AGENDA


Environment and Planning Committee

 

Monday, 10 February 2020

7.00pm

 

Level 1, Georges River Civic Centre

Hurstville

 

 

 

 

 

 

 

 

 

 

 


Georges River Council –     Environment and Planning -  Monday, 10 February 2020                                                   Page 2

 

          Environment and Planning

ORDER OF BUSINESS

 

1.      Opening

2.      Acknowledgement of Country

3.      Apologies / Leave of Absence

4.      Notice of Webcasting

5.      Disclosures of Interest

6.      Public Forum

7.      Confirmation of Minutes of Previous Meeting  

MINUTES: Environment and Planning - 9 December 2019

8.      Committee Reports

ENV001-20       Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

(Report by Strategic Planner/Urban Designer)......................................................... 3

ENV002-20       Heritage Building Grants Program 2019/20

(Report by Strategic Planner).................................................................................. 347

ENV003-20       Draft Georges River Local Housing Strategy and Draft Inclusive Housing Strategy

(Report by Strategic Planner).................................................................................. 355

ENV004-20       Revocation of Georges River Determination of Development Applications Policy 2017

(Report by Manager Development and Building)................................................ 685  

 

 


Georges River Council –     Environment and Planning -  Monday, 10 February 2020                                                   Page 3

Committee Reports

Item:                   ENV001-20        Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis 

Author:              Strategic Planner/Urban Designer

Directorate:      Environment and Planning

Matter Type:     Committee Reports

 

 

 

Recommendation:

That Council:

(a)     Adopt the Commercial Centres Strategy – Part 1 Centres Analysis as a Georges River strategic planning document to inform the preparation of the Georges River Local Environmental Plans, Development Control Plans, Part 2 of the Strategy and the assessment of planning proposals and development applications.

(b)     Provide delegation to the Director Environment and Planning to approve any minor modifications to correct any numerical, typographical, mapping, interpretation and formatting errors, if required, to improve clarity and readability.

(c)     Write to all those that made a submission advising them of the adoption of the Commercial Centres Strategy – Part 1 Centres Analysis.

 

Executive Summary

1.      The Commercial Centres Strategy (“the Strategy”) is part of a series of studies and strategies that informs the future land use planning of the Georges River Local Government Area (“LGA”). The need for a centres strategy arises from Council’s requirement to prepare a harmonised strategic vision and planning framework for the LGA.

2.      The Strategy is being prepared in two parts (Part 1 and Part 2) to support the staged approach to preparing the new Georges River Local Environmental Plan (“LEP”) and Development Control Plan (“DCP”), which was considered and endorsed by Council at its meetings in April and October 2019.

3.      Part 1 Centres Analysis (“Part 1”) is the subject of this report. In accordance with the Council resolution dated 24 June 2019, this Part was publicly exhibited with the draft Local Strategic Planning Statement 2040 from 26 June to 7 August 2019.

4.      This Part draws on an evidence base informed by independent expert advice, community input and an in-depth review of all centres to support the on-going viability of all centres in the LGA. The primary purpose of this Part is to inform the preparation of LEP 2020 and its accompanying development control plan.

5.      A total of seven (7) submissions were received. All submissions have been reviewed. Consideration of the submissions in relation to the exhibited draft Part 1 is provided in Attachment 1 where a response is provided to address each submission.

6.      The draft Strategy has been amended following consideration of the issues raised in the submissions. A comparison of the exhibited draft Part 1 and the proposed amendments are provided below in Table 1.

7.      This report seeks the adoption of the amended Commercial Centres Strategy – Part 1 Centres Analysis (refer Attachment 3) as a strategic planning document that will inform the preparation of the Georges River LEPs and DCPs, as well as the assessment of planning proposals and development applications.

Background

8.      The Strategy is part of a series of studies and strategies being prepared to inform future land use planning of the LGA, including the Local Strategic Planning Statement 2040 (“LSPS 2040”) and the draft Georges River Local Environmental Plan 2020 (“GRLEP 2020”).

9.      The need for a centres strategy arises from the South District Plan’s requirement to create a centres hierarchy as well as Council’s requirement to prepare a harmonised strategic vision and planning framework through the new Georges River LEP.

10.    At its meetings on 23 April 2019 and 28 October 2019, Council endorsed the staged approach to preparing the new principal Georges River LEP. The stages are outlined below:

·        Stage 1: Housing and Harmonisation (GRLEP 2020 – the Planning Proposal was reported to Council on 25 November 2019);

o   Harmonise the existing LEPs.

o   Seek to achieve housing targets through up-zoning certain areas.

·        Stage 2: Housing Choice (scheduled for 2021);

o   Seek to promote inclusive and affordable housing.

o   Investigate big house conversions and build to rent.

·        Stage 3: Jobs and Activation (scheduled for 2022);

o   Review development standards in centres.

o   Infrastructure delivery mechanisms.

o   Hurstville City Centre and Beverly Hills Local Centre masterplanning.

