposed
reduction in car parking will be provided as part of a detailed assessment of the
proposal in a DA to Council.
Q9. Has the planning proposal adequately addressed any social and economic effects?
The following existing Centres are in proximity to the subject site:
Neighbourhood Centres: Eastern Road Turramurra, Bannockburn Road
Turramurra, North Turramurra and Colonial Centre (St Ives Chase), East
Wahroonga and Waitara (East Hornsby); and
Local Centres: Turramurra, St Ives, Pymble and Wahroonga.
The Retail Impact Assessment concluded that the highest retail impact in percentage
terms will be on the Eastern Road Shopping Village which is adjacent to the site. The
proposed ALDI Store and specialty shops will enhance competition with the existing
small IGA supermarket, two fresh food retailers and liquor store located in the Eastern
Road Shopping Village. These estimated trading impacts will be normal competitive
impacts expected in any growth environment. However it is expected that other
retailers (pharmacy, dry cleaner and café) in this Centre will benefit from the increased
traffic and shoppers attracted to the Eastern Road Shopping Village providing flow on
benefits as well as acting as a catalyst for other redevelopment and investment in the
Centre.
The proposed ALDI Store will provide an additional supermarket option for residents in
the area and will not result in any significant trading impacts or the closure of multiple
retailers at existing centres due to the existing high occupancy levels in the surrounding
local and neighbourhood centres, the relatively small provision of floor space proposed,
the low provision of supermarket in the trade area (defined as within 1.5km of the site
to include Turramurra, Wahroonga and Warrawee and 3km north of the site into North
Turramurra) and generally across Ku-ring-gai, the convenience of the proposed ALDI
Store, and the expected moderate population growth projected for in and around
centres.
27
D. State and Commonwealth interests
Q10. Is there adequate public infrastructure for the planning proposal?
In terms of services, the subject site is already connected to sewer, water, stormwater,
electricity and telecommunication services. Local bus services operate along Eastern
Road and bus stops are located on both sides of the road, adjacent to the subject site.
Turramurra Railway Station is located approximately 1.4km south of the site. The site
has good access to public transport and utilities infrastructure and is therefore a good
candidate for redevelopment.
The existing capacity of the stormwater infrastructure on the subject site has been
assessed as detailed in the Stormwater Management Report prepared by Acor
Consultants dated 21 July 2015 held at Appendix H. The Stormwater Management
Report concludes that, subject to a more detailed design, upgrades to the existing
stormwater infrastructure will need to occur in the form of a new gross pollutant trap, oil
and silt arrestor and potentially tertiary treatment. A more detailed assessment of the
stormwater management for the site will be undertaken as part of a DA to Council.
Q11. What are the views of state and Commonwealth public authorities consulted in accordance with the Gateway determination?
This section of the planning proposal will be completed following consultation with the
State and Commonwealth Public Authorities identified in the gateway determination
and will detail and address any issues raised by public authorities as required.
28
PART 4 - MAPPING
It is requested that Ku-ring-gai Council amend the Ku-ring-gai Local Environmental Plan 2015
mapping as outlined below.
Amend Land Zoning Map
We request that the existing Land Zoning Map (Sheet LZN_006) under the LEP 2015 be amended
to rezone the subject site to B1 Neighbourhood Centre, as shown below in Figure 4.
Figure 4: Zoning Map (showing proposed amendment) Source: LEP 2015
Height of Buildings Map
The existing Height of Buildings Map (Sheet HOB_006) under the LEP 2015 will not need to be
amended as the proposed development will comply with the permissible height for the subject site
of 9.5m.
Amend Floor Space Ratio Map
We request that the existing Floor Space Ratio Map (Sheet FSR_006) under the LEP 2015 be
amended to increase the floor space ratio (FSR) for the subject site to be 0.75:1, as shown below
in Figure 5.
The subject site and
proposed B1
Neighbourhood Centre
Zoning
29
Figure 5: Floor Space Ratio Map (showing proposed amendment) Source: LEP 2015
The subject site and
proposed FSR of
0.75:1
30
PART 5 – COMMUNITY CONSULTATION Community and public authority consultation will be undertaken in accordance with the existing
statutory consultation provisions for rezoning and development applications. It is anticipated that a
28-day public exhibition period will be provided for this Planning Proposal.
Following lodgement of the Planning Proposal, ALDI propose to hold a community information
night to answer any queries the Ku-ring-gai local community might have in relation to the proposal.
31
PART 6 – PROJECT TIMELINE
Stage Timing
Anticipated commencement date (date of Gateway determination)
Date
Anticipated timeframe for the completion of required technical information
Date
Timeframe for government agency consultation (pre and post exhibition as required by Gateway determination)
Date
Commencement and completion dates for public exhibition period
Date
Dates for public hearing (if required)
Date
Timeframe for consideration of submissions
Date
Timeframe for the consideration of a proposal post exhibition
Date
Date of submission to the department to finalise the LEP
Date
Anticipated date RPA will make the plan (if delegated)
Date
Anticipated date RPA will forward to the department for notification.
