Agenda


Environment and Planning Committee

 

Monday, 03 December 2018

7.00pm

 

Georges River Civic Centre

Hurstville

 

 

 

 


Georges River Council –     Environment and Planning -  Monday, 3 December 2018                                                   Page 2

 

          Environment and Planning

ORDER OF BUSINESS

 

1.      Acknowledgement of Country

2.      Apologies

3.      Disclosures of Interest

4.      Public Addresses to the Meeting

5.      Confirmation of Minutes of Previous Meeting

MINUTES: Environment and Planning - 12 November 2018  

6.      Committee Reports

ENV045-18       Investigation of Waste Diversion Options

(Report by Manager Environment Health & Regulatory Services)........................ 3

ENV046-18       Low Rise Medium Density Housing Code Planning Proposal

(Report by Senior Strategic Planner)....................................................................... 12

ENV047-18       Adoption of Georges River Council's Economic Development Strategy

(Report by Manager Strategic Planning)............................................................... 148

ENV048-18       Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals

(Report by Coordinator Strategic Planning).......................................................... 209

ENV049-18       Appointment of Community Representatives to the Georges River Council Local Planning Panel for the Kogarah Bay and Hurstville Wards

(Report by Manager Development and Building)................................................ 317  

 

 


Georges River Council –     Environment and Planning -  Monday, 3 December 2018                                                   Page 3

Committee Reports

Item:                   ENV045-18        Investigation of Waste Diversion Options 

Author:              Manager Environment Health & Regulatory Services

Directorate:      Environment and Planning

Matter Type:     Committee Reports

 

 

 

Recommendation;

 

That Council endorse the implementation of the Bower Collection and Rehoming Service; Retail your Rubbish; Clothing and Textile Recycling and Sustainability in Schools in accordance with the details in this report, in order to assist in improving the diversion of waste from landfill.

 

 

 

Executive Summary

 

1.      This report outlines the initiatives currently undertaken by Council to reduce the amount of waste currently going to landfill, how Council works to meet the State Government’s Waste reduction targets and to outline future initiatives to be undertaken by Council over the next 12 months.

 

2.      Council currently provides a Waste and Recycling Collection service to every resident within Georges River through its three bin collection system and kerbside clean-ups.  This service has over recent years significantly increased the amount of product that is recycled by Council.

 

3.      Working with residents to minimise the amount of waste going to landfill not only diverts waste from landfill it also saves Council money in the long term.  This report will discuss four areas that Council is working on to improve services and divert waste from landfill.

 

4.      These four areas are:

·        Rehoming/ reuse services – through ‘The Bower’

·        Retail Your rubbish – reducing waste presented for kerbside clean up

·        Education and recycling opportunities through our schools

·        Alternatives to the collection of clothing

 

5.      Each area outlined above will be discussed and a set of recommended actions designed to increase the diversion of waste to landfill will be provided.  The funding required for each area will be sourced from Council’s Waste Reserve with a total value of $380,173.

 

Background

 

6.      Council at its meeting of 28 May 2018 resolved:

“That, in an effort to divert rubbish from landfill and to encourage recycling and reuse efforts, the General Manager prepare a report to Council which investigates waste diversion options, including:

 

(i)      The Bower's Collection and Rehoming Service;

 

(ii)     Recommencing the Retail Your Rubbish program from the former Kogarah City Council for scheduled clean ups and the collection of clothing for reuse; and

 

(iii)    Actions that can assist to increase sustainability awareness throughout the schools in the Georges River Council area.

 

7.      The NSW Environment Protection Authority has set a diversion of waste from landfill target for all Councils within NSW of 70% by 2022.  Council has been working with our residents to achieve this target through education programs and through the engagement of Waste Processing Contracts. 

 

Existing Waste Service

 

8.      Council has conducted regular waste compositional audits over the last 10 years.  The most recent was conducted in 2016, with the next due to be conducted in 2019.  A pie graph showing the composition of the red lid waste bin in 2016 is below.

 

 

9.      From the pie graph, 78% of the red lid bin can potentially be diverted from landfill. Council has explored options for waste processing to recover and divert these materials from landfill as well as the recent employment of a Waste Education Officer to assist with educating residents to source separate wastes within the home before the bin is placed at kerbside for collection.

 

10.    In 2011 Council signed a waste processing contract with Veolia as part of an SSROC joint waste processing tender for waste from the former Kogarah Local Government Area. This tender has a guaranteed diversion rate of 56% of waste from landfill.  In May 2018 Council resolved to accept the Suez waste processing tender for waste from the former Hurstville.  Suez has committed to processing 25% of the waste from the former Hurstville Local Government Area with a guaranteed diversion rate of 40% of waste from landfill.


 

 

11.    On 25 October 2018, the NSW EPA announced the revocation of the 2016 compost exemption where this waste is used in broad acre agriculture, plantations and mine-site rehabilitation until further controls can be considered.  The changes were legislated on 26 October 2018 and were effective immediately.

 

12.    The NSW EPA requires that Veolia, and all other facility operators, cease to apply the compost to the former mine where it is intended to be used to rehabilitate the degraded site. Other facility operators including SUEZ are also to cease using the waste processed product on agricultural land. This directly affects the waste processing of the red lid bin across the Georges River Council area; however, it does not affect the collection of the bins.

 

13.    Council and the processors have been liaising weekly since the exemption was revoked, to ensure all relevant parties are kept informed with the most up to date information.

 

14.    Even with these contracts in place, residents should still prioritise the avoidance of waste going into the garbage bin. Council provides residents with the following to assist reducing the waste going into the red lid garbage bin:

 

·        Two kerbside collections per annum

·        Twice yearly chemical collection

·        Weekly e-waste drop off

·        Green organics drop off

 

15.    The kerbside clean-up service for the former Kogarah Council is currently taken to a Remondis processing facility where 20% of the clean-up material is recycled or processed.  Further, the twice yearly chemical cleanout was successful last year in diverting approximately fifty tonnes of chemicals from going to landfill.

 

16.    Council also hosts a weekly e-waste collection at Council’s Mortdale Depot which diverts e-waste from landfill. Last year Council diverted approximately 80 tonnes of electronic waste from landfill.  Council also provides a mulch back service to residents to close the loop on their extra green waste.  This service also takes larger green waste items that cannot easily be placed either in Council’s clean up service or the fortnightly green waste bin. Last year this service diverted 14 tonnes from landfill.

 

Recommended Action – Existing Waste Service

17.    That Council:

·        Continue to work with Veolia and Suez to maximise diversion of waste to landfill through product and infrastructure improvement;

·        Monitor and report to Council information from the EPA which is directly related to the processing of waste through Alternate Waste Technology;

·        Expand the current E-waste collection service to the Kogarah Depot;

·        Increase the frequency of Chemical Clean out days, noting that four have already been booked for 18/19; and

·        Use Waste Education as a tool to maximise waste avoidance. 

 

Note: The total funding from the Waste Reserve to carry out the expansion of current services and waste education is $295,000

 


 

The Bower's Collection and Rehoming Service

 

18.    In March 2018, Council received information from The Bower regarding their Collection and Rehoming service which included an annual membership fee.  The membership fee was negotiated at $3,373.25 + GST.  The service provided includes:

 

·        Free collections of household goods for residents of member Councils;

·        Free access to the reuse database for residents of member Councils;

·        Quarterly reports on goods diverted from landfill and data about local residents searching the reuse database i.e. postcode, topics, clicks, time;

·        Regular updating and vetting of organisations featured in reuse database;

·        On line portal http://bower.org.au/council-information/ with promotional content;

·        Educational awareness campaign about reuse and combating illegal dumping, with support from EPA, will be integrated in communication with residents of participating Councils;

·        An on-line collection tool has been developed and will be the exclusive tool for residents from member councils to book a collections of household goods. It will allow for accurate reporting on goods diverted from landfill.

·        http://pickup.bower.org.au/;

·        An on-line reuse database will be created based on our current referral and reuse database and will be available for residents from participating councils; and

·        Councils can purchase repair cafes and workshops at a 20% discount ($100 per hour).

 

19.    Council has recently joined the Bower for 18/19.  Since joining, Council has booked two repair cafes, and commenced advertising the services provided on Council’s website and Facebook page.

 

20.    The repair cafes, provided by the Bower are split into 3 topics:

 

(i)      Bicycle repair and maintenance café;

(ii)     Small electrical repair workshop; and

(iii)    Timber furniture repair workshop

 

21.    The repair cafes are designed to equip residents with the skills to repair their own items in the future, as an alternative to throwing an item out when it can be easily repaired. These cafes have recently become mobile, which means that instead of our residents travelling to Marrickville to participate, Councils host the cafes within the Local Government Area. At the bicycle repair and maintenance café, a bicycle mechanic is on hand to show general maintenance of bicycles as well as to assist with resolving more complex issues. The small electrical workshop and timber furniture, teaches residents basic repair techniques as well as completing more complex repairs on specific items.

 

22.    Council has already booked two repair cafes, a bicycle repair café hosted at Oatley Public school on 3 November and a small electrical repair café again at Oatley Public school on 1 December.

 

23.    Council is currently booking more repair cafes in 2019 to be hosted at various locations throughout the Local Government Area.

 


 

Recommended Action – The Bower’s Collection and Rehoming Service

24.    That Council:

·        Book repair cafes using funds from the waste reserve to schedule six repair cafés for 2019 at a total cost of $1,800.

·        Continue to use Council’s waste information brochures, Council’s website and Facebook page to advertise the Bower rehoming/ reuse service.

 

Retail Your Rubbish

 

25.    The former Kogarah Council implemented a project called Retail Your Rubbish, which successfully diverted 25% of waste from scheduled clean-ups from landfill.  Retail Your Rubbish is based around the scheduled clean up collection service.  Council invites residents within a waste collection zone to host a garage sale on the Saturday prior to the clean-up collection commencing for that zone.  Council would then pay for the advertising to promote the garage sales in the St George Leader.

 

26.    Council also provided each participating household with an advertising pack and visits each participating household on the day to estimate material for sale. In addition, Council organised joint advertising and maps of registered sites, as well as a BBQ for the community. On the Monday after the garage sale, Council inspected the participating properties and estimated the amount of clean up placed out for collection, this provides Council with a percent reduction.

 

27.    The aim of this project was to encourage all residents to host a garage sale prior to their regular kerbside clean up.

 

Recommended Action – Retail Your Rubbish

28.    That Council:

·        Reactivate this program in the first half of 2019 and encourage residents to host a garage sale prior to their regular kerbside clean-up. 

 

Note: This project will be will require $15,000 of funds from the Waste Reserve.

 

Clothing and Textiles

 

29.    Clothing and textiles make up approximately 3.5% of the composite of waste in garbage bins and 4.3% of Council’s Clean up (figures taken from compositional audits conducted by APrince Consulting in 2014 and 2015).

 

30.    Clothing and textiles can occupy valuable space in a landfill, when generally some of the products can be recycled or composted.

 

31.    Clothing and textiles also become problematic when they are broken down in a waste processing facility like a Mechanical Biological Treatment.  As the textiles breakdown they can become caught in machinery and cause breakdowns and loss of productivity. 

 

32.    This has been seen recently at the Veolia Mechanical Biological Treatment at Woodlawn where textile snakes resulted in a malfunctioning of the machines, causing closure of the Mechanical Biological Treatment for several days while it was removed.

 

33.    Council has investigated alternatives to the disposal of clothing and textiles through the waste stream.  There are currently a number of companies who will pick up clothing from households through a booked in service:

 

•        ‘Clothing Clean-up’ –online booking

•        Clothing bins – located on private property

•        ‘All Round Recycling’ – zoned clothing collection across Sydney

•        Charity Shops

 

34.    Council staff met with a company, King Cotton, who manage ‘Clothing Clean-up’ a free online booking service.  All clothes and textiles must be of reasonable wear as the majority of the clothing collected from this service is either sent overseas to be donated to charities or, if they are beyond repair, they are used for rags. 

 

35.    King Cotton have also conducted clothing trials in unit blocks.  Their findings indicated that the material ended up highly contaminated and could not be sent overseas for reuse and, therefore, they are focused on the free online booking for the collection of clothes.  In the last 12 months ‘Clothing Clean-up’ has collected clothing from 222 properties within the Local Government Area.

 

36.    Council resolved at its meeting of 22 October 2018 to adopt the Use of Public Land Local Approvals Policy which prohibits the placement of clothing bins on public land and on Council property due to the amount of illegal dumping occurring around and in close proximity to clothing bins.

 

37.    All Round Recycling provide a free calendar based collection where bags are sent out to participating residents covering each area of Sydney which is collected approximately every 6 weeks.  After the resident has received a bag they are requested to fill the bag with unwanted clothing and textiles and place the bag at kerbside in time for their next collection.

 

38.    Charity shops within the Local Government Area accept good quality clothing and other products; however they encourage residents to drop off goods during working hours. Council has worked with charity shops in the past to monitor illegal dumping that occurs out of working hours.

 

Recommended Action – Clothing and Textiles

39.    That Council:

·        Advertise the clothing and textile recycling options listed above on Council’s waste brochures and calendars, on Council’s website and through social media. 

 

Note: This will be at no additional cost to Council.

 

Sustainability programs in schools

40.    For over 10 years Council has engaged Keep Australia Beautiful NSW to foster positive change to the schools in the Georges River Local Government area through sustainability education, awareness-raising and community capacity building programs.


 

 

41.    Each primary school in the LGA is invited to participate. This year, students in primary schools across the Georges River LGA participated in Keep Australia Beautiful NSW’s ‘EnviroMentors’ program during term two.  A total of 2073 students participated in the 'Lunches Unwrapped', 'Saving Water' and 'Litter' modules in 11 schools over 20 days, raising awareness of waste related solutions and water conservation.

 

42.    In addition all participating schools were provided with:

 

•        “Chewing Gum Fact Sheet” (Keep Australia Beautiful NSW and the Mars Wrigley Confectionary).

•        “The Easy Composting Guide” (NSW Environment and Heritage).

•        “Easy Worm Farming Guide” (NSW Environment and Heritage).

•        “The Easy Natural Cleaning Guide” (NSW Environment and Heritage).

•        “The Marvel of Mulch” (NSW Environment and Heritage).

 

43.    Surveys were conducted of teachers from participating schools. The program either received a score of very good or excellent.  Teachers were asked what modules they would select next year and the results are outlined in the graph below:

 

44.    Council also provides recycling services to some but not all schools within the Local Government Area. This is a service that was commenced by the former Councils.  All waste collection from school is organised through the Department of Education and Training through a State Government Contract.

 

45.    Council has recently employed a Waste Education Officer to provide the community and businesses with advice and services on how to reduce waste to landfill and better manage waste collection.  Since commencing in October 2018, Council’s Waste Education Officer has researched other programs that can be targeted to High Schools within the Local Government Area and has proposed Council participate in the following:

 

·        Georges River Environmental Education Centre.

·        Speaking 4 the Planet.

 

46.    The Georges River Environmental Education Centre aims to promote Sustainability Education and empower learners to act responsibly towards their environment. The Georges River Environmental Education Centre is a Department of Education and Communities school located at Chipping Norton, in south western Sydney. It is one of three Environmental Education Centres in the geographical area of Sydney, and one of a network of 23 Environmental Education Centres across the state. The Centre aims to inspire young people to experience and connect with the natural world and encourage the development of positive behaviour changes towards its protection. Georges River Environmental Education Centre offers a variety of high quality field work and environmental and sustainability education programs for school students K-12. The programs are linked directly to the Curriculum and their specialised subjects include:

 

·        Science

·        Geography

·        History

·        Biology

 

47.    The Georges River Environmental Education Centre run their programs directly from the Education Centre or can meet students at a local waterway closer to the school.  Currently both Georges River Campus’ have participated in the program.

 

48.    Speaking 4 the Planet is a public speaking, drama, art and video competition that uses the United Nations’ World Environment Day theme as it focus. It focuses on High Schools and has been running since 2013. Speaking 4 the Planet work with the teachers and link the performances directly to the school curriculum.

 

49.    The culmination is a performance event that brings all the local high schools together to perform their sustainability initiatives.  Judges rank the performances and prizes are given out to the winning performance and school.

 

Recommended Action – Sustainability Actions in Schools

50.    That Council:

·        Contact all schools within the Local Government Area and offer to provide a free recycling service.

 

Note: This will cost approximately $10,000 and will be funded from the Waste Reserve.

 

·        Continue to promote the Keep Australia Beautiful NSW program for all primary Schools within the Georges River area.

 

Note: This will cost approximately $25,000 and will be funded from the Waste Reserve.

 

·        Promote the Georges River Environmental Education centre to all schools with a focus on High Schools and subsidise the service offered to schools.

 

Note: This will cost approximately $20,000 and will be funded from the Waste Reserve.

 

·        Engage Speaking 4 the Planet to run a public speaking, drama, art and video competition for all High Schools within the Georges River Local Government Area to be run as an event for World Environment Day 2019. 

 

Note: This will cost approximately $10,000 and will be funded from the Waste Reserve.

 

 

 

 

Conclusion

51.    The recommended actions listed within this report will assist to educate residents on source separating at home to avoid waste going into the waste collection system, and create champions within schools and the local community.  Whilst these actions will be a positive community building initiative they will, however, only have a minimal effect on Council’s overall diversion of waste to landfill rate.

 

52.    To complete all the recommended actions outlined in the report will cost approximately, $380,173 which will be funded from the Domestic Waste Reserve.

 

Financial Implications

53.    The total of all programs ($380,173) will be sourced from Council’s Domestic Waste Reserve.

 

Risk Implications

54.    No risks identified.

 

Community Engagement

55.    Each program will be promoted and actioned in the report.

 

File Reference

17/1831 and D18/164391

 

 

 

  


Georges River Council –     Environment and Planning -  Monday, 3 December 2018                                                   Page 12

Item:                   ENV046-18        Low Rise Medium Density Housing Code Planning Proposal 

Author:              Senior Strategic Planner

Directorate:      Environment and Planning

Matter Type:     Committee Reports

 

 

 

Recommendation:

(a)     That Council endorse the attached Low Rise Medium Density Housing Planning Proposal, as contained in Attachment 1 of this Report.

(b)     That the Low Rise Medium Density Housing Planning Proposal be forwarded to the delegate of the Greater Sydney Commission in accordance with the Gateway Determination.

(c)     That Council endorse that the General Manager may make minor modifications to correct any numerical, typographical, mapping, interpretation and formatting errors, if required, to improve clarity and readability.

(d)     That Council be advised of when the Low Rise Medium Density Housing Planning Proposal will be placed on public exhibition.

 

 

Executive Summary

1.      In June 2018, the State Government’s Low Rise Medium Density Housing Code (Code) came into effect.

2.      The Code allows dual occupancies, terraces and manor houses to be carried out under complying development, with no requirement for development consent.

3.      The Code applies where the land use is permitted under a relevant local environmental plan.

4.      Council sought an exemption from the Code and its related amendments to the Standard Instrument Local Environmental Plan. The reasons for Council seeking the exemption were that multi dwelling housing is permitted across much of the R2 Low Residential Density area (in the former Hurstville area and specific areas in the former Kogarah); dual occupancies are permitted in the R2 Low Density Residential zone and R3 Medium Density Residential zone; and significant housing is being delivered within our centres and transport corridors.

5.      At the June 2018 Council meeting, Council resolved to support a Planning Proposal to amend Kogarah Local Environmental Plan 2012 and Hurstville Local Environmental Plan 2012 in response to the Code.

6.      The following amendments are proposed to KLEP 2012:

•        Amend Schedule 1 Additional Permitted Uses to repeal Items 17 & 18– which permit Multi Dwelling Housing in the R2 zone

•        Amend Schedule 1 Additional Permitted Uses to repeal Item 19 – which permits Multi Dwelling Housing & Dual Occupancy (detached) in the R2 zone

•        Include a new savings transition clause to ensure that the proposed amendments do not affect any current development applications or appeal processes

 

7.      The following amendments are proposed to HLEP 2012:

•        Amend the R2 Low Density Residential zone in the Land Use Table, to prohibit Multi dwelling housing, Multi dwelling housing (terraces) and Manor houses.

•        Increase the minimum lot size for dual occupancies to 650sqm for land identified as “G” on the Lot Size Map in both the R2 Low Density Residential zone and the R3 Medium Density Residential zone. This is to unify the minimum lot size control for dual occupancies between our LEPs.

•        Include a new savings transition clause to ensure that the proposed amendments do not affect any current development applications or appeal processes.

8.      In July 2018, the Department granted Council a deferral from the Code in the Georges River LGA until 1 July 2019; and a Gateway Determination (Gateway) was issued for the Planning Proposal.

9.      The Gateway sought amendments to the Planning Proposal prior to public exhibition. The Planning Proposal has been amended accordingly.

10.    The purpose of this report is to seek Council’s endorsement to forward the updated Planning Proposal to the State Government prior to public exhibition.

Background

Low Rise Medium Density Housing Code

11.    A new Low Rise Medium Density Housing Code (Code) has been introduced, to allow one and two storey dual occupancies, manor houses and terraces to be carried out under a fast track complying development approval.

12.    Terrace housing is permissible under the Code where multi dwelling housing is permitted under a relevant local environmental plan (LEP). Manor housing is permissible under the Code where multi dwelling housing or residential flat buildings (or both) are permitted under a relevant LEP. Dual occupancies (attached, detached and one on top of the other) are permitted where dual occupancies are permitted under a relevant LEP.

13.    Figure 1 provides a visual overview of medium density housing under the Code.

 

Figure 1 – Medium density housing under the Code

 

14.    The Code provisions do not allow the community to have their say about medium density development. Complying development approval can be issued within 20 days if the application complies with all the relevant requirements in the Code.

 

Original Council Resolution - Low Rise Medium Density Housing Code

15.    Council resolved on 28 May 2018  (NM035-18) that the General Manager urgently prepare a report to the June 2018 Council meeting requesting an exemption from the Code.

 

16.    The Council resolution stated:

a.      That the General Manager urgently prepare a report to Council in June 2018 on the NSW Coalition Government's new Low Rise Medium Density Housing Code, to be introduced on 6 July 2018, and the impact that this new Code will have on the Georges River Council LGA, including the extent of the likely significant increase in the number of dwellings permitted in low density areas and; the approximate number of sites in the LGA where the new Code will allow the fast-tracked development of manor houses, duplexes and terrace houses in low density areas.

b.      That Council notes with serious concern that the new Code will allow Private Certifiers to approve 2 storey residential flat buildings comprising 3-4 dwellings, known as "manor homes", as well as duplexes and terrace housing, under the complying development approval process (SEPP) in R2 Low Density Residential Zones, with minimal neighbour notification and no requirement for objections to be considered.

c.       That to protect our community from future impacts from the Code:

i.     Council immediately and concurrently prepare a Planning Proposal to:

a.  Prohibit manor houses from the R2 Low Density Residential Zone.

b.  Prohibit terraces/town houses/villa development from the R2 Low Density Residential Zone.

c.  Restrict dual occupancy development to current planning rules.

ii.    Submit the Planning Proposal to the Greater Sydney Commission for Gateway approval.

iii.   Delegate to the General Manager any administrative arrangements to progress the Planning Proposal, including exhibition, once a Gateway Determination has been received.

d.      That Council write to the Minister for Planning, the Hon Anthony Roberts MP to seek an exemption from the Code’s SEPP amendments within the R2 zone and to request that Council’s local planning controls prevail over the SEPP until the Planning Proposal has been gazetted.

e.      That Council apply for grant funding of $2.5 million to assist in accelerating the preparation of the Georges River LEP review within a 12 month period, with such funds being used for studies, resources and other items needed to advance the LEP review within the required two-year period.

f.       That the NSW Coalition Government’s policy changes and its implications for our City be widely communicated to the community.

Local Planning Panel and subsequent Council Meeting

17.    Direction from the Minister for Planning under Section 9.1 of the Environmental Planning and Assessment Act 1979 and the Charter of the Georges River Council Local Planning Panel 2018 both specify that a Planning Proposal is to be referred to the Local Planning Panel before it is forwarded for Gateway Determination (approval).

18.    The Planning Proposal was considered by the Local Planning Panel at its Meeting held 21 June 2018. The Panel recommended to Council that the Planning Proposal – Low Rise Medium Density Housing Code be forwarded to the delegate of the Greater Sydney Commission for a Gateway Determination under Section 3.34 of the Environmental Planning and assessment Act 1979.

19.    The minutes of the Local Planning Panel Meeting were referred to Council on 25 June 2018. Council resolved:

a.      That the Planning Proposal – Low Rise Medium Density Housing Code be forwarded to the delegate of the Greater Sydney Commission for a Gateway Determination under Section 3.34 of the Environmental Planning and Assessment Act 1979.

b.      That Council be advised of the conditions of the Gateway Determination when received.

c.       That Council endorse the recommendations of the Local Planning Panel in respect to the Planning Proposal – Low Rise Medium Density Housing Code.

 

Deferral of the Code

20.    In June 2018, Council sought an exemption from the Code. In July 2018, the Department granted Council a deferral from the Code in the Georges River LGA until 1 July 2019.

21.    In the Georges River LGA, applicants cannot use the Code or lodge development applications for Manor Houses or Terraces; or use the Code for Dual Occupancies until 1 July 2019.

22.    Applicants can still lodge development applications for Dual Occupancies under KLEP 2012 and HLEP 2012.

23.    In September 2018, Council wrote to the Department requesting an extension of the deferral from the Code in the Georges River LGA until July 2020 and until Council has a Housing Strategy, Inclusive Housing Strategy and principal LEP in place that provides planning provisions and a set of controls for dual occupancy and multi dwelling housing.

24.    A request was also made that dual occupancy and multi dwelling housing under the Code must comply with the development standards under Council’s LEPs, once the Code is in force.

 

Potential impacts of the Code within the Georges River LGA

25.    Table 1 below provides an outline of the planning provisions that will apply for complying development under the Code within the Georges River LGA.

 

Table 1 – Planning Provisions and the Code

Type of Housing

Low Rise Medium Density Housing Code

KLEP 2012 applicable controls

HLEP 2012 applicable controls

Dual Occupancy

Attached or detached but not located above

 

 

 

Lot requirements – size

 

 

650m2

1000m2

630m2

1000m2

Lot Width

Width 12m with lane at rear

Width 15m with no laneway at rear

 

 

Height

8.5m

 

 

Maximum gross floor area

400m2 – 2000m2: 25% of lot area + 300m2

>2,000m2: 800m2

 

 

Manor Houses, Dual occupancies (located above part of another dwelling)

 

manor house means a building containing 3 or 4 dwellings, where: (a) each dwelling is attached to another dwelling by a common wall or floor, and (b) at least 1 dwelling is partially or wholly located above another dwelling, and (c) the building contains no more than 2 storeys (excluding any basement).

 

 

Lot size requirements – manor house

600m2

 

 

Lot size requirements - dual occupancy

 

 

650m2 - (Area O)

1000m2 -(Area U)

630m2 - (Area G)

1000m2 - (Area K)

Lot Width

15m width

 

 

Height

8.5m

 

 

Maximum gross floor area

The maximum gross floor area of all buildings on a lot is 25% of the lot area plus 150m2, to a maximum of 400m2.

 

 

Multi dwelling housing (terraces)

 

multi dwelling housing means 3 or more dwellings (whether attached or detached) on one lot of land where: (a) each dwelling has access at ground level, and (b) no part of a dwelling is above any part of any other dwelling, and includes multi dwelling housing (terraces). Note. Multi dwelling housing is a type of residential accommodation—see the definition of that term in this Dictionary. Multi dwelling housing (terraces) means multi dwelling housing where all dwellings are attached and face, and are generally aligned along, 1 or more public roads

 

 

Lot size requirements

Other than Area K in the HLEP 2012 – 600m2

R3 - 800m2

Area K – 500m2 per dwelling

Lot Width

18m width

 

 

Height

9m

 

 

Maximum gross floor area

R2 – 60% of lot area

R3 – 80% of lot area

 

 

 

26.    Attachment 9 provides an overview of the number of approvals for medium density housing in the Georges River LGA over the last 5 years. In addition to providing data on multi dwelling housing and dual occupancy approvals, Council has summarised the secondary dwelling approvals in the R2 Low Density Residential zone and R3 Medium Density Housing zone.

27.    The following is a summary of the data in Attachment 9:

a.      In the R2 Low Density Residential zone under HLEP 2012, the former Hurstville Council / Georges River Council granted the following medium density housing approvals over a five year period (2013 – 2018):

i.     192 dual occupancies

ii.    14 townhouses

iii.   13 townhouse, villas

iv.   1 villas

v.    126 secondary dwellings

b.      In the R3 Medium Density Residential zone under HLEP 2012, the former Hurstville Council / Georges River Council granted the following medium density housing approvals over a five year period (2013 – 2018):

i.     1 dual occupancy

ii.    1 townhouse

iii.   2 secondary dwellings

iv.   2 unspecified forms of medium density housing

c.       In the R2 Low Density Residential zone under KLEP 2012, the former Kogarah Council / Georges River Council granted the following medium density housing approvals over a five year period (2013 – 2018):

i.     84 dual occupancies

ii.    2 town houses

iii.   0 townhouse, villas

iv.   2 villas

v.    119 secondary dwellings

d.      In the R3 Medium Density Residential zone under KLEP 2012, the former Kogarah Council / Georges River Council granted the following medium density housing approvals over a five year period (2013 – 2018):

i.     10 dual occupancies

ii.    1 townhouse

iii.   1 villa

iv.   8 secondary dwellings

Note: It must be noted that secondary dwellings are not permitted under the R2 Low Density Residential and the R3 Medium Density Residential zone under KLEP 2012. Therefore such applications are assessed under State Environmental Planning Policy (Affordable Rental Housing) 2009.

28.    As it can be seen in Attachment 9, Council has seen a high number of secondary dwelling approvals in our LGA over the last five years. A total of 175 complying development certificates were processed for secondary dwellings in the former Hurstville LGA in the past 5 years (2013 – 2018). The same data is not available for the former Kogarah LGA.

29.    It is important that the Department of Planning and Environment identify that secondary dwellings are a form of medium density housing and count this type of development in our dwelling numbers and housing targets.

30.    The following Table 2 below provides the approximate number of sites in the LGA where the Code will allow the fast tracked development of dual occupancies, manor housing and terrace housing.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Table 2 – Number of sites affected by Code per zone/LEP

 

31.    Table 2 details the sites that are eligible for complying development for the different types of housing that will be permitted under the Code. In summary it is advised:

a.      Manor houses

i.     3716 properties in the R2 zone and 587 properties in the R3 Zone under the HLEP are eligible for complying development under the Code.

ii.    722 properties in the R3 zone under the KLEP are eligible for complying development under the Code.

b.      Terraces

i.     1467 properties in the R2 zone and 500 properties in the R3 zone under the HLEP are eligible for complying development under the Code.

ii.    505 properties in the R3 zone under the KLEP are eligible for complying development under the Code.

32.    Council’s attention is also referred to Attachments 4 - 8 and 9. The related changes to the Standard LEP instrument amend both the Kogarah and Hurstville LEPs. If the development cannot be carried out as complying development due to an exclusion or a non-compliance with the Code, a development application can be lodged, as manor housing and terrace housing will be permitted in the R3 Medium Density Housing zone under KLEP 2012 and in the R2 and R3 zones under the HLEP 2012 (should an amendment not be made to remove Multi Dwelling Housing out of the R2 zone).

Total area of land zoned R2 Low Density Residential and R3 Medium Density Residential in the local government area.

33.    The Georges River LGA has approximately 1,945 hectares of land zoned R2 Low Density Residential and approximately 222 hectares of land zoned R3 Medium Density Residential.

34.    It is envisaged that there will be an increase in development applications and complying development certificates for manor housing, dual occupancies and terrace housing in the R3 Medium Density zone and the R2 Low Density Residential zone (dual occupancies only should the amendments in this Planning Proposal be made) once the Low Rise Medium Density Housing Code comes into effect. However, it is expected that manor housing will be the most popular form of development where permissible.

Hurstville Local Environmental Plan 2012 (HLEP 2012)

35.    Multi Dwelling Housing and Dual Occupancies are permitted in the R2 Low Density Residential zone and the R3 Medium Density Residential zone. This means that manor houses, terrace houses and dual occupancies could be built under the Code in the former Hurstville LGA.

•        Dual occupancies –  minimum lot size of 630sqm for Area G or 1000sqm for Area K (Scenic Foreshore Protection Area) in accordance with HLEP 2012

•        Manor Houses – minimum lot size of 600sqm (mandated from the Code)

•        Terraces – minimum lot size of 600sqm for Area G (mandated from the Code) or 500sqm per dwelling for Area K (Scenic Foreshore Protection Area), in accordance with HLEP 2012.

 

Kogarah Local Environmental Plan 2012 (KLEP 2012)

36.    Multi dwelling housing is not permitted in the R2 Low Density Residential zone but is permitted in the R3 Medium Density Residential zone. This means that Terraces and Manor Houses cannot be built in the R2 Low Density Residential zone under the Code or through a development application, but can be built in the R3 Medium Density Residential zone. The 800sqm minimum lot size for multi dwelling housing in the R3 Medium Density Residential zone under KLEP 2012 will apply to terraces but not manor houses, as the minimum lot size for manor houses is mandated under the Code.

37.    Dual Occupancy development is permitted in the R2 Low Density Residential zone and the R3 Medium Density Residential zone. This means that Dual Occupancies can be built on a minimum lot size of 650sqm in the R2 Low Density Residential zone and the R3 Medium Density Residential zone under the Code and through a development application.

38.    Items 17 and 18 of Schedule 1 Additional Permitted Uses under KLEP 2012 permit Multi Dwelling Housing on a list of properties that are zoned R2 Low Density Residential. This means Terraces and Manor Houses may be built on land listed in Items 17 and 18 under the Code or via a development application

•        Terraces – minimum lot size of 600sqm (mandated by the Code)

•        Manor Houses – minimum lot size of 600sqm (mandated by the Code)

 

39.    Item 19 of Schedule 1 Additional Permitted Uses under KLEP 2012 permits Dual Occupancy (detached) and Multi Dwelling Housing development. This means that:

•        Dual Occupancy development may be built on land listed in Item 19 under the Code or via a development application

•        Dual Occupancy - minimum lot size 650sqm

•        Terraces and Manor Houses may be built on land listed in Item 19 under the Code or via a development application;

•       Terraces – minimum lot size of 600sqm (mandated by the Code)

•       Manor Houses – minimum lot size of 600sqm (mandated by the Code)

 

Low Rise Medium Density Housing Code Planning Proposal (Planning Proposal)

40.    The following amendments are proposed to KLEP 2012:

•        Amend Schedule 1 Additional Permitted Uses to repeal Items 17 & 18– which permit Multi Dwelling Housing in the R2 zone

•        Amend Schedule 1 Additional Permitted Uses to repeal Item 19 – which permits Multi Dwelling Housing & Dual Occupancy (detached) in the R2 zone

•        Include a new savings transition clause to ensure that the proposed amendments do not affect any current development applications or appeal processes

 

41.    The following amendments are proposed to HLEP 2012:

•        Amend the R2 Low Density Residential zone in the Land Use Table, to prohibit Multi dwelling housing, Multi dwelling housing (terraces) and Manor houses.

•        Increase the minimum lot size for dual occupancies to 650sqm for land identified as “G” on the Lot Size Map in both the R2 Low Density Residential zone and the R3 Medium Density Residential zone. This is to unify the minimum lot size control for dual occupancies between our LEPs. Only 227 properties are affected by the increase in the minimum lot size from 630sqm to 650sqm (with a 15m frontage) and 303 properties (with a 12m frontage for properties that have a rear laneway) for dual occupancies under Area “G” of HLEP 2012.

•        Include a new savings transition clause to ensure that the proposed amendments do not affect any current development applications or appeal processes.

Gateway Determination

42.    A Gateway Determination (Gateway) was granted by the State Government on 31 July 2018. The Gateway states that the Planning Proposal should be updated to:

a.      Remove reference to amending the Environmental Planning and Assessment Regulation 2000, the Standard Instrument – Principal Local Environmental Plan and State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 (Codes SEPP)

 

b.      Remove references to amendments to controls relating to dual occupancy development under the Codes SEPP

 

c.       Provide additional quantitative analysis to assess the impacts of the proposal on housing diversity and supply as follows, but not limited to:

i.     The total area of land zoned R2 Low Density Residential and R3 Medium Density Residential in the local government area; and

ii.    The number of multi dwelling housing and dual occupancy developments approved in the R2 Low Density and R3 Medium Density Residential zones in the LGA in the past five years

 

d.      Explain whether the proposal is supported by a housing strategy that has been developed in consultation with the community;

 

e.      Include a new savings transition clause to ensure that proposed amendments do not affect any development applications or appeal processes; and

 

f.       Provide mapping that demonstrates the proposed amendments

 

43.    The Planning Proposal has been amended accordingly – refer to Attachment 1.  (Note: There are no attachments to the Planning Proposal. The attachments that will be added to the Planning Proposal are separately attached to this report).

44.    The purpose of this report is to seek Council’s endorsement to forward the updated Planning Proposal to the State Government prior to public exhibition.

 

Justification for the approach in the Planning Proposal

45.    The reasons/justification for the provisions in the Planning Proposal is that the resulting development permitted under the Code will:

a.      Homogenise suburbs and destroy the sense of place

b.      Cause parking issues due to loss of on street parking and increased occupants

c.       Place increased strain on Council’s ageing infrastructure

d.      Cause community concern due to lack of consultation, increased stigma towards this style of development and the feeling of displacement due to the loss of existing neighbourhood character

e.      See an increase in compliance complaints due to building works that are non-compliant with complying development certificates

Multi dwelling housing

46.    The proposed expansion of multi dwelling housing to include manor houses and multi dwelling housing (terraces), means that the Multi dwelling housing land use will no longer meet the objectives of the R2 Low Density Residential zone. The purpose of the zone is to provide housing for the community in a low density residential environment, whilst ensuring that a high level of residential amenity is achieved and maintained. Multi dwelling housing is now contrary to these objectives, as it will adversely affect the surrounding residential amenity and the natural and cultural heritage of the area.

47.    Council’s Housing Strategy (which is now under preparation) will determine where and what land in the LGA has merit on strategic planning and infrastructure grounds to accommodate medium density housing.

Dual occupancy

48.    Dual occupancies are permitted with consent in the R2 Low Density Residential zone under HLEP 2012 and KLEP 2012.

49.    The following minimum lot sizes (refer to Table 3) apply to the LGA for dual occupancy:

 

Table 3 – Minimum Lot Sizes

HLEP 2012

KLEP 2012

630sqm for Area G

1000sqm for Area K (Scenic Foreshore Protection Area)

650sqm for Area “O”

1000sqm (properties fronting the foreshore) for Area “U”

 

50.    At the Council workshop held on 19 November 2018 discussion centred around the Planning Proposal’s adopted increase in the minimum lot size for dual occupancies for Area “G” of HLEP 2012 from 630sqm to 650sqm.

51.    There are three options for consideration:

a.      Status quo  - the current controls remain as expressed in the above table,

b.      Decrease the minimum lot size for dual occupancies for Area “O” of the KLEP 2012 from 650m2 to 630m2, or

c.       Increase in the minimum lot size for dual occupancies for Area “G” of HLEP 2012 from 630sqm to 650sqm.

52.    Option C - an increase in the minimum lot size for dual occupancies for Area “G” of HLEP 2012 from 630sqm to 650sqm would:

a.      Reduce the impact of rows of dual occupancies

b.      Reduce double driveway proliferation and the resulting loss of street parking

c.       Protect the function of the R2 Low Density Residential zone, which over time may not have the facilities, infrastructure or services for medium density housing

d.      Maintain the amenity of the R2 Low Density Residential zone – prevent privacy loss, prevent dominant long walls that overshadow and reduce the dominance of garages

e.      Prevent significant changes in the bulk and scale and urban form

f.       Protect substantial plantings and landscaped private open space – the garden suburban landscape which is typical of our LGA

 

53.    This brings the minimum lot size for dual occupancies under Area “G” of HLEP 2012 in line with the minimum lot size for dual occupancies under Area “O” of KLEP 2012, with the intention of protecting the integrity of the R2 Low Density Residential zone and reducing the impact on the R3 Medium Density Residential zone.

54.    A figure of 336 properties was provided to the Council Workshop on 19 November 2018. This figure has been readjusted and now only 227 properties are affected by the increase in the minimum lot size from 630sqm to 650sqm (with a 15m frontage) and 303 properties (with a 12m frontage for properties that have a rear laneway) for dual occupancies under Area “G” of HLEP 2012.  Further work has been undertaken since the workshop of 19 November, which removed Area K – the area that has a minimum site area of 1000m2 for dual occupancy.  Table 4 indicates the updated figures of the properties affected.

 

Table 4 – Properties Affected by Minimum Lot Size Adjustment

Frontage and lot size

Allotment numbers

15m frontage and 630m2 min lot size

2775

15m frontage and 650m2 min lot size

2548

12m frontage and 630m2 min lot size

3289

12m frontage and 650m2 min lot size

2986

 

55.    Please refer to Attachment 10 for a map of all properties with a land size of 630sqm – 649 sqm in the former Hurstville Local Government Area that will be affected by this proposed amendment. Attachment 10 also illustrates the development applications that Georges River Council and the former Hurstville Council received for a dual occupancy in the former Hurstville Local Government Area, within the last 5 years. Please note that some of the lots shown on the map have since been subdivided in line with the dual occupancy approval.

56.    Council will draft new controls for dual occupancies in the R2 Low Density Residential zone (including minimum lot sizes, maximum height, minimum street frontage widths and floor space ratios) in consultation with the community, when drafting the Housing Strategy and the Local Strategic Planning Statement. It is Council’s intention that such controls for dual occupancies in our Local Environmental Plans will prevail over the generic controls under the Code. This will ensure that the community can have their say on the scope of dual occupancies in the R2 Low Density Residential zone.

 

Georges River Local Environmental Plan

 

57.    Council has commenced the process of drafting a principal local environmental plan for the new Georges River LGA and has begun reviewing the existing planning controls and maps. This includes a review of the land use zones, the permitted and prohibited land uses in the land use table for each zone, principle development standards, miscellaneous provisions, local provisions, schedules to the local environmental plans and the diversity of housing that is available in the LGA.

58.    Introducing the new Code stands to undermine the strategic planning work that is being carried out by Council in order to responsibly plan for and shape the future of our LGA.

59.    The Code and its relevant amendments permit manor houses, multi dwelling housing (terraces) and dual occupancies outside of the legitimate R3 Medium Density Residential zone, in the R2 Low Density Residential zone, with no strategic justification or neighbour consultation and without development consent.

60.    The purpose of drafting and maintaining a local environmental plan is to consult with the community on what development should be permitted within the LGA and where growth should be accommodated. It is Council’s responsibility to plan for the future, whilst balancing the need to protect the integrity of each zone, the character of our suburbs and the social, environmental and economic values of our community. This represents an attack on local values, local planning and local democracy.      

61.    Council is currently undertaking the following strategic background studies, in order to make considered planning decisions as to where growth can be accommodated in the LGA, which will shape the Georges River Local Environmental Plan:

 

Study

Purpose / outcome

Estimated date for completion

Car Parking Strategy

Council resolved on 27 November 2017 to endorse Parking and Traffic Consultants Pty Ltd (PTC) as the successful consultant for the Preparation of a Car Parking Strategy for the Business zoned Land in the Georges River LGA.

 

March 2018

Strategic Transport Study

Council resolved on 27 November 2017 to commence the preparation of a new city-wide Transport Strategy for the Georges River LGA in 2018.

The Transport Strategy is to address all modes of transport including public transport, private vehicles, freight movements, active transport (walking and cycling) and non-government transport services.

 

12 months from date of appointment of consultant

Commercial Centres Strategy

Council is in the process of preparing a Commercial Centres Strategy. This strategy is intended to review and recommend planning controls (e.g. zoning, height and FSR) for HLEP 2012 and KLEP 2012 B1, B2, B3, B4 and B6 centres (with the exception of the Beverly Hills Local Centre). The study will also provide activation provisions for all local and strategic centres, create a hierarchy of all local and strategic centres in the Georges River LGA using place-based planning principles as prescribed by the South District Plan, and review the potential for development uplift in the surrounding residential area to support these centres.

 

The Commercial Centres Strategy will inform the preparation of the Housing Strategy, the LSPS and the Georges River LEP and DCP.

 

First stage – February 2019

Foreshore Access and Improvement Plan

The plan will identify priority areas and projects to enhance and restore foreshore, open space and access linkages.

2019

Review of planning controls for foreshore development in the Georges River Local Government Area

 

On 12 December 2017, Council resolved to commence the review of all current planning and environmental controls for foreshore and waterfront development and formulate an integrated series of controls that will guide development both below and above the mean high watermark to the ridgeline as viewed from the water.

 

The review will develop a methodology that is consistent for properties fronting the Georges River from Captain Cook Bridge to Salt Pan Creek.

 

Early 2019

Inclusive Housing Strategy

Council resolved on 27 November 2017 to commence the preparation of an Affordable Rental Housing Policy and associated implementation plan for the Georges River LGA taking into consideration the actions of the Greater Sydney Region Plan and the South District Plan requiring the preparation of Affordable Rental Housing Target Schemes.

 

The Inclusive Housing Strategy will identify and assess the housing issues within the LGA and identify mechanisms to increase the supply of affordable housing for a wide range of users including seniors, people with a disability, students, key workers, health visitors in the Kogarah Health & Education Precinct and the broader residential market.

 

February 2019

Industrial Lands Review

Georges River Council has commissioned SGS Economics and Planning (SGS) to undertake a more detailed analysis of the industrial precincts across the LGA. This includes detailed demand and supply analysis by land use to better understand the suitability of different precincts for local and strategic industrial uses. This analysis builds on the Georges River Employment Lands Study prepared by Jones Lang LaSalle (JLL) and will inform Council’s industrial land assessment framework and future review of planning proposals to rezone industrial land.

December 2018

Transport Management and Accessibility Plan (TMAP)

The original TMAP prepared in June 2013 informed the planning controls for the Hurstville City Centre LEP (Amendment No. 3 to HLEP 2012) in response to the vision for Hurstville as a major Centre for the South District. Since the TMAP was finalised in 2013, a number of changes to the planning controls and significant development has occurred within the Hurstville Town Centre; inconsistent with the original modelling. This has required an update to the TMAP. The key objectives of the Hurstville City Centre TMAP 2018 which is currently being drafted include:

·    modelling the current major development applications and planning proposals and their implications for traffic management in the Hurstville City Centre; and

·    modelling the Hurstville City Centre Urban Design Strategy recommendations and proposed changes to the development standards.

 

The draft TMAP 2018 states that demand for travel is expected to increase in Hurstville, due to its status as a Strategic Centre with good public transport links, and it is earmarked for significant land use densification under the South District Plan 2018. However, Hurstville has a high car-based mode share, except for trips to and from locations that are easily accessible from the railway line.

There are capacity constraints on the existing road network, principally on King Georges Road, which although outside the City Centre itself, acts as a pinch point for the network and may inhibit access to and from Hurstville. Other locations also lead to traffic delays, including Railway Parade, Woniora Road and Treacy Street; Queens Road and Park Street. The constraints at these locations are likely to worsen with increased development and mitigation measures should be considered.

Encouraging public transport and active transport use is critical to limit the overall impact on the road network. Travel demand management will also be key to limiting the impact on the road network and therefore limiting the requirements for significant amounts of additional road capacity. The transport infrastructure will require some capacity enhancements to cater for the additional demands, with travel demand management, enhanced active transport facilities and fast, efficient and reliable public transport services being key.

Early 2019

Hurstville City Centre Urban Design Strategy

In December 2016, Council engaged SJB Architects to prepare a draft Hurstville City Centre Urban Design Strategy to review and update the existing urban design principles for the Hurstville City Centre, review the existing development standards (including maximum building height and maximum FSR) and prepare block by block urban design controls.

Completed and adopted in June2018

Open Space, Recreation and Community Facilities Strategy

The scope of this project is to develop a new Open Space, Recreation and Community Facilities Strategy. The Strategy will:

·    Determine what Georges River Council, adjoining councils and others provide to the community in terms of open space, recreation, library and community facilities with respect to the type, scale and extent.

·    Identify which areas or types of facilities are currently over-provided or under- supplied, both within the LGA and on a regional level.

·    Establish how the Council can reconfigure or reorganise its existing service offering to best meet the needs of the existing and future population whilst also considering how Council can make best use of its existing land holdings.

·    Identify what kind of amenities and services will be needed to meet the demands of future development and growth in the city centre and wider local government area until 2036.

·    Identify the extent to which adjoining councils and other providers will likely contribute towards the provision of facilities and services to meet future demand until 2036.

Exhibition 3/12/18 - 1/3/19

Economic Development Strategy

The Economic Development Strategy takes a place-based approach to setting out a plan for local economic development. The principles of the strategy are:

·    Provide the why and how to grow our economy

·    Outline key characteristics, opportunities and challenges across the LGA and for each key centre as part of growing the local economy

·    Provide meaningful themes, goals and measureable actions for delivery, and

·    Support employment and foster business growth, innovation and resilience

December 2019

Placemaking Strategy

Projects will focus on revitalisation, rejuvenation and reinvention of our town centres and public spaces with the aim of developing safer precincts and assisting the night time economy

Ongoing - commenced

Heritage Review

Review the heritage items under Schedule 5 of HLEP 2012

July 2019

Beverly Hills Masterplan

Articulate a clear vision and provide an urban design framework for the public and private domain, with a view to improve the amenity and quality of the built environment. The Masterplan is to recommend future land use zones, building heights and floor space ratios that will facilitate urban renewal and revitalisation of the area

Stage 1 - Early 2019

Stage 2 – December 2019

Kogarah North Public Domain Plan

To develop a public domain plan for the Kogarah North Precinct that will guide the transformation of the precinct to a new high density residential environment. The plan is to reflect the role of Kogarah North as being part of a Strategic Centre; provide streetscape design guidelines for public domain improvements for private development and identify associated costings for a new section 94 Contributions Plan

Early 2019

Georges River Cultural Strategy

Georges River Cultural Strategy will deliver a structured approach to how Council will:

·    Engage with and inspire the local community

·    Support the development of more opportunities for the community to participate in arts and cultural activities in their own neighbourhoods

·    Identify and support local artists

·    Provide opportunities for local, national and international artists through partnerships and Council programs

·    Contribute to making the Georges River area a safer and more beautiful place

·    Create a sense of community cohesion and harmony

·    Support the many cultures of our community to celebrate their diversity

·    Make arts and culture inclusive and accessible to all people, irrespective of their background or ability.

·    Support the creation of a culture of night life and cultural identity

·    Position ourselves as a culture destination and generate tourism to the area

Early 2019

Addendum to the Strategic Traffic and Transport Assessment Report for the amendment to Kogarah LEP 2012 (New City Plan)

This addendum will:

·    Review the work undertaken with respect to the predicted estimated traffic generation for the identified Precincts in Council’s Strategic Traffic and Transport Assessment Report; and

·    Identify any potential impacts from the future proposed development to the State and Regional Road Networks adjacent to the identified Precincts, including any impacts to intersections from local roads onto State and Regional Roads and local roads onto local roads; and

·    Make recommendations for proposed mitigation measures that may be required to mitigate the impacts of development on the Local, State and Regional Road Network from any proposed future redevelopment; and

·    Suggested costings and timeframes for the implementation of the mitigation measures that can be incorporated into a Development Contributions Plan and a Voluntary Planning Agreement public benefits list.

Early 2019

Georges River Estuary Coastal Zone Management Plan - to be transitioned into a Coastal Management Program

The Georges River Estuary Coastal Zone

Management Plan (CZMP) is a strategic document aimed at providing clear direction and guidance on future land use and environmental planning as well as on-the-ground management actions across the estuary, and its broader catchment.

2020-2021

Cooks River Catchment Management Plan

 

TBD

Cooks River Stormwater Improvement Strategy

 

TBD

Tree Management Policy

To provide a direction and a consistent approach to the management of trees on both public and private lands within the Georges River local government area

Early 2019

Canopy Enhancement Program

 

December 2018

 

62.    The proposed changes to medium density housing are inconsistent with the NSW Government’s Greater Sydney Region Plan and South District Plan which require the preparation of a Housing Strategy:

•        To “identify the right locations for growth, including areas that are unsuitable for significant change in the short to medium term” (Greater Sydney Region Plan, Objective 10, p. 64); and

•        “play an important role in planning new housing that creates more liveable neighbourhoods and meet demand by responding to” “housing need”, “diversity”, “market preferences”, “alignment of infrastructure”, “displacement”, “amenity”, “engagement” and “efficiency” ” (Greater Sydney Region Plan, Objective 10, p. 64).

63.    It is also inconsistent with the recent consolidation of the EP&A Act, requiring the drafting of a Community Participation Plan and Local Strategic Planning Statement.

64.    Council requests the opportunity to identify its capacity to provide additional housing in its LGA through the drafting of a Housing Strategy, a Local Strategic Planning Statement and the drafting of a principal local environmental plan. Without such strategic direction, a patchwork type approach will ensue under the Code, which will not meet the requirements of the South District Plan and will not be in the best interests of the community now and into the future.

Next Steps

65.    If this report is adopted, the amended Planning Proposal will be forwarded to the Department of Planning and Environment.

66.    Once the Department is satisfied with the changes, the amended Planning Proposal will be placed on community consultation. This will be conducted in February 2019.

67.    The results of the community consultation will be reported to Council in April 2019.

 

Financial Implications

68.    The work and exhibition costs of this Planning Proposal are within the budget allocation under Cost Centre 2500.

Risk Implications

69.    There are risks associated if this report is not supported by Council.

70.    Council has been granted a deferral from the Code in the Georges River LGA until 1 July 2019. After that date – unless this Planning Proposal has been translated into an LEP amendment and gazetted - the Code will apply as follows:

a.      Under the area zoned R2 Low Density Residential under the HLEP 2012, Manor Houses, Terrace Houses and Dual Occupancies will be able to be built under the Code or via a development application.

b.      Under the area zoned R3 Medium Density Residential under the KLEP 2012, Terraces and Manor Houses will be able to be built under the Code or via a development application.

c.       Terraces and Manor Houses may be built on land listed in Items 17 and 18 Schedule 1 Additional Permitted Uses under KLEP 2012 under the Code or via a development application. This land is zoned R2 Low Density Residential.

d.      Dual Occupancy development may be built on land listed in Item 19 of Schedule 1 Additional Permitted Uses under KLEP 2012 under the Code or via a development application. This land is zoned R2 Low Density Residential.

e.      Terraces and Manor Houses may be built on land listed in Item 19 of Schedule 1 Additional Permitted Uses under KLEP 2012 under the Code or via a development application. This land is zoned R2 Low Density Residential.

 

71.    There is strong community opposition to what is perceived to being overdevelopment and the loss of character and place. This message is seen in letters to the Local members and into Council.

Community Engagement

72.    Community engagement will be conducted including:

·        The Planning Proposal will be exhibited for a period of twenty eight (28) days in accordance with the provisions of the EP&A Act 1979 and the Environmental Planning & Assessment Regulation 2000 and any requirements of the Gateway Determination.

·        Exhibition material, including explanatory information, land to which the Planning Proposal applies, description of the objectives and intended outcomes, copy of the Planning Proposal and relevant maps will be available for viewing during the exhibition period on Council’s website and hard copies available at Council offices and libraries.

·        Notification of the public exhibition will be through:

o   Newspaper advertisement in The St George and Sutherland Shire Leader

o   Exhibition notice on Council’s website through the Have Your Say webpage

o   Notices in Council offices and libraries

o   Letters to State and Commonwealth Government agencies if identified in the Gateway Determination

o   Letters to affected landowners

o   Drop in Sessions 

File Reference

D18/250750

 

 

 

ATTACHMENTS

Attachment 1

Planning Proposal

Attachment 2

25 June 2018 Council Report and Resolution - Referred to as Attachment 1 in the Planning Proposal

Attachment 3

Gateway Determination dated 31 July 2018  - Referred to as Attachment 2 in the Planning Proposal

Attachment 4

R2 Low Density Residential and R3 Medium Density Residential maps

Attachment 5

Land where dual occupancies may be built under the Low Rise Medium Density Housing Code in the Georges River LGA map

Attachment 6

Land where manor houses may be built under the Low Rise Medium Density Housing Code in the Georges River LGA map

Attachment 7

Land where multi dwelling housing (terraces) may be built under the Low Rise Medium Density Housing Code in the Georges River LGA Map

Attachment 8

Items 17, 18 and 19 under Schedule 1 Additional Permitted Uses of Kogarah Local Environmental Plan 2012

Attachment 9

Medium Density Housing Approvals 2013 - 2018 (August)

Attachment 10

Properties with a land size of 630sqm - 649 sqm in the former Hurstville Local Government Area Map

 


Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV046-18             Low Rise Medium Density Housing Code Planning Proposal

[Appendix 1]          Planning Proposal

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV046-18             Low Rise Medium Density Housing Code Planning Proposal

[Appendix 2]          25 June 2018 Council Report and Resolution - Referred to as Attachment 1 in the Planning Proposal

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV046-18             Low Rise Medium Density Housing Code Planning Proposal

[Appendix 3]          Gateway Determination dated 31 July 2018  - Referred to as Attachment 2 in the Planning Proposal

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV046-18             Low Rise Medium Density Housing Code Planning Proposal

[Appendix 4]          R2 Low Density Residential and R3 Medium Density Residential maps

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV046-18             Low Rise Medium Density Housing Code Planning Proposal

[Appendix 5]          Land where dual occupancies may be built under the Low Rise Medium Density Housing Code in the Georges River LGA map

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV046-18             Low Rise Medium Density Housing Code Planning Proposal

[Appendix 6]          Land where manor houses may be built under the Low Rise Medium Density Housing Code in the Georges River LGA map

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV046-18             Low Rise Medium Density Housing Code Planning Proposal

[Appendix 7]          Land where multi dwelling housing (terraces) may be built under the Low Rise Medium Density Housing Code in the Georges River LGA Map

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV046-18             Low Rise Medium Density Housing Code Planning Proposal

[Appendix 8]          Items 17, 18 and 19 under Schedule 1 Additional Permitted Uses of Kogarah Local Environmental Plan 2012

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV046-18             Low Rise Medium Density Housing Code Planning Proposal

[Appendix 9]          Medium Density Housing Approvals 2013 - 2018 (August)

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV046-18             Low Rise Medium Density Housing Code Planning Proposal

[Appendix 10]        Properties with a land size of 630sqm - 649 sqm in the former Hurstville Local Government Area Map

 

 

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Georges River Council –     Environment and Planning -  Monday, 3 December 2018                                                   Page 148

Item:                   ENV047-18        Adoption of Georges River Council's Economic Development Strategy 

Author:              Manager Strategic Planning

Directorate:      Environment and Planning

Matter Type:     Committee Reports

 

 

 

Recommendation;

(a)     That Council notes the community and business consultation undertaken in drafting the first Georges River Economic Development Strategy.

(b)     That Council adopts the Economic Development Strategy as amended (Refer to Attachment 2) as a result of issues raised through the public exhibition and detailed in this report.

(c)     That Council write to all those that made a submission advising them of the adoption of the Economic Development Strategy.

 

 

Executive Summary

1.      Funding from the Stronger Communities Fund was made available to draft an Economic Development Strategy as well as developing a Place Making Works Program for our centres, centre beautification works, and a Masterplan for Beverly Hills.

 

2.      Consultation in drafting the Strategy included a Town Centre Care Factor Survey, a Business Survey, meetings with key employers, three consultation workshops, a detailed presentation and request for feedback to the Economic Development Advisory Committee and a 2 month exhibition period.

 

3.      This report seeks the adoption of Georges River Council’s first Economic Development Strategy – “Georges River: Places for working, business and lifestyle.

 

Background

4.      From the Stronger Communities Fund $280,000 was allocated to the development of an Economic Development Strategy.

 

5.      Key components of the evidence informing the development of the Strategy included the results of the Town Centre Care Factor Survey and the Business Survey undertaken in late 2017. These surveys provided information on people’s current opinions of our town centres, what they value in town centres and opportunities and challenges in supporting a sustainable business environment across the LGA. A Councillor briefing on the Town Centre survey results was provided by Place Partners on Monday 20th November 2017.

 

6.      Prior to formulating the structure and parameters of an evidence based Economic Development Strategy (EDS), a desktop review of other comparable Council’s strategy document, available quantitative data including Census and ID profile data and projections and strategic planning documents including the South District Plan was undertaken.

 

7.      The structure, parameters and overall content of the Economic Development Strategy were refined by Council’s internal Place Making and Economic Development Working Group. This process included visiting a number of the ‘key centres’ identified in the Strategy.

 

8.      The Economic Development Strategy takes a place-based approach to setting out a plan for local economic development. This means Council will enable and facilitate economic growth in a way that responds to and respects the character of the local government area’s centres.

 

Stakeholder & Community Engagement

9.      Draft Strategy principles and themes to frame actions were tested at Economic Development Workshops.

 

10.    The workshops were attended by:

a.      The Youth Advisory Committee;

b.      Business and Community Representatives (x2);

c.       St George Business Chamber; and

d.      EDAC and non EDAC Councillors.

11.    Over 70 community members and business representatives took part in the workshops.

 

12.    Following workshop feedback, the draft was further developed and refined in terms of its structure, length and framework. The refined draft was presented at the June 2018 meeting of the EDAC. EDAC members were the given the opportunity to provide comments on the draft prior to proceeding to public exhibition.

 

13.    The draft Strategy was launched by the Mayor at a joint business breakfast event hosted by the St George Business Chamber and Council on 28th August 2018.

 

14.    Public Exhibition of the draft Strategy was for 2 months from 28th August to 26th October 2018.

 

15.    Fourteen (14) formal submissions to the draft were received. A table summarising the submissions and the responses in finalising the Strategy is attached (refer to Attachment 1).

 

16.    A summary of the issues raised:

a.      Beverly Hills – urban design and land use issues;

b.      General support as the first EDS for GRC;

c.       Should mention T4 & T2 rail lines often being at capacity;

d.      Hurstville is not called “hurzi”;

e.      Riverwood isn’t “funky”;

f.       Council should educate on national minimum wage and avoiding cash in hand payments;

g.      Greater focus and need for active transport options & accessibility;

h.      Insufficient focus on providing additional car parking;

i.        Insufficient attention to smaller centres; and

j.        Too survey and study focussed

 

17.    As a result of the submissions received, the Strategy was amended:

a.    to highlight and build on Kingsgrove’s potential;

b.    to include additional weakness of rail lines often being at capacity in the SWOT table;

c.    to amend the action plan to refer to active transport options; and

d.    to correct typos and design errors.

 

18.    Many issues that were raised in the submissions received were addressed in the action plan, or will be via future work on the smaller centres (Snapshots and Character Statements to be developed), Car Parking Strategy and Town Centres Improvement Program.

 

19.    Councillors were briefed on feedback from the public exhibition on 5th November 2018.

 

St George Business Chamber / St George Business Development Committee Submission

20.    The St George Business Chamber/St George Business Development Committee by letters dated 2 November 2018 (which are identical) raised that they had not been consulted during the preparation and exhibition of the draft Economic Development Strategy.

21.    Given the content of the submissions and the statements expressed by the Chamber as not being involved in the draft EDS preparation, the submissions are separately responded to (from the other submissions received) as follows:

 

Chamber submission

Council response

 

Who were the community and business members that were consulted?

The St George Business Chamber and its Members are extremely disappointed that they we were at no point consulted. We cannot understand how such an important document which is meant to shape the Georges River LGA’s community and business strategy would not have significant input for the peak business group representing the 15,000 business within the LGA... We also draw your attention to the stated sample of 1,000 consultations made as part of the formulation of the Strategy document. This represents only 0.7% of the 150,000 population in the Georges River LGA. Is this a real representation of the Georges River LGA? The Chamber feels this is hardly a representation of the business community's vision to generate a thriving business community for years to come. The Chamber would appreciate greater consultation in shaping the future of the LGA's business development plan, as they are at the coal face and their experiences and input should offered greater weighting and value.

The St George Business Chamber is represented on the Economic Development Advisory Committee in accordance with the Deed of Agreement that was signed between Council and the Chamber in January 2017.  The Draft Strategy has been discussed at length at the Economic Development Advisory Committee meetings from November 2016 onwards. 

 

With regards to Community and Business members who were consulted, the following points are made:

 

Survey Component of the Draft Economic Development Strategy

In August 2017 a Place Making and Economic Development (PMED) team comprising Council officers was formed. The team began constructing a database of local businesses and community members from a range of lists provided by the former Hurstville and Kogarah Councils. This list was used to send out two key surveys. The first survey to be sent out was the Town Centre Care Factor Survey. This survey was aimed at local businesses and the community and provided valuable information regarding current opinions of our town centres and the key attributes of town centres valued by the community.

 

Soon after another the Town Centre Care Factor survey was collated and analysed a second survey was sent out to local businesses. This survey attracted a statistically satisfactory response and was able to provide some key directions during the early stages of the development of the Draft Strategy. This survey also provided valuable information on opportunities and challenges with regards to creating and supporting a sustainable business environment in the local area.

 

Presently this database now incorporates data provided by the federal government as part of the Australian Business Register Data and which has since been used to promote events for the business community such as the joint Council/Chamber event in August and subsequent events that have been held as part of Small Business Month in October 2018.

 

It was fortunate that Council in late 2017 was also conducting its community consultations around the Community Strategic Plan Project and a number of synergies between the this project and the Economic Development Strategy were explored and developed with particular regards to issues and aspirations for the local area as expressed by the community and local businesses.  

 

In addition to the surveys, the PMED team conducted extensive research into current best practice in Economic Development Strategies and looked at both Australian and overseas examples. The PMED Team then consulted with a number of other Councils that have developed successful Economic Development Strategies such as Parramatta City Council and Fairfield City Council.  

 

At about the same time, the PMED team met with key stakeholders and large employers in the local area. These stakeholders included St George Hospital, St George Private Hospital, Calvary Hospital, Hurstville Private Hospital, Waratah Hospital, St George Bank, Club Central, St George Leagues Club and St George TAFE.  These discussions provided valuable insight into how these organisations perceive the advantages of the local area, their future plans for expansion and investment in the local area, as well as insights into how these organisations source and retain staff, as well as how they procure goods and services.

 

Quantitative data was utilised by the team from the Census and Economic ID Profile data. In addition, a the team consulted a range of key NSW Government documents including a Metropolis of Three Cities – the Greater Sydney Region; Plan March the South District Plan in order to articulate and establish the Georges River Council area within the economic context of Greater Sydney and align the advantages and opportunities of the area to the greater region. After numerous field visits to town centres and industrial precincts within the local area the PMED Team then began to formulate draft strategy principles. This process then led to the Creating the 30 Minutes City document and the development of a series of consultations that occurred in the earlier part of 2018.

These consultation sessions included:

·      The Youth Advisory Committee

·      Two business and community consultations held at Kogarah and Hurstville

·      A further workshop was held with the Economic Development Advisory Committee

The St George Business Chamber executive and members attended the second Business and Community workshop which was held in Hurstville on Wednesday 11 April. The final workshop was held with Economic Development Advisory Committee on the 30 April.  

 

In total more than 70 people participated in these workshops and feedback was then used to further to refine the Draft Strategy. You may recall that Mayor Kevin Greene wrote to all workshop participants warmly thanking them for their contribution as the process provided a wealth of information and was warmly received

 

The Draft Strategy was then presented to the Economic Development Advisory Committee meeting on 4 June. The Committee’s comments were received and incorporated into the Draft Strategy. Photographs, maps and a graphic design brief were commissioned and the Draft Strategy was launched by Mayor Kevin Greene on Tuesday 28 August at the joint St George Business Chamber breakfast held at Club Central Hurstville.

 

At this event the Mayor invited attendees to view the document online and make comment. Situated on the Your Say portal of the website, the Strategy was exhibited from the 28 August until 28 October. In addition Council invited all workshop participants to comment on the strategy via an email on two occasions during the exhibition period. Since the closure of the exhibition process fourteen submissions have been received including the St George Business Chamber’s submission which was received on 2 November.

 

It is the Chamber and Business Development Committee's opinion that good traffic flow and car parking are the paramount issues that make areas successful. No matter how many 'motherhood' statements and theoretical ideologies are proposed, traffic congestion and lack of parking will kill development and business, we draw your attention to the failed corridors along both the Parramatta and Canterbury Roads. Our concerns extend to a similar example with the soon to be the corridor along Princess Highway, from Carlton Officeworks to Jubilee Oval. The Chamber does not agree with the development strategy and mistakes from Wolli Creek, Parramatta and Canterbury Road should be examined closely and not be repeated.

 

Council agrees with the St George Business Chamber’s opinion that parking and good traffic flow is integral to the success of city and town centres, and industrial precincts. Please be advised that Council’s Car Parking Strategy is currently being prepared and the St George Business Chamber was invited to participate in the consultation phase of this Strategy earlier this year.

The Hurstville TMAP (Transport Management and Accessibility Plan) project is also investigating the transport issues in the Hurstville City Centre. In addition, the Kogarah LEP (Local Environment Plan) traffic assessment is investigating areas that were zoned to high density within and around centres. All of this work will be used to develop a transport strategy which will be the subject to further public consultation in the near future.

 

How is the Council addressing the potential demise of Westfield and in particular the impact on existing infrastructure? As it stands we are all aware of the pressures placed on the current infrastructure and confusing traffic conditions which are a deterrent to shoppers both for local outsider shoppers.

Council does not share the opinion that Westfield Hurstville is suffering `demise Council has been working with Scentre, the owners of the centre on a planning proposal for additional retail and residential floor space. Throughout this process Council will be ensuring that infrastructure, traffic issues and public domain outcomes will be addressed. As discussed above the Hurstville TMAP will also address these specific matters.

 

Council doesn't seem to have a clear strategy around engaging well with the Chinese community. This is very important to do, especially in Hurstville, despite a number of requests by the Chamber for a unified strategy we are yet to see any clear or genuine approach to work with the Chamber on bridging the gap with the Asian community.

The Chamber would once again like to extend an offer to work closely with the Council to develop a strategy with key stake holders from the Asian community

Council is currently working with the Chinese business community on an event planned for February 2019. Council has also been greatly assisted by one of our EDAC members who has been active in promoting Council’s business networking events to the Chinese business community. This approach has been quite successful with a good turnout of local Chinese business people attending the July and October After 5 networking events. As always, Council would also be open to hearing from the Chamber with regards to ideas on developing closer ties with the Asian business community.

 

THEME 1. Building on local jobs for local people for a 'local' lifestyle

THEME 2. Attractive and healthy places to work live and invest in – day and night

THEME 3. Growing a progressive, innovative, diverse and productive economy

The Chamber asks for further clarification around how this will be achieved in reality, what is actually being proposed to achieved and how will this benefit the greater business community

As outlined in the document, the Draft Strategy presents a Placed Based approach to local economic development over the next four years. The Draft Strategy is responsive to feedback from the community and local businesses and was prepared in the context of ensuring the economic development framework will deliver positive outcomes for people (our community) and places (our town centres). The Strategy also responds to the strategic planning context set down by the State government, key locational attributes, current data and trends in providing evidence based direction for the economic growth and liveability of Georges River. Understanding the composition, attributes and character of key centres will enable target localised actions where required.

 

In preparing the document measurable actions have been identified by place based economic development themes so that delivery of these actions can be incorporated across the organisation through incorporation into Council plans, policies, programs publications and events. 

 

The Strategy is not only about enabling new business growth, innovation and opportunity it is also about acknowledging and supporting existing local businesses and employers within the LGA and ensuring their resilience into the future.

Council’s Economic Development Advisory Committee will have an ongoing role in the life of this Strategy in terms of its implementation, monitoring and review. A Place Making and Economic Development Works Program is being developed to support the delivery of the actions detailed in the Strategy. An implementation plan including priority initiatives can be found in Section 6.

 

With regards to the Place Based Activities that have been delivered in concert with the development of the Draft Economic Development Strategy to date these have included the following:

·      Hurstville Big Wash November 2017

·      Ormond Parade Hurstville Clean January 2018

·      Kogarah Clean February 2018

·      Hurstville Makeover Month March 2018

·      Economic Development Strategy Business and Community Workshops April 2018

·      Business After 5 Event 4 July 2018

·      St George Business Breakfast and Launch of the Draft Economic Development Strategy 2 8 August 2018

·      Kogarah Tunes at Noon (Fridays) October 2018

·      Home Based Business Conference 17 October 2018

·      Business After 5 Networking Event 25 October 2018

 

On Page 7 you state" Other neighbourhood centres throughout the LGA, including Allawah, Blakehurst, Carlton, Carrs Park, Connells Point, Kyle Bay, Lugarno, Mortdale, Narwee, Oatley and Penshurst also play an important role in local economic development and are included in the map of the LGA below. "

The Chamber is disappointed there is no clear plan for these 'other neighbourhood centres through the LGA', what does Council propose to invigorate these smaller areas? Once again the areas are being neglected and in some instances forgotten as the main centres receive all of attention and funding. The roads in these areas are in poor condition, security is low, lack of colour in landscaping are just some of the concerns business and community leaders have expressed as ongoing concerns that seen to fall on deaf ears. What provisions has the Council made to address these concerns?

 

The available evidence together with feedback from the community and local business indicated that each centre has its own unique assets, opportunities and challenges in growing diverse and productive local economy.

After extensive research using Census and Economic data seven key centres were identified in the Strategy based on a range of significant key indicators.

These included:

•        Population

•        Ancestry

•        Employment

•        Access

•        Opportunities

•        Challenges

These centres are Kogarah, Hurstville, Riverwood, Kingsgrove, Peakhurst, Beverly Hills and Ramsgate/Beverley Park.

 

Council agrees with the Chamber that the suburbs other than the seven Priority Centres play an important role and as such the document states that one of the key actions of the Draft Strategy is to develop draft centre snapshots by July 2019 as prescribed on Page 28 of the Draft Strategy.

 

On Page 9 you state" The LGA's centres are some of the most accessible in Sydney, complemented by 11 rail stations across two rail lines. This accessibility offers the potential to attract and house the additional workforce needed for economic growth"

 

Whilst we acknowledge there are 11 surrounding rail stations, we also highlight the poor parking facilities which in turn make these 11 stations less attractive to commuters. What does the Council plan to do about improving the parking problems that plague the LGA which in tum impacts on surrounding businesses?

 

Council’s Car Park Strategy is under preparation and will inform the Council’s DCP.

The strategy document states " Provides the why and how to grow the local economy

The Strategy responds to community and local business feedback and aims to create an economic development framework that delivers positive outcomes for the community and places."

Who were the community and business members that were consulted? As far as we are aware, the St George Business Chamber was NOT consulted, so this statement is somewhat misleading to the public and should be amended or clarified in detail to the public.

With respect, Council does not accept the Chamber’s position that it was not consulted during the Strategy development process. As detailed above the St George Business Chamber has had numerous opportunities to provide input into the Strategy via its representation on Council’s Economic Development Advisory Committee. The Chamber Executive and members would have received the two email surveys and invitations to attend the Creating the 30 Minute City workshops. The Chamber executive was also closely involved in the joint breakfast event which included the launch of the Draft Strategy in August.

 

On Page 12 it is stated “Development - 894 Development Applications determined in 2017-2018, with an estimated total value of $1.18".

At the St George Business Breakfast, the Director of Planning, advised that only $500K of Sec94 contributions were collected by Council. If the above figure of $1.1 bill is correct, the Sec 94 contributions at 1 % of construction cost would be 0.01 x $1,000,000,000 = $10,000,000. The Chamber seeks further explanation around the difference. Where did the money go?

 

The Chamber misunderstands how development contributions are calculated. It is not as simple as using 1% of the construction cost.

The S94A levy applies as follows:

·      $100,000 or less – Nil%

·      Between $100,001 and $200,000 – 0.5%

·      $200,001 or more – 1%

The S94 Plans are based on dwelling type.

 

The Chamber feels Wi-Fi should be widely free as it is in Europe if we are to be globally relevant and an attractive place to work, shop and play.

 

Council agrees with both the Chamber’s position on the availability of free Wi-Fi in the local area and this point was also raised by the Youth Advisory Committee. 

On page 23 it states "Priority Works Program Initiatives (2018-2019) Establish a regular forum between senior council officers and key health sector stakeholders by February 2019".

The St George Business Chamber should be and expects to be part of the forum as the Health sector plays a major part in creating employment and business opportunities throughout the LGA. We seek further details and consultation around the forum and its format.

 

The forum relates to Kogarah Health and Education Precinct Collaboration Area which is a Greater Sydney Commission initiative.

Whether or not the Chamber is part of that forum will depend on the GSC.

On Page 24, it discusses DA turnaround which are monitored and reported on quarterly. Our Members have expressed utter frustration with the development approval process which is has been as nothing short of a disaster. The simplest of applications are taking several months, which is clearly unacceptable and it is at the very least frustrating and at worst, stifling development through the LGA, what is the Council's remediation plan to improve the DA process?

 

Council fully understands that approval times are crucial to business survival and success. A number of strategies have been implemented by Council to improve approval turnaround times. Council has also signed a Memorandum of Understanding with Service NSW to promote and support the Easy to do Business initiative in the local area.

Page 27 & 28 discusses "Attractive and healthy places to work live and invest in – day and night',

Here are some suggestions from the Chamber to improve Hurstville

·      Reduce high-rise towers

·      More commercial buildings in the CBD centre.

·      Improve Traffic control and conditions

·      Improve parking facilities

·      Convert Forest Rd Shopping area as a pedestrian mall with after-hours access for delivery vehicles only

·      The bus interchange is poorly located and should be reviewed and improved.

In addition the Chamber agrees with and supports the plan for Beverly Hills and would like the Council to consider over pass over King Georges Rd to connect the east and west businesses.

 

Noted.

 

Page 29 - Tree canopy across LGA and in individual centres is enhanced,

Something needs to be done about the power authorities butchering the street trees, They are left looking ridiculous and detract from the streetscape and environment It is simply NOT enough to say that it is not our responsibility, what is the Councils' alternate strategy to this extremely ugly approach?

 

The Chamber’s suggestions are noted.

Page 31 -Investigate humane ways to remove ibises from Kogarah Town Centre by Nov 2018, This is not only a problem in Kogarah, Beverly Hills and other areas too, it is across all the LGA, and The Indian Mynas are also a problem as well as a health hazard as they aggressively take food from café tables, The Chamber recommends urgent and serious action with a serious long term plan implemented after consultation with local pest eradication authorities.

 

The Ibis issue in Kogarah was referred to the Manager of Environment, Health and Regulatory Services following consultations with businesses prior to the Kogarah Clean. Bird proof bins are being installed in the Kogarah City Centre and Council officers are monitoring unkempt bins in the local area to reduce feeding opportunities. Council notes the Chamber’s concerns about Indian Mynahs.

Page 34 - Better promote the LGA's attractiveness for investment, including its excellent access to the CBD, Airport and Port Botany

The main road access is via the M5 which is and will always be a parking lot How is this excellent access LGA? The Chamber also believes providing access to commercial facilities and the increased lobbying of State and Federal governments to set up head offices will also assist to boost the LGA's attractiveness for investment The Chamber will be lobbying all levels of Government to return the Georges River LGA

 

As outlined in my presentation at the Joint Council Chamber Breakfast on the 28 August, Council’s new Directorate of City Strategy and Innovation will be responsible for preparing a 30 year City Vision and Reputation Strategy. The Strategy will guide the evolution of the local area through a range of initiatives that include partnerships, marketing and branding programs, and positioning the city as an attractive place to invest into the future. This new Directorate will also develop and coordinate a focused advocacy function to effectively lobby other levels of government on behalf of our local area in relation to infrastructure, legislation, policy, and grant funding. I am pleased to advise that the recruitment process to fill identified roles for this Directorate has begun and an announcement is expected shortly.   

 

Page 37 - Lobby for improved commuter car parking and manage local parking supply, including around rail stations, to enhance business vitality and encourage public transport use, cycling and walking,

 

Cycling and walking is a nice idea but has proven not to work, Our topography just doesn't support this,

o Access, Access, Access

o Parking, parking, parking

 

As above

Lobby the NSW Government to trial Opal Card Tap On for all day free parking at Kogarah Station

The Chamber strongly urges the Council to lobby the State Government for this program to be rolled across all stations and not just Kogarah, we are happy to work with the Council in lobbying the NSW Government

 

As above

. Page 40 - Short rail and road travel times to Sydney CBD, Sydney Airport and Port Botany, with opportunities for investment and growth coming out of the buoyant health and education sector.

The biggest issue our Members have raised is the change of train timetable, with Kogarah getting less services and Oatley getting more with minimal parking facilities to support the Timetable changes, The Chamber does not see this as an attractive draw card, our Members have been hindered by the new rail services timetable coupled with inconsistent parking restrictions as repeatedly reported by businesses in Kogarah and Penshurst just to name a few, Providing better parking for consumers and employers along strong supporting infrastructure will make investment attractive in the area in not just the health and education sector. We have a strong industrial sector in Peakhurst, Carlton and Penshurst precincts so any strategy for promoting investment must factor other sectors and not be limited to health and education

 

As above

In closing, both the St George Business Chamber and the Business Development Committee believe that whilst the Economic Development Strategy 2018 contains some elements and bright spots, it does fall extremely short on expectations in respect to business investment and development through the Georges River LGA We remain extremely disappointed with the lack of consultation and interaction with the St George Business Chamber and believe this report and the Georges River LGA would have been better served working in close consultation with Chamber as opposed to consultancy firms. Greater traction will be created with the BUY LOCAL campaign and as such we look forward to your support during this campaign to ensure its success for the 15,000 businesses through the Georges River LGA

 

Finally the Chamber raises the buy local campaign. Whilst this was launched by the Chamber late August 2018 there is nothing on its website nor has there been any advertising by the Chamber. 

 

Contents of the Strategy

22.    A summary of the contents is as follows:

a.      About this Strategy: states that it’s a place-based approach to local economic development and provides an overview of that approach. This section outlines the framework which is:

A.      Provide the why and how to grow our local economy

The Strategy is responsive to community and local business feedback and prepared in the context of ensuring the economic development framework still delivers positive outcomes for people (our community) and places (our town centres.)

This Strategy responds to the strategic planning context set by the State Government, key locational attributes, data and trends in providing the evidence based direction for the economic growth and liveability of the Georges River LGA.

B.      Outline opportunities and challenges for each centre as part of growing the local economy

The available evidence, together with business and community feedback indicate that each key centre has its own unique assets, opportunities and challenges in growing a diverse and productive local economy. Understanding the composition, attributes and character of each key centre will allow for targeted localised actions where required.

C.     Provide meaningful themes, goals and measurable actions for delivery

In preparing this document measurable actions have been identified by place based economic development themes, so that delivery can be efficiently applied across Council’s plans, policies, procedures and programmes.

D.      Support employment and foster business growth, innovation and resilience

The Strategy is not only about enabling new business growth, innovation and opportunity, it’s also about acknowledging and supporting existing, successful business and employment providers within the LGA and ensuring their resilience into the future.

 

b.      What we know: In preparing the Strategy, community opinions were sought in terms of:

i.     Georges River Council Business Survey – collecting data on the nature and composition of businesses in Georges River and better understand the opportunities and challenges in supporting a sustainable business environment, and

ii.    Georges River Town Centres (‘Place Score’) Survey - collecting people’s opinions of a place and what they value, including any ideas for making places better.

iii.   Creating the 30 Minute City Economic Development Workshops – draft strategy objectives and principles were tested, economic development themes were developed and big ideas for town centres were captured over three separate community consultation workshops.

c.       Centre Snapshots: Our key centres are those places with high levels of employment, employment opportunity and/or are projected to have significant population growth and are: Kogarah; Hurstville; Kingsgrove; Peakhurst, and Riverwood. Character snapshots and significant attributes of each of these key centres can be found in Section 4 -Centre Snapshots. Other neighbourhood centres throughout the LGA also play an important role in local economic development and these are listed as well.

d.      Themes, goals and actions: The Themes are:

A.      Building on local jobs for local people for a good lifestyle

B.      Attractive and healthy places to work, live and invest in – day and night

C.     Growing a progressive, diverse and productive local economy

Each Theme has a goals, actions and deliverables/measurement.

e.      Delivery Plan: The strategy is a high-level plan for economic development and place making in our centres for the next 4 years. Council’s Economic Development Advisory Committee (EDAC) will have an on-going role in the life of this Strategy in terms of its implementation, monitoring and review. A Place Making and Economic Development Works Program support the Strategy’s on-going delivery. An implementation plan including priority initiatives for the Works Program can be found in Section 6 of the Draft.

23.    To align with Council’s other strategic plans, including Council’s draft Community Strategic Plan to which many of the actions align; it’s proposed this Strategy also has a life of four years.

24.    Once the Strategy is finalised and adopted, EDAC’s on-going role will be to oversee monitoring, implementation and review of the Strategy.

 

25.    A copy of the final Economic Development Strategy is in Attachment 2.

 

Next Steps

26.    Subject to Council adopting the Economic Development Strategy (EDS) the next steps will be as follows:

 

a.      The EDS will be placed on Council’s website.

b.      People who made submissions will be advised of the adoption of the EDS.

c.       Contacts in the Council’s Business Database will be advised of the adoption of the EDS.

d.      Funding will be sought for the implementation of the action plan.

 

Financial Implications

27.    Within budget allocation.

 

Risk Implications

28.    No operational risk identified.

 

File Reference

TRIM File: SF16/710

 

 

ATTACHMENTS

Attachment 1

Submissions Summary on Draft Economic Development Strategy

Attachment 2

Final Economic Development Strategy for adoption

 


Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV047-18             Adoption of Georges River Council's Economic Development Strategy

[Appendix 1]          Submissions Summary on Draft Economic Development Strategy

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV047-18             Adoption of Georges River Council's Economic Development Strategy

[Appendix 2]          Final Economic Development Strategy for adoption

 

 

Page 165

 


Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV047-18             Adoption of Georges River Council's Economic Development Strategy

[Appendix 2]          Final Economic Development Strategy for adoption

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV047-18             Adoption of Georges River Council's Economic Development Strategy

[Appendix 2]          Final Economic Development Strategy for adoption

 

 

Page 208

 


Georges River Council –     Environment and Planning -  Monday, 3 December 2018                                                   Page 209

Item:                   ENV048-18        Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals 

Author:              Coordinator Strategic Planning

Directorate:      Environment and Planning

Matter Type:     Committee Reports

 

 

 

Recommendation;

(a)     That Council endorse the Georges River Industrial Land Review as a strategic planning document that will inform the preparation of the Georges River LEP and DCP controls.

(b)     That Council endorse the Guidelines for Assessing Industrial Land Rezoning Proposals for forming the basis for assessing planning proposals involving industrial land. 

(c)     That the Director, Environment and Planning be given delegation to make minor amendments, if required, to the Guidelines for Assessing Industrial Land Rezoning Proposals.

(d)     That Council forward the Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals to the Greater Sydney Commission and Department of Planning and Environment seeking endorsement as strategic documents.

(e)     That Council advise the landowners of land zoned IN2 – Light Industrial within the Hurstville Local Environmental Plan 2012 and Kogarah Local Environmental Plan 2012 of Council’s decision and invite them to attend an information session on the Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals.

(f)      That Council advise the applicants of the Planning Proposal for 53-55 Halstead Street, South Hurstville of Council’s decision and request additional information addressing the Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals if they wish to proceed with the Planning Proposal.

(g)     That the Georges River Industrial Land Review and Guidelines for Assessing Industrial        Land Rezoning Proposals be published on Council’s website.

 

 

Executive Summary

1.      There are nine industrial precincts within the Georges River Local Government Area (LGA). These precincts are under pressure from landowners to rezone for residential or mixed uses.

2.      In response to development pressure, Council commissioned the Georges River Industrial Land Review which provides a detailed analysis of industrial precincts in the Georges River LGA, including a detailed demand and supply analysis of industrial lands and assessment of the suitability of each industrial precinct for local and strategic industrial uses.

3.      The Georges River Industrial Land Review determines that the LGA currently has a shortage of urban services land and will have a deficit of industrial floorspace by 2036. The Review also identifies based on a suitability analysis that all industrial precincts within the LGA are well placed to accommodate industrial land uses.

 

4.      The Georges River Industrial Land Review recommends that existing industrial zoned land should not be rezoned if there is a demonstrable need or shortage and alternative industrial opportunities do not exist. There is not currently considered to be a clear case for change to support any further rezonings of industrial precincts within the Georges River LGA.

5.      Guidelines for Assessing Industrial Land Rezoning Proposals have also been developed to provide a clear framework for Council to assess planning proposals intending to rezone industrial land. The Guidelines are considered necessary due to the complexities and detailed analysis that is required to justify any change in zoning or amendment to the controls for industrial uses.

6.      Council is to note that staff are currently applying the Guidelines to a ‘dummy’ planning proposal for the rezoning of an industrial precinct to a residential zone in order to test the Guidelines. The Guidelines may be required to be amended as a result of this testing.

7.      It is recommended that Council endorse the Georges River Industrial Land Review as a strategic planning document that will inform the preparation of the Georges River LEP and DCP controls.

8.      It is also recommended that Council endorse the Guidelines for Assessing Industrial Land Rezoning Proposals for forming the basis for assessing planning proposals involving industrial land. 

Background of Industrial Lands

9.      The Georges River LGA contains around 99 hectares of industrial land across nine precincts comprising, Peakhurst, Kingsgrove, Carlton, Hurstville South, Penshurst – Forest Road, Penshurst – Penshurst Lane, Blakehurst, Beverly Hills and Hurstville East as identified in Figure 1 following below.

10.    The industrial precincts are zoned IN2 – Light Industrial under the Hurstville Local Environmental Plan (HLEP) 2012 and Kogarah Local Environmental Plan (KLEP) 2012.

 

 

 

 

 

 

 

 

 

 

Figure 1 – Georges River Industrial Precincts

Source: SGS Economics and Planning, 2018

11.    Across Greater Sydney and within the Georges River LGA, there is pressure to rezone these industrial areas for residential or mixed uses.

12.    Council currently has two planning proposals seeking to rezone industrial land:

·        The Planning Proposal for the Landmark Square Precinct at 53-75 Forest Road, 108-126 Durham Street and 9 Roberts Lane, Hurstville seeks to amend the HLEP 2012 to rezone from IN2 – Light Industrial and part R2 – Low Density Residential to B4 – Mixed Use for a range of commercial, residential, community and tourism land uses.

·        The Planning Proposal for 53-55 Halstead Street, South Hurstville seeks to amend the KLEP 2012 to rezone from IN2 – Light Industrial to R4 – High Density Residential for the development of townhouses and residential flat buildings.

13.    The South District Plan was finalised and released by the Greater Sydney Commission (GSC) in March 2018. The District Plan is a guide for implementing the Sydney Region Plan: A Metropolis of Three Cities at the district level and proposes a 20-year vision by setting out aspirations and proposals for the South District.

14.    Within the South District Plan, the GSC recognises that there is a limited supply of industrial land in the South district of Greater Sydney. The GSC has a clear position that industrial lands in the South district should be retained and managed as these industrial lands are required for economic and employment purposes. This means that all industrial zoned land should be safeguarded from conversion to non-industrial/residential development, including conversion to mixed-use zones. In updating local environmental plans, councils are required to conduct a strategic review of industrial lands.

 

Background of Industrial Lands Policies

15.    Council has been developing a series of policies to provide Council and landowners with a clear strategic direction for the development of employment lands across the LGA to ensure that sufficient land is zoned to accommodate future employment growth, particularly in light of pressure from landowners to rezone industrial land.

Georges River Employment Lands Study

16.    In September 2016, Georges River Council engaged Jones Lang LaSalle (JLL) to expand the application of the draft Hurstville Employment Lands Study to include land within the former Kogarah City Council LGA (now known as Blakehurst and Kogarah Bay Wards of the Georges River LGA).

17.    The Georges River Employment Lands Study (ELS) provides an assessment of the existing IN2 – Light Industrial lands across the LGA and land zoned B1 – Neighbourhood Centre and B2 – Local Centres in the Peakhurst, Mortdale and Hurstville Wards (former Hurstville Council LGA) and makes recommendations on the future use of these lands.

18.    The draft ELS was placed on exhibition from 1 May to 31 May 2017. 

19.    At its meeting on 7 August 2017, Council considered a report reviewing submissions on the draft ELS and providing criteria for the assessment of industrial lands.

20.    Council’s strategic planning staff developed an assessment framework to “score” the importance of each industrial precinct against a consistent set of 12 criteria. Each of the 9 Precincts were assessed against the criteria and grouped into 3 categories – Prime Industrial Precincts, Protected Industrial Precincts and Investigation Precincts.

21.    The Report recommended that Council seek a peer review of the methodology, assessment and recommendations of the Industrial Precincts from a qualified consultant to:

·        ensure that the assessment is sound and allow Council to seek to have the study endorsed by the DPE.

·        provide a consistent approach to the future protection of industrial lands across the Georges River LGA.

22.    Council resolved to endorse the interim categorisation of the Industrial Precincts pending finalisation of the peer review and endorsement of the Study by the GSC as a Strategic Study.

23.    Council also resolved that a further report on the future of the B2 – Local Centre and B1 – Neighbourhood Centre zones be presented to Council once completed. It should be noted that Council is in the process of preparing a Commercial Centres Strategy which will review and recommend planning controls (e.g. zoning, height and floor space ratio) for the business zones in the LGA. The Strategy will inform the Georges River LEP being prepared and will be subject to a separate report next year.

 

Peer Review of the Georges River Industrial Land Framework

24.    In accordance with Council’s resolution of the 7 August 2017, SGS Economics and Planning (SGS) was commissioned by Council to undertake a peer review of the methodology, criteria and assessment of each of the industrial precincts, including the ELS and Council officers’ assessment framework.

25.    The SGS review which is provided in Attachment 1 recommended that Council:

·        Strengthen its industrial lands assessment framework to better capture the importance of local population serving industrial precincts; and

·        Establish guidelines for assessing rezoning proposals to ensure a consistent process for the assessment of planning proposals to rezone industrial lands.

26.    In accordance with SGS’ recommendations, Council commissioned SGS to develop the Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals.

Georges River Industrial Land Review

27.    SGS developed the Georges River Industrial Land Review (Attachment 2) which provides a detailed analysis of industrial precincts in the Georges River LGA, including a detailed demand and supply analysis of industrial lands and assessment of the suitability of each industrial precinct for local and strategic industrial uses.

Demand and Supply Analysis

28.    There is currently 716,080 sqm of industrial floorspace supply across the Georges River LGA, of which 49,130 sqm of floorspace is vacant. Therefore, there is 666,950 sqm of occupied industrial floorspace in the Georges River LGA (which represents current demand).

29.    Between 2016 and 2036, there is projected to be demand for an additional 44,345 sqm of industrial floorspace. Therefore, there will be demand for 711,295 sqm of industrial floorspace by 2036.

30.    With 716,080 sqm of floorspace supply, Georges River LGA has sufficient capacity across its current industrial land precincts to accommodate this demand.

31.    However, with the loss of the Hurstville – Hurstville East precinct, which has received a Gateway Determination for the Landmark Square Precinct Planning Proposal to be rezoned, total supply of industrial floorspace in the Georges River LGA will be reduced by 10,128 sqm. This rezoning will reduce the total supply of industrial floorspace to 705,952 sqm, resulting in a deficit of 5,343 sqm of industrial floorspace by 2036 as indicated in Table 1 below.

Table 1 – Floorspace Gap Analysis

Precinct

Current supply (sqm)

Revised supply (loss of Hurstville East)

Occupied supply

666,950

657,762

Vacant supply

49,130

48,190

Total supply

716,080

705,952

Total demand 2036

711,295

711,295

Gap

4,785

-5,343

Source: SGS Economics and Planning, 2018.

 

 

32.    The Georges River LGA also has a shortage of urban services land. There is approximately 1.67 sqm per capita of land for urban services activities, which is predicted to decline to 1.47 sqm per capita in 2036, below the benchmark requirement of 3 sqm per capita.

33.    Urban services, as defined by the GSC, include a collection of industries that enable the city to develop and its businesses and residents to operate. This includes concrete batching, waste recycling and transfer, printing, motor vehicle repairs, construction depots, and utilities (electricity, water, gas supply). Due to their relationship with local businesses and communities, urban services need to be located throughout residential areas in proximity to their suppliers and customers. However, it is in these residential areas where industrial uses face competition with residential and other higher value land uses.

34.    In summary, the demand and supply analysis highlights the need for industrial land to be retained and managed across the Georges River LGA in line with the policy directions of the GSC.

Suitability Analysis

35.    In the Georges River Industrial Land Review, SGS also undertook a suitability analysis to identify the most suitable locations for strategic and local industries.

36.    Strategic industries and local industries represent two substantially different types of industrial land uses in terms of the land use characteristics and locational requirements.

37.    Strategic industries include large scale traditional industry and large scale urban services, such as warehousing and distribution.

38.    Local industries include smaller scale local population serving uses, such as car repairs.

39.    The locational criteria and weightings for strategic and local industries were developed through a rigorous process which involved:

·        determining the relevance of a number of criteria to each land use, and

·        ranking these based on importance across the suitability spectrum.

40.    For example, the motorway ramps criteria were assigned a weighting of 95 out of 100 for strategic industries which rely heavily on access for goods by road. Conversely, motorway ramps, whilst important for customers and service supply access for local industries, are not as critical for local industries and was therefore assigned a weighting of 72 out of 100.

41.    Each criteria was then assigned a ranking for each precinct according to its suitability for strategic and local industries. The rankings were totalled to determine the overall score for each precinct for strategic and local industries.

42.    Based on these overall scores, the suitability of each precinct for strategic and local industries was determined with a range of scores assigned to a suitability category. For example, precincts that were highly suitable for either strategic or local industries had a score of between 81 and 100 (inclusive).  

43.    It should be noted that the process devised by SGS to rank the suitability of precincts differs to the previous approach by Council to “score” the importance of each industrial precinct as it considers strategic and local industry separately to avoid being skewed towards strategic industry. In addition, it avoids subjectivity as it is based on analysis of data and GIS mapping rather than qualitative weight.

44.    The suitability of each precinct for strategic and local industries is illustrated in Figures 2 and 3 below. Areas in darker blue are relatively more suited to strategic or local industries than the lighter areas based on location and spatial attributes. The mapping process compares every lot against every other lot to see which are relatively more suited to a particular land use category. This means that areas that are not identified as highly suitable are not necessarily unsuitable; rather, they are simply less suitable than other areas within the LGA.

Figure 2 – Strategic Industry Suitability

Source: SGS Economics and Planning, 2018.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Figure 3 – Local Industry Suitability

Source: SGS Economics and Planning, 2018.

 

45.    Based on the maps, the following observations have been made:

·        Suitability for industrial land uses is heavily driven by proximity to the M5 Motorway which is located to the north of Georges River LGA, as well as proximity to arterial roads.

·        The most suitable areas for strategic industry are concentrated in the northern half of Georges River LGA. The most suitable areas include areas located close to motorways, arterial roads as well as larger lots which are scattered throughout the LGA.

·        All industrial precincts are generally considered moderately suitable or higher for strategic industry. There are some areas with lower suitability for strategic industry due to proximity to population and/or floodplains.

·        Around half the LGA is considered moderately suitable or higher for local industry. The most suitable areas include areas along the northern boundary of the LGA, as well as the areas surrounding strategic and local centres and higher population clusters.

·        All industrial precincts are located in areas considered moderately suitable or higher for local industry.

 

Recommendation

46.    The Georges River LGA currently has a shortage of urban services land and will have a deficit of industrial floorspace by 2036. Based on the suitability analysis, all industrial precincts within the LGA are well placed to accommodate either strategic or local industries, and in some cases both.

47.    Accordingly, existing industrial zoned land should not be rezoned if there is a demonstrable need or shortage and alternative industrial opportunities do not exist. There is not currently considered to be a clear case for change to support any further rezoning’s of industrial precincts within the Georges River LGA.

Guidelines for Assessing Industrial Land Rezoning Proposals

48.    SGS has also developed Guidelines for Assessing Industrial Land Rezoning Proposals (Attachment 3) to ensure a consistent process for the assessment of planning proposals rezoning industrial lands by requiring any future rezoning requests for industrial lands to be accompanied by a rezoning assessment.

49.    The assessment framework will be applied to the assessment of any planning proposals impacting sites currently zoned industrial, including:

·        rezoning from an industrial to a residential land use zone;

·        rezoning from an industrial to a commercial land use zone;

·        the inclusion of additional permitted uses such as residential or commercial; or

·        change to development controls such as FSR or building heights.

 

50.    The Guidelines for Assessing Industrial Land Rezoning Proposals are considered necessary due to the complexities and the required analysis to justify any change in zoning or amendment to the controls for industrial uses.

51.    Council staff are currently applying the Guidelines to a ‘dummy’ planning proposal for the rezoning of industrial land to a residential zone in order to test the Guidelines. The outcomes of this work may result in amendments to the Guidelines.

52.    A copy of the assessment framework is provided in Figure 4 following below.

 

 

 

 

 

 

 

Figure 4 – Planning proposal decision making framework

Source: SGS Economics and Planning, 2018.

 

53.    The assessment framework is expected to be applied as follows:

Step 1: Review planning proposal documentation including economic impact statement or analysis.

Step 2: Apply assessment framework, reviewing the application against the assessment questions and sub-questions, taking into consideration the baseline evidence required.

For example, in order to adequately answer Question 3(C) Has the site been untenanted over the last five years?, applicants could provide evidence of lease advertisements, register of viewings, information from real estate agent(s) or documents from utility providers demonstrating vacancy.

Step 3: Summarise the findings against each sub-question and determine whether the application conforms (yes or no) with each sub-question. A conforming application is one where the answer to the assessment question is yes and, where required, sufficient evidence is provided by the proponent to support this.

Step 4: Summarise the findings against the assessment question.

54.    An application must be able to answer yes (with substantiated evidence) to ALL of the questions outlined in the assessment framework in order to be approved. If the application does not meet one of the criteria, it will be recommended for refusal.

 

55.    The application of this framework will ensure that adequate weight is given to the strategic policy directions outlined by the GSC in the South District Plan as well as Council in the Georges River Industrial Land Review.

56.    The framework considers the need to ensure sufficient flexibility to capture unusual circumstances that may genuinely prevent a particular site from fulfilling its role under its current industrial zoning. In such cases however, the framework is structured to ensure that any development retains an employment use and does not default to residential.

Next Steps

57.    It is recommended that Council endorse the Georges River Industrial Land Review as a strategic planning document that will inform the preparation of the Georges River LEP and DCP controls.

58.    It is also recommended that Council endorse the Guidelines for Assessing Industrial Land Rezoning Proposals for forming the basis for assessing planning proposals involving industrial land. The Guidelines will be finalised and potentially with minor amendments following the testing of the Guidelines.

59.    If Council endorses the documents, they will be forwarded to the GSC and DPE seeking endorsement as strategic documents.

60.    The landowners of industrial land within the Georges River LGA will also be notified and invited to attend an information session on the Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals in February 2019.

61.    Council officers will also advise the applicants of the Planning Proposal for 53-55 Halstead Street, South Hurstville of Council’s decision and request additional information addressing the Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals if they wish to proceed with the Planning Proposal.

 

Financial Implications

62.    Within budget allocation.

Risk Implications

63.    No risks identified.

Community Engagement

64.    If Council endorses the Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals, it is recommended that the landowners of industrial land within the Georges River LGA be notified of the decision and invited to attend an information session on the adopted policies in February 2019. 

 

 

 

File Reference

16/1809

 

 

 

ATTACHMENTS

Attachment 1

SGS Peer Review of Georges River Industrial Land Framework

Attachment 2

Georges River Industrial Land Review

Attachment 3

Guidelines for Assessing Industrial Land Rezoning Proposals

 


Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV048-18             Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals

[Appendix 1]          SGS Peer Review of Georges River Industrial Land Framework

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV048-18             Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals

[Appendix 2]          Georges River Industrial Land Review

 

 

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Georges River Council -         Environment and Planning - Monday, 3 December 2018

ENV048-18             Georges River Industrial Land Review and Guidelines for Assessing Industrial Land Rezoning Proposals

[Appendix 3]          Guidelines for Assessing Industrial Land Rezoning Proposals

 

 

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Georges River Council –     Environment and Planning -  Monday, 3 December 2018                                                   Page 317

Item:                   ENV049-18        Appointment of Community Representatives to the Georges River Council Local Planning Panel for the Kogarah Bay and Hurstville Wards  

Author:              Manager Development and Building

Directorate:      Environment and Planning

Matter Type:     Committee Reports

 

 

 

Recommendation;

(a)     That Council consider and appoint two community representatives from the confidential list contained in Attachment 1for the Kogarah Bay and Hurstville Wards, to the Georges River Local Planning Panel.

 

(b)     All Community Representatives are appointed for all Georges River Council Wards such that they can operate on a rotational basis throughout the year to allow flexibility and efficiency for the operation of the Georges River Local Planning Panel.

 

(c)     Each member is to be appointed in accordance with the terms and conditions identified by the Minister for Planning and the NSW Department of Planning and Environment.

 

 

Executive Summary

1.      Local Planning Panels in the Greater Sydney Region and Wollongong commenced operations from 1 March 2018. In early 2018 Council appointed five community members residing in four of the five Council Ward areas with one member since resigning.

2.      The Georges River Local Planning Panel is currently operating with four community members, two below a preferred level to allow flexibility and efficiency for the operation of the Georges River Local Planning Panel into 2019.

3.      Council has recently undertaken an Expression of Interest process seeking applicants who reside in the Kogarah Bay and Hurstville Wards. This report recommends that Council consider the relevant applicants and appoint additional community members to the Georges River Local Planning Panel.

Background

4.      Local Planning Panels in the Greater Sydney Region and Wollongong commenced operations from 1 March 2018.

5.      Section 2.18(1) and 2.18 (2) (c) of the Environmental Planning and Assessment Act 1979 stipulates that members of the Local Planning Panels are to be appointed to the relevant Council with one representative of the local community who is not a Councillor or Mayor.

6.      Prior to the commencement of the Georges River Local Planning Panel, Council resolved at its meeting on 18 December 2017:

i.     That Council endorse the process for the recruitment of the Community Representatives for the new Local Planning Panel.

ii.    That delegation be given to the General Manager to call for expressions of interest for Community Representatives for the Local Planning Panel

 

7.      Council at its meeting on 26 February 2018 resolved to appoint five community members to consider applications in ‘all wards’ on the Georges River Council Local Planning Panel.

8.      Council resolved on 27 August 2018 in relation to the membership of Local Planning Panels:

a.      That Council note the NSW Minister for Planning; the Hon Anthony Roberts MP has recently amended the Codes of Conduct for Local and Regional Planning Panels in response to Georges River Council’s concerns regarding a lack of clarity on potential conflicts of interest for Panel members.

 

b.      That the Minister be requested to continue to follow Council’s leadership in addressing potential conflicts of interest by excluding  former/current employees of councils from membership of their own/former Council’s Planning Panels for a period of two years and by amending the Codes of Conduct to create full consistency across both codes and also with the NSW Office of Local Governments Model Code of Conduct for Local Councils, including in regard to the completion and publication of disclosure returns.

 Report

9.      The currently appointed community members reside in four of the five Georges River Council Wards being: Peakhurst, Mortdale, Blakehurst and Hurstville.

10.    Since the time Council made the original appointments, the community member from the Hurstville Ward (Mr Henry Wong) resigned from the panel. This has now resulted in a vacancy from the Hurstville Ward in addition to that of the Kogarah Bay Ward.

11.    As a result of the vacancies from the Hurstville and Kogarah Bay Wards and the resolution of 18 December 2017, Council commenced a process of seeking Expressions of Interests from the Georges River Council community between 17 October 2018 and 4 November 2018.

12.    The process for seeking Expressions of Interest included:

a.      Public Recruitment process as follows:

 

i.     Advertisements in the local paper

ii.    Social media announcements on Council platforms,

iii.   Availability of information on Council’s website; and

iv.   Contact and communication through professional industry groups such as the Planning Institute of Australia, Institute of Architects, Institute of Engineers, Institute of Landscape Architects.

 

b.      Application process from interested residents.  This process stipulates that nominated members are required to:

 

i.     Be current residents within the Georges River Council Local Government Area (LGA) and applicable wards

ii.    Be able to work within a team

iii.   Have a knowledge and awareness of the LGA, planning issues and matters of concern to the local community

iv.   Be able to demonstrate an understanding of the planning process and assessment issues (but not expected to be experts)

v.    Be able to represent and communicate the interests of the local community

vi.   Commit to attending the Panel meetings and site inspections

vii.  Be able to contribute constructively to the determination of applications

viii. Not be a staff member of Georges River Council

ix.   Be willing to adhere to the Planning Panels Operational Guidelines and Planning Panels Code of Conduct

x.    Complete Pecuniary Interest Form to be placed on Council's website

 

13.    Interested residents were also advised that consideration, assessment and appointment of applicants is at the sole discretion of Council and that applicants are required to be aware that under the Environmental Planning and Assessment Act 1979 those ineligible to become panel members (and will not be considered) include:

·        An elected Councillor of any council

·        A property developer within the meaning of section 96GB of the Election Funding, Expenditure and Disclosures Act 1981

·        A real estate agent within the meaning of the Property, Stock and Business Agents Act 2002.

 

14.    As a result of the recruitment process, Council received five applications. No one has been declared ineligible in relation to the EPA Act and Ministerial Directions. However, one candidate would be considered ineligible based on the Council Resolution dated 27 August 2018 (NM082-18) as they are a former staff member of Georges River Council.  The confidential attachments to this report list the applicants, their response to the above noted criteria and a resume for Council to consider.

15.    It is advised that Council consider and appoint a minimum of two additional Community Representatives from the confidential list attached for the Kogarah Bay and Hurstville Wards, allowing the Local Planning Panel to function, if in the event one member cannot attend for any reason, and/or the application before the Panel is a Review of Determination of an Local Planning Panel former decision.

16.    All Community Representatives should be appointed for all Georges River Council Wards such that they can operate on a rotational basis throughout the year to allow flexibility and efficiency for the operation of the Georges River Local Planning Panel.

17.    Each member is to be appointed in accordance with the terms and conditions identified by the Minister for Planning and the NSW Department of Planning and Environment. The term of the appointment is two years.

 Next Steps

18.    The LPP is able to continue to function with or without the appointment of the additional community member, however to allow flexibility and efficiency for the operation of the Georges River Local Planning Panel into 2019 it is recommended the additional members be appointed.

Financial Implications

19.    Within budget allocation.

 

Risk Implications

20.    No risks have been identified.

 

Community Engagement

21.    Community engagement was conducted during the Expression of Interest stage for the Community representatives.

File Reference

18/2660

 

 

 

ATTACHMENTS

Attachment 1

Attachment A - Confidential Applicant List and Responses to Criteria of ... (Confidential)

Attachment 2

Attachment B - Confidential Applicant Resumes of Potential Community Rep... (Confidential)