·        Stage 4: Housing and Future Growth (scheduled for 2025 and beyond);

o   Focus on land use changes beyond the next 5 years.

11.    In accordance with the staged approach to preparing the new Georges River LEP and the immediate focus to harmonise the existing Hurstville and Kogarah LEPs into a principal Georges River LEP so that a single consistent approach is applied to planning and development across the LGA, the Strategy has been developed as two components – Part 1 and Part 2.

12.    Part 1 of the Strategy is the subject of this report and it has been prepared to inform the draft GRLEP 2020 as part of Stage 1 of the Georges River LEP program. This Part conducts a stocktake of all 48 commercial centres in the LGA through a holistic approach with the intention of harmonising the two existing planning frameworks that govern the future development of these centres, as well as identifying any impediments to the provision of employment floor space to support the growth of jobs.

13.    Part 1 was endorsed by Council at its meeting dated 24 June 2019 for public exhibition, and was publicly exhibited with the draft LSPS 2040 from 26 June to 7 August 2019.

14.    Part 2 will be prepared to inform Stage 3 of the Georges River LEP program. Council endorsed the preparation of Part 2 at its meeting dated 24 June 2019.

15.    The primary purpose of Part 2 is to provide a comprehensive analysis of the 48 centres through a place-based planning approach. The outcome will include centre-specific objectives, development standards and built form controls / guidelines, which will inform LEP 2022 and the accompanying DCP.

16.    This Part is currently being prepared and will be the subject of a future report.

17.    Further information regarding the background and explanation of the contents of the Strategy is available on Council’s website under the Environment and Planning Committee Report Item ENV019-19 dated 11 June 2019.

Purpose of the Strategy

18.    As a strategic planning document, Part 1 informs the preparation of the following plans and strategies:

·    Local Strategic Planning Statement 2040.

·    Local Housing Strategy.

·    Georges River Local Environmental Plan 2020.

·    Georges River Development Control Plan 2020.

·    Part 2 of the Commercial Centres Strategy.

19.    Once adopted, this Part will also inform Council’s assessment of any future planning proposals that seek to rezone sites within or on the boundary of existing commercial centres, as well as development applications that propose new buildings or substantial redevelopment of existing buildings within the LGA’s commercial centres.

20.    The purpose of Part 1 Centres Analysis is to:

·        Conduct a comprehensive review of the local demographic, economic profile and context and feasibility of selected centres through the Economic Study;

·        Consider and integrate the evidence base findings of the Economic Study;

·        Conduct an inventory check / stocktake of all business zoned land in the Georges River LGA, including a land use and floor space audit;

·        Develop a centres hierarchy with a clear vision, role and function for each commercial centre to better manage future growth;

·        Determine the appropriate mix of employment and residential floor space in mixed use zones to ensure that the provision of additional housing does not affect the viability of commercial centres and jobs growth;

·        Recommend LEP amendments to address a number of the inconsistencies and deficiencies of the existing former Hurstville and Kogarah LEPs;

·        Prepare recommendations that will inform future planning controls and policies in response to the need for commercial centres to adapt to change by providing for a broader range of land uses; and

·        Develop a set of criteria to ensure rezoning requests to expand existing centres are supported by evidence-based investigations that demonstrate strategic merit.

21.    An external consultant was engaged to prepare the Economic Study, which is provided in Attachment 4 and must be read in conjunction with the Strategy.

22.    It should be noted that Part 1 of the Strategy does not propose any zoning changes as part of LEP 2020. Proposed LEP recommendations relate to changes in land use permissibility and the minimum non-residential floor space ratio (“FSR”). Further investigations are required in Part 2 of this Strategy to inform LEP 2022 and beyond.

Structure of the Strategy

23.    Part 1 Centres Analysis is comprised of the following key chapters:

1.      Introduction – This chapter outlines the purpose and the Strategy area.

2.      Policy Context – This chapter outlines the documents that create the strategic planning framework and their role in informing the preparation of this Strategy.

3.      Evidence Base – This chapter provides an overview of the contents of the Economic Study prepared by HillPDA including economic trends and drivers, existing centres review and hierarchy, employment floor space demand, development capacity in centres and the capacity of the strategic centres to meet District Plan job targets.

This chapter also provides a summary of community feedback received from the various community and key stakeholder engagement activities undertaken in the past 24 months.

4.      Key Issues and LEP Recommendations – This chapter summarises the key issues that need to be addressed in GRLEP 2020 and the corresponding LEP recommendations to ensure the future growth and viability of the LGA’s commercial centres.

5.      Appendices – These include:

a.      Appendix 1: Commercial Centres Economic Study prepared by HillPDA – this provides the evidence base for the Strategy.

b.      Appendix 2: Centres Review – this incorporates the findings of the evidence base and provides a detailed review of all 48 commercial centres individually based on information readily available from existing Council documents, mapping, site visits and .id demographic resources.

24.    The structure of the finalised Part 1 remains unchanged from the exhibited draft version. The proposed amendments to the Strategy are outlined under the “Post-Exhibition Amendments” heading of this report.

25.    A copy of the finalised Commercial Centres Strategy – Part 1 Centres Analysis is provided in Attachment 3.

 

Public Exhibition

26.    As a supporting Strategy to the LSPS, the draft Part 1 was publicly exhibited with the draft LSPS 2040 from 26 June to 7 August 2019, in accordance with the Council resolution dated 24 June 2019. A total of 5 workshops and 5 drop-in information events were held across the LGA.

27.    The draft Strategy and all associated Appendices were available for viewing on Council’s YourSay webpage and Council’s website. Hard copies were also available for viewing at all workshop and drop-in information events.

 

Submissions Received

28.    A total of seven (7) submissions were received. All submissions have been reviewed. Consideration of the submissions in relation to the exhibited draft Part 1 is provided in Attachment 1 where a response is provided to address each submission.

29.    These submissions relate to a number of issues, including:

·        Frequent and ongoing review of the proposed centres hierarchy is required to reflect consumer demands and trends;

·        Employment floor space provided by employment generating uses such as supermarkets should be encouraged and not restricted to existing centres;

·        Out-of-centre retailing should be considered and permitted on a case-by-case basis;

·        General support for the proposed minimum non-residential floor space ratio requirement;

·        The ongoing review of zoning and development controls for the LGA’s commercial centres is supported; and

·        All business, commercial and industrial land (including freight precincts) should be recognised for their significance in generating employment.

30.    A number of the submissions also requested a review of development standards for specific commercial centres as summarised below:

·        Council should strive to attain the higher job target of 20,000 for the Hurstville Strategic Centre through the review of the centre’s development controls;

·        The B2 – Hurstville East (Forest Road) local centre should be included within the boundary of the Hurstville City Centre and up-zoned accordingly;

·        The B2 – Penshurst (Penshurst Street) local centre should be the subject of an accelerated review to accommodate urban renewal; and

·        The B1 – Peakhurst (Forest Road) village should be expanded to include the adjoining residential zoned sites within the same street block.

·        These requests for centre-specific reviews will be considered as part of the preparation for Part 2 of the Strategy where each centre will be reviewed through a place-based planning approach.

 

Post-Exhibition Amendments

31.    All submissions pertaining to public domain improvements, urban design and request for reviews of development standards for specific centres will be integrated into Part 2 of the Strategy where place-based planning principles will be applied on a centre-by-centre basis to facilitate the creation of centres as great places throughout the LGA.

32.    Part 1 of the Strategy has been finalised with consideration of the issues raised in the submissions and the amended Local Planning Priorities and Actions of the LSPS 2040.

33.    No change is proposed to the minimum non-residential floor space requirement in light of the general support received from the submissions for its proposed introduction in the draft GRLEP 2020.

34.    The recommended land uses for the B2 Local Centre zone is amended to ensure local and neighbourhood centres are activated and vibrant through the removal of “self-storage units” as a permissible land use. Other land uses proposed by the Strategy are retained and integrated into the future planning framework for the LGA’s as part of the Planning Proposal for the draft GRLEP 2020.

35.    The amendments also include a number of minor modifications to correct typographical, grammatical and formatting errors to improve presentation, clarity and readability.

36.    A comparison of the exhibited draft Part 1 and the notable proposed amendments (excluding minor modifications) are provided below in Table 1. Proposed amendments are shown in red italics. The tracked changes version of Part 1 is provided in Attachment 2.

 

 

 

 

Table 1 – Comparison of Exhibited Strategy and Proposed Amendments

Exhibited

Proposed Amendment

Justification

Section: 3.2 Community Consultation

The above community feedback is critical in informing the land uses and controls that are proposed for the LGA’s business-zoned land in LEP 2020. Considerations pertaining to public domain improvements and urban design will be integrated into Part 2 of the Strategy where place-based planning principles will be applied on a centre-by-centre basis to facilitate the creation of centres as great places throughout the LGA.

The above community feedback was critical in informing the land uses and controls that were proposed in the draft version of this Strategy. As a policy document that informs the planning framework of the Georges River LGA, the draft Part 1 was placed on public exhibition with the draft LSPS 2040 from 26 June to 7 August 2019. A total of 5 workshops and 5 drop-in information events were held across the LGA to provide the community with the opportunity to be involved.

 

This Strategy has been finalised with consideration of the submissions received during the LSPS 2040 public exhibition period. The support for the proposed land uses and the introduction of a minimum non-residential floor space requirement have been noted and integrated into the future planning framework for the LGA’s business-zoned land as part of the Planning Proposal for LEP 2020. All submissions pertaining to public domain improvements, urban design and request for reviews of development standards for specific centres will be integrated into Part 2 of the Strategy where place-based planning principles will be applied on a centre-by-centre basis to facilitate the creation of centres as great places throughout the LGA.

This amendment reflects the recently completed community consultation process and acknowledges the submissions received during this exhibition period from 26 June to 7 August 2019.

Section: Table 9 Land use recommendations – B2 Local Centre

Early education and care facilities

Seniors housing

Markets and artisan food and drink industries

Self-storage units

Neighbourhood supermarkets

Service stations

Early education and care facilities

Seniors housing

Markets and artisan food and drink industries

Self-storage units

Neighbourhood supermarkets

Service stations

When offered as ancillary uses to retail premises, last-mile parcel collection points offer great convenience for local residents. However, “self-storage units” are defined as premises that consist of individual enclosed compartments for storing goods or materials (other than hazardous or offensive goods or materials). These premises are considered to be detrimental to the activation of local centres due to the lack of active street frontages associated with self-storage units.

 

Consistent with the draft GRLEP 2020, the amendment removes “self-storage units” as a permissible land use in B2 Local Centres to promote greater activation and vibrancy of the LGA’s local and neighbourhood centres in accordance with P13. Planning, collaboration and investment delivers employment growth and attractive, lively, accessible and productive centres of the LSPS.

Section: Table 10 LEP 2020 recommendations – Schedule 1 Additional Permitted Uses

Retain

Retain, if not permitted in the proposed Land Use Table for the zone

The draft GRLEP 2020 proposes to harmonise the existing Hurstville and Kogarah LEPs so that a single, consistent approach is applied to planning and development across the LGA. The harmonisation process also includes a review of permissible and prohibited uses in the Land Use Tables under Part 2 of the Standard Instrument LEP. Through this process, some prohibited uses that currently require Schedule 1 to enable permissibility may become permissible through the new Land Use Table.

 

It is recommended to only retain existing Schedule 1 items where the subject land use continues to be prohibited in the corresponding Land Use Table in GRLEP 2020.

 

Next Steps

37.    Subject to Council’s adoption of the Commercial Centres Strategy – Part 1 Centres Analysis, the next steps will be as follows:

a)      The Strategy will be placed on Council’s website; and

b)      Submitters will be advised of the adoption of the Strategy.

38.    This Part will be utilised as a strategic document to inform the preparation of GRLEP 2020, future LEPs, accompanying DCPs and the assessment of planning proposals and development applications.

39.    Part 2 of the Strategy is currently being prepared to inform future LEPs and accompanying DCPs. Through a place-based planning approach, this Part will consider the economic, social, community and environmental roles of the LGA’s commercial centres and provide centre-specific objectives and built form controls and guidelines.

Financial Implications

40.    Part 1 of the Strategy is within budget allocation.

 

Risk Implications

41.    No operational risk identified.

 

Community Engagement

42.    Community engagement was conducted from 26 June to 7 August 2019 where the draft Strategy was publicly exhibited with the draft LSPS 2040. A total of 5 workshops and 5 drop-in information events were held across the LGA.

43.    All submitters will be advised of the adoption of the Strategy.

44.    The Strategy and all associated Appendices will be made available on Council’s website.

File Reference

D19/218499

 

 

 

ATTACHMENTS

Attachment 1

Summary of submissions received and Council response

Attachment 2

Commercial Centres Strategy Part 1 Centres Analysis – Tracked Changes

Attachment 3

Commercial Centres Strategy Part 1 Centres Analysis – Final

Attachment 4

Appendix 1 - Commercial Centres Economic Study

Attachment 5

Appendix 2 - Centres Review (1.0 Contents & Overview)

Attachment 6

Appendix 2 - Centres Review (2.0 Strategic Centres)

Attachment 7

Appendix 2 - Centres Review (3.0 Local Centres)

Attachment 8

Appendix 2 - Centres Review (4.0 Villages)

Attachment 9

Appendix 2 - Centres Review (5.0 Small Villages)

Attachment 10

Appendix 2 - Centres Review (6.0 Neighbourhoods)

Attachment 11

Appendix 2 - Centres Review (7.0 Special Areas)

 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 1]          Summary of submissions received and Council response

 

 

Page 19

 




 


 




Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 2]          Commercial Centres Strategy Part 1 Centres Analysis – Tracked Changes

 

 

Page 55

 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 3]          Commercial Centres Strategy Part 1 Centres Analysis – Final

 

 

Page 95

 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 4]          Appendix 1 - Commercial Centres Economic Study

 

 

Page 185

 



 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 




 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 5]          Appendix 2 - Centres Review (1.0 Contents & Overview)

 

 

Page 211

 


 


 


 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 6]          Appendix 2 - Centres Review (2.0 Strategic Centres)

 

 

Page 228

 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 7]          Appendix 2 - Centres Review (3.0 Local Centres)

 

 

Page 255

 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 8]          Appendix 2 - Centres Review (4.0 Villages)

 

 

Page 269

 


 


 


 


 


 


 


 


 


 


 


 


 


 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 9]          Appendix 2 - Centres Review (5.0 Small Villages)

 

 

Page 289

 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 10]        Appendix 2 - Centres Review (6.0 Neighbourhoods)

 

 

Page 338

 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV001-20             Adoption of the Commercial Centres Strategy - Part 1 Centres Analysis

[Appendix 11]        Appendix 2 - Centres Review (7.0 Special Areas)

 

 

Page 342

 


 


 


 


Georges River Council –     Environment and Planning -  Monday, 10 February 2020                                                   Page 350

Item:                   ENV002-20        Heritage Building Grants Program 2019/20 

Author:              Strategic Planner

Directorate:      Environment and Planning

Matter Type:     Committee Reports

 

 

 

Recommendation:

(a)     That Council approve a Heritage Building Grant of $3,000 to the owners of No.55 Inverness Avenue, Penshurst.

(b)     That any unallocated funds under the Heritage Building Grants Program 2019/20 be placed In the Heritage Building Grant reserve.

 

Executive Summary

1.      The purpose of this report is to seek approval to provide a Heritage Building Grant of $3,000 to No.55 Inverness Avenue, Penshurst – to be sourced from either unused funding from the current Program, or from the Strategic Planning Budget 2019/20.

2.      The report also recommends that any remaining unused funds from the 2019/20 Heritage Building Grants Program be placed in the Heritage Building Grant reserve, and re-allocated as part of future years’ programs.

 

Background

3.      On 14 October 2019, Council considered a report to endorse the recommendations for the allocation of heritage building grants under the Heritage Building Grants Program 2019/20. The total budget allocation was for $50,000.

4.      Council at its meeting dated 28 October 2019 resolved that:

a.      That the Heritage Building Grants Program 2019/2020 offers be made to successful applicants as outlined in Table 3 and in Attachment 1 of this report – ‘Summary table of submissions and recommendations for Heritage Grant Funding 2019-20’;

b.      That Council note the grants received from the NSW Office of Environment and Heritage:

i.     up to $7,000 (ex. GST) annually over a two year period for the Local Heritage Advisor Service; and

ii.    up to $6,250 (ex. GST) annually over a two year period for the Small Heritage Grants Service (‘Georges River Council’s Local Heritage Grants’).

c.       That, if required, the General Manager allocates up to $7,241.50 from savings identified in the Environment and Planning Directorate to the Heritage Building Grants Program; and

d.      That the variation to the 2019/2020 Budget be made at the Quarter 2 budget review.

5.      Council assessed 73 applications, of which 37 were supported. The following offers were subsequently made in accordance with Council’s resolution dated 28 October 2019:

 

 

 

Address

Summary of proposed works

Amount of funding recommended

 

12 Bowns Road, Kogarah

 

Repoint brickwork with new mortar on front façade and side wall.

Finish with white tuck-point ribbons on front façade.

 

 

$1,500

 

23 Lansdowne Street, Penshurst

 

Tuck-pointing to front façade, verandah and columns.

 

$1,500

 

71 Lansdowne Street, Penshurst

 

Remove mortar and repoint front façade, verandah and garden wall.

 

 

$1,500

(front façade and verandah only)

 

28 Leeder Avenue, Penshurst

 

Repoint brickwork with new mortar and finish with white tuck-point ribbons to front façade of house.

Remove existing mortar and repoint with new mortar to stone foundation of front of house.

Install dry fix stainless steel wall ties to structural crack in verandah wall.

Remove existing verandah wall brickwork, clean and relay with existing bricks.

 

 

 

 

 

$1,500

59 Pacific Avenue, Penshurst

Repoint original heritage brickwork at front and right side wall of original part of the house due to erosion of mortar.

 

$1,500

(front façade only)

10 Braeside Avenue, Penshurst

Repointing of brickwork on the original portion of the house,  including front façade, porch/patio, and side of house

 

$1,500

(front façade only)

49 McRaes Avenue, Penshurst

Repoint front façade of house with mortar with tuck-point tape.

 

$1,500

74 Pacific Avenue, Penshurst

 

Tuck-pointing of front façade including the porch to bring back to original condition

 

$1,000

18 Denison Street, Penshurst

 

Repointing of front fence and front of dwelling

 

 

$1,000

 

2 Leeder Avenue, Penshurst

 

Tuck-pointing of front elevation of house

 

 

$1,000

 

25 Greenbank Street, Hurstville

 

Repair of woodwork to large gable roof and small gable that has rotted – to be painted Mid Brunswick Green and White to match existing heritage colours

 

$1,000

(large gable only)

 

32 Bowns Road, Kogarah

Tuck-pointing to front façade.

Reinstate damaged plaster panels

 

$1,000

(tuck-pointing works only)

58 Railway Parade, Penshurst

Repointing of brickwork on front façade and driveway side

 

$1,000

 

19 Pacific Avenue, Penshurst

Replacement of leadlight windows to match the design of existing side window

 

 

$500

 

4 Regent Street, Kogarah

(Heritage Item I106 – ‘Shop’)

Repair of minor external racks, exterior painting

 

$3,000

36 Lloyd Street, Oatley

(Heritage Item I79 – ‘House’)

Paint exterior of house in the colour scheme that is sympathetic to the era – to be painted Dulux Gawler, Cream, Custard, Indian Red.

 

$3,000

53-57 Princes Highway, Kogarah

(Heritage Item I96 – ‘St Paul’s Anglican Church and Hall’)

Repair of Lych Gate

$2,000

106 Penshurst Street, Penshurst

(Heritage Item I116 – ‘Semi-detached Federation Cottages’)

Repair of existing timber framed windows with green and yellow decorative glass to front porch of dwelling

Painting of timber to match existing

Repair of 8 timber sash windows

 

$742.50

14 Garden Street, Kogarah

(Heritage Item I74 – ‘House and Garden’)

24742.50

Exterior painting - including the removal of loose flaking paint and repair of wood rot.

Colour scheme to remain the same (original) - Heritage Red, Green and Cream

 

$2,000

 

4 Maher Street, Hurstville

(Heritage Item I44- ‘House and Garden, “Leyholme”’)

 

Repair timber eaves, repair compress to fibre eaves on NW corner of house

Repair to timber roof awning on west and south side

Repaint undercroft and two top coats using existing heritage colours

 

$499

60 McRaes Avenue, Penshurst

Brick repointing on the front and left façade of the house

Change mortar colour to off-white to match what was original

 

$1,500

53 Kuroki Street, Penshurst

 

Repointing brickwork at front façade of house

Concrete driveway as some pavers have broken

 

$1,500

(repointing works only)

25 Lansdowne Street, Penshurst

 

Repointing of brickwork on the house

 

 

$1,500

(front façade only)

10 Kuroki Street, Penshurst

 

Repointing of brickwork on front façade, side and rear of property

Repair of distorting original brickwork at front and side of house

Repair cracks in decorative arches on entrance

Repair of collapsed original brickwork on steps at side of house

 

 

 

$1,500

(front and side façade only)

65 Laycock Road, Penshurst

 

Repoint of small area of the front and side of the house.

Repoint parts of brick fence

$500

 

67 Millett Street, Hurstville

(Heritage Item I39 – ‘Victorian Cottage’)

 

Reinstate 2 double hung windows and a single double hung window to match original window

Replace aluminium framed windows x5 with double hung timber framed and counter balanced windows

 

 

 

$3,000

 

222 Connells Pt Road, Connells Point

(Heritage Item I35 – ‘House and Garden, “Jacma”’)

 

Repair and restoration of tiled roof including replacement of broken tiles like for like

Pressure cleaning. Repoint all ridge capping and gable tiles.

Paint roof with terracotta primer.

 

 

$2,000

 

12 Laycock Road, Penshurst

Tuck-pointing brickwork.

Repainting front façade barge boards and fascia

$1,500

(tuck-pointing works only)

36 Laycock Road, Penshurst

 

Repair and repainting of window frames as original

Removal of rust, readjustment and part replacement of window glazing in Laundry

 

$1,500

(window repair and repainting works only)

19 Greenbank Avenue, Hurstville

 

Undertake sympathetic repairs to damaged original timber windows.

Restore, protect and conserve original windows and doors to maintain heritage value - paint in colour scheme consistent with guidance Council

Replace non-original leadlight at front of house with fixed clear window matching horizontal elements of original windows.

Repaint entrance portico in a more suitable colour for interwar period style home.

$1,500.00

88 George Street, South Hurstville

(Heritage Item I59 – ‘St Raphael’s Church and School’)

 

Repairs to windows at St Raphael's Church due to long term water leakage from the gutter

Restore bricks at the top of windows, as they have come loose and fallen

 

 

$3,000

 

59 Laycock Road, Penshurst

 

Tuck-pointing front façade, patio wall and garage face

 

$1,500

42 Railway Parade, Penshurst

 

Repointing of front brickwork to repair degraded mortar

Repair/replace tessellated tiles on front verandah

 

 

$1,500

6 Kuroki Street, Penshurst

 

Repointing of front brick façade on three sides

Rebuild/reinstate deteriorating missing portion of front fence

Repair broken original stained glass windows and reseal.

 

 

$1,500

60 Lansdowne Street, Penshurst

 

Painting exterior of house – Colours to be confirmed by Council

 

$1,500

7 Myall Street, Oatley

(Heritage Item I81 – ‘Bangala’)

Underpinning to front of the house. Repair of cracks near front door and verandah and tessellated tiles.

 

$3,000

11 Laycock Road, Penshurst

Tiling of front verandah

$1,000

Funding allocated to Heritage Items: $22,241.50

Funding allocated to Conservation Items: $35,000

Total: $57,241.50

Table 1 - Awardees of the 2019/20 Heritage Building Grants program

 

6.      During the application period in August 2019, Council received an application from No.55 Inverness Avenue, Penshurst which is identified as a local heritage item pursuant to Schedule 5 of the Hurstville Local Environmental Plan 2012.

 

7.      The application was overlooked during the assessment period. As a result the application was not considered and no funding was allocated. However, the application would have been recommended for funding had it been assessed.

 

8.      The application proposes the following restorative works to No.55 Inverness Avenue, Penshurst:

 

a.      Replacement of one Victorian Sash window and architrave (like for like), due to extensive rot and water damage which has left the window unsalvageable; and

b.      Repainting of the front external windows, doors, architraves and metal framework – all in existing heritage colours.

 

9.      Due to the high volume of applications in the 2019/20 financial year, funding was allocated based on the item’s listing as either a Heritage Item or Conservation Item, and the cost of works (Refer to Table 2). This allowed Council to fairly grant funding to the successful applicants.

 

 

 

 

Criteria for funding allocation:

Cost of works:

Up to $5,000

Cost of works:

$5,000 – $9,999

Cost of works:

$10,000 +

Contributory HCA Items

$500

$1,000

$1,500

Heritage Items

50% of cost of work

$2,000

$3,000

Table 2 – Funding Allocation

 

10.    The estimated cost of works provided by the applicant at No.55 Inverness Avenue, Penshurst is $14,400. In line with the above methodology, the grant offer would be a total of $3,000 – subject to the applicant being able to complete the works by the end of the 2019/20 financial year (30 June 2020).

 

11.    It is considered reasonable for Council to provide late funding for No.55 Inverness Avenue, Penshurst, as the application was overlooked through no fault of the applicant, and would have been offered a grant of $3,000 in line with other successful applications.

 

12.    The applicant has advised that the works would be completed prior to the end of the 2019/20 financial year.

 

13.    It is therefore recommended that Heritage Building Grant offer of $3,000 be made to the owners of No.55 Inverness Avenue, Penshurst. The applicant will be notified accordingly.

Re-allocating of funding

14.    Successful applicants under the 2019/20 Heritage Building Grants Program have until Monday 3 February 2020 to accept their offer. At the time of writing this report, a total of 27 out of 37 successful applicants have accepted, which equates to $44,241.50. One applicant has declined their offer of $1,000 due to time constraints.

 

15.    It is unlikely that the entirety of the funding will be accepted and subsequently reimbursed, based on previous years’ expenditure. In the 2018/19 program, 15 of the 17 applicants accepted the offer, and only 13 sought reimbursement.

 

16.    As such, any unspent funding from the 2019/20 program should be placed into the Heritage Building Grants Reserve, to be used in future years’ programs.

 

17.    It is anticipated that the funding for No.55 Inverness Avenue, Penshurst will come from the unallocated funding, with $1,000 of the offer already available due to a declined offer. However, should most or all of the funding offers be accepted, it is proposed that a maximum of $2,000 that is to be allocated to No.55 Inverness Avenue, Penshurst come out of the Strategic Planning Budget from financial year 2019/20.

 

Financial Implications

18.    It is anticipated that the proposed funding amounting to $3,000 for No.55 Inverness Avenue, Penshurst will come from unallocated funding. However, should most or all of the remaining funding offers be accepted, it is proposed that no more than $2,000 come out of the Strategic Planning Budget from financial year 2019/20, with the remaining $1,000 coming from the abovementioned declined offer.

 

Risk Implications

19.   No risks identified.

 

File Reference

19/1359

 

 

  


Georges River Council –     Environment and Planning -  Monday, 10 February 2020                                                   Page 371

Item:                   ENV003-20        Draft Georges River Local Housing Strategy and Draft Inclusive Housing Strategy 

Author:              Strategic Planner and Senior Strategic Planner

Directorate:      Environment and Planning

Matter Type:     Committee Reports

 

 

 

Recommendation:

(a)     That Council endorses the draft Local Housing Strategy and draft Inclusive Housing Strategy and Delivery Plan which have informed the preparation of the Georges River Local Environmental Plan 2020 and accompanying Development Control Plan.

(b)     That the draft Local Housing Strategy and the draft Inclusive Housing Strategy and Delivery Plan be publicly exhibited for a minimum period of 60 days.

(c)     That Council refer the draft Local Housing Strategy to the Department of Planning, Industry and Environment for approval.

(d)     That Council refer the draft Inclusive Housing Strategy and Delivery Plan to the Department of Planning, Industry and Environment for its information.

(e)     That the outcomes of the public exhibition be reported to Council at a future meeting.

(f)      That Council provide delegation to the General Manager to approve changes to the readability of the document and to respond to issues raised by the Department of Planning, Industry and Environment’s review of the Council’s Local Housing Strategy.

(g)     That an information report be presented to Council following the Department of Planning, Industry and Environment’s review of the Council’s Local Housing Strategy.

 

Executive Summary

1.      The draft Local Housing Strategy and the draft Inclusive Housing Strategy and Delivery Plan have now been completed and are ready for public consultation. The Inclusive Housing Strategy and Delivery Plan informed the Local Housing Strategy.

 

2.      The draft Local Housing Strategy and the draft Inclusive Housing Strategy and Delivery Plan are part of the harmonised strategic planning framework for Georges River which includes the Georges River Local Environmental Plan 2020 (LEP 2020) and the Georges River Development Control Plan. The preparation of a Local Housing Strategy is also required by Action 16 of the South District Plan.

 

3.      An “Evidence Base” providing demographic and housing analysis was undertaken that shows the housing implications and future housing capacity of Georges River. The Evidence Based Study was endorsed by Council at its meeting dated 24 June 2019 for public exhibition, and was publicly exhibited with the draft Local Strategic Planning Statement (LSPS) from 26 June to 7 August 2019.  A copy of the Evidence Base report is contained in Attachment 1.

 

4.      The draft Local Housing Strategy is attached in Attachment 2. HillPDA was engaged to prepare the draft Inclusive Housing Strategy and Delivery Plan and a copy is attached as Attachment 3. The purpose of the Inclusive Housing Strategy is to inform the Local Housing Strategy.

 

5.      This report seeks Council’s endorsement to publicly exhibit the draft Local Housing Strategy and the draft Inclusive Housing Strategy and Delivery Plan as key documents informing the preparation of LEP 2020 and accompanying Development Control Plan.

 

6.      Any Local Housing Strategy requires approval from the Department of Planning, Industry and Environment before finalisation. The draft Local Housing Strategy will be referred to the Department during the community consultation.  The draft Inclusive Housing Strategy and Delivery Plan do not require the approval of the Department before finalisation. However a copy of the draft Strategy will be forwarded to the Department for its information.

 

Background

 

Georges River LSPS and LEP 2020

 

7.      In March 2018, the State Government introduced legislation requiring councils to prepare a LSPS which set out:

a)      the 20 year vision for land use in the local area;

b)      the special characteristics which contribute to local identity;

c)      shared community values to be maintained and enhanced; and

d)      how growth and change will be managed into the future.

 

8.      Georges River Council is a ‘priority’ council under the State Government’s LEP Accelerated Review Program. Accordingly, the final LSPS was required to be submitted to the Greater Sydney Commission by 30th October 2019 for the purpose of final Assurance and the LEP 2020 is required to be submitted for final legal drafting by 30 June 2020.

 

9.      At its meeting on 26 February 2018, Council considered a report on the new Georges River Local Environmental Plan. Council resolved as follows:

a)      Council endorse the preparation of a Housing Strategy, Community Participation Plan and Local Strategic Planning Statement for the Georges River local government area.

b)      Council endorse the preparation of a principal Local Environmental Plan for the Georges River local government area.

 

10.    In accordance with this resolution, the LSPS and the Planning Proposal for the Georges River LEP 2020 have been prepared. The LSPS was forwarded to the GSC on 30 October 2019 and the Planning Proposal will be forwarded to the Department for a Gateway Determination after the Georges River Local Planning Panel (LPP) meeting which is to be held on 6 February 2020.

 

11.    At its meeting on 28 October 2019, Council endorsed the following staged approach to implementing the actions of the LSPS:

a.      LEP 2020 to focus on Harmonisation and Housing;

b.      LEP 2021 to focus on Housing Choice;

c.       LEP 2022 to focus on Jobs and Activation; and

d.      LEP 2025 to focus on land use changes beyond the next 5 years.

 

12.    The Planning Proposal was reported to Council’s Environment and Planning Committee on 11 November 2019 and subsequently to Council at its meeting on 25 November 2019. However, Council was unable to form a quorum and exercise its planning proposal authority functions at both meetings as result of Council’s Code of Conduct (reflecting the NSW Model Code of Conduct 2018).

 

13.    Given advice from the Department, Council’s independent legal advice and in accordance with the General Manager’s delegated functions under Section 377 of the Local Government Act 1993 (“LG Act”), Council’s Acting General Manager appointed the Georges River Local Planning Panel (“LPP”) as the planning proposal authority for the purpose of submitting the Georges River LEP 2020 Planning Proposal for a Gateway Determination to the Department of Planning, Industry and Environment (“DPIE”), pursuant to Section 378 of the LG Act on 21 January 2020.

 

Housing Precincts

14.    Council at its meeting held 28 October 2019 (ENV035-19) resolved to adopt the LSPS and endorse the following Housing Precincts for inclusion in LEP 2020 and in the Council’s Housing Strategy:

a)      Peakhurst (North and West of Peakhurst Park) Precinct;

b)      South Hurstville – Culwulla Street Precinct;

c)      South Hurstville Hillcrest Avenue Precinct;

d)      Penshurst Apsley Estate Precinct; and

e)      Connell’s Point Rd Precinct.

 

15.    The Council also resolved not to proceed with further investigation