Date
32
APPENDIX A - Checklist of Consistency with Section 117 Directions and
SEPPs
PART A: STATE ENVIRONMENTAL PLANNING POLICIES Not relevant
Consistent
SEPP 1 Development Standards
SEPP 4 Development Without Consent
SEPP 6 Number of Storeys in a Building
SEPP 19 Bushland in Urban Areas
SEPP 21 Caravan Parks
SEPP 22 Shops and Commercial Premises
SEPP 30 Intensive Agriculture
SEPP 32 Urban Consolidation (Redevelopment of Urban Land)
SEPP 33 Hazardous and Offensive Development
SEPP 44 Koala Habitat Protection
SEPP 55 Remediation of Land
SEPP 60 Exempt and Complying Development
SEPP 62 Sustainable Aquaculture
SEPP 64 Advertising and Signage
SEPP 65 Design Quality of Residential Flat Development
SEPP 70 Affordable Housing (Revised Schemes)
SEPP (Housing for Seniors or People with a Disability) – 2004
SEPP Building Sustainability Index : Basix 2004
SEPP Major Development
SEPP Mining, Petroleum Production and Extractive Industries
SEPP Temporary Structures 2007
SEPP Infrastructure 2007
SEPP Affordable Rental Housing 2009
SEPP Exempt and Complying Development Codes 2008
33
PART B: REGIONAL ENVIRONMENTAL PLANS Not relevant
Consistent
SYDNEY REP 20 Hawkesbury-Nepean River
SYDNEY REP (Sydney Harbour Catchment) 2005
34
PART C: DIRECTIONS UNDER S117(2) Not relevant
Consistent Justifiably inconsistent
PART 1 – GENERAL DIRECTIONS
1. Employment and Resources
1.1 Business and Industrial Zones
1.2 Rural Zones
1.3 Mining, Petroleum production and Extractive Industries
1.4 Oyster Aquaculture
1.5 Rural Lands
2. Environment and Heritage
2.1 Environment Protection Zones
2.2 Coastal Protection
2.3 Heritage Conservation
2.4 Recreation Vehicle Areas
3. Housing, Infrastructure and Urban Development
3.1 Residential Zones
3.2 Caravan Parks and Manufactured Home Estates
3.3 Home Occupations
3.4 Integrating Land Use and Transport
3.5 Development Near Licensed Aerodromes
4. Hazard and Risk
4.1 Acid Sulfate Soils
4.2 Mine Subsidence and Unstable Land
4.3 Flood Prone Land
4.4 Planning for Bushfire Protection
5. Regional Planning
5.1 Implementation of Regional Strategies
5.2 Sydney Drinking Water Catchments
5.3 Farmland of State and Regional Significance on the NSW Far North Coast
5.4 Commercial and Retail Development along the Pacific Highway, North Coast
5.5 Development in the vicinity of Ellalong, Paxton and Millfield (Cessnock LGA)
5.6 Sydney to Canberra Corridor (Revoked 10 July 2008. See amended Direction 5.1)
5.7 Central Coast (Revoked 10 July 2008. See amended Direction 5.1)
5.8 Second Sydney Airport: Badgerys Creek
6. Local Plan Making
6.1 Approval and Referral Requirements
6.2 Reserving Land for Public Purposes
6.3 Site Specific Provisions
7. Metropolitan Planning
7.1 Implementation of the Metropolitan Strategy
35
APPENDIX B – Preliminary Plans prepared by Donaldson Worrad
Architects Pty Ltd dated 7 August 2015 (Not part of this Planning
Proposal)
36
APPENDIX C – Photomontages prepared by Donaldson Worrad
Architects Pty Ltd (Not part of this Planning Proposal)
37
APPENDIX D – Urban Design Statement prepared by Donaldson Worrad
Architects Pty Ltd
38
APPENDIX E – Retail Impact Assessment prepared by Deep End
Services Pty Ltd dated August 2015
39
APPENDIX F – Traffic Report prepared by Colston Budd Hunt and Kafes
Pty Ltd dated August 2015
40
APPENDIX G – Assessment of Flora Constraints and Assessment of
Significance prepared by Anne Clements and Associates Pty Ltd dated
August 2015
41
APPENDIX H – Stormwater Management Report prepared by Acor
Consultants dated 21 July 2015
42
APPENDIX I – Phase 1 Environmental Site Assessment Report for 105
Eastern Road Turramurra prepared by Geo Logix Pty Ltd dated July
2015
43
APPENDIX J – Phase 1 Environmental Site Assessment Report for 45-47
Tennyson Avenue Turramurra prepared by Geo Logix Pty Ltd dated
March 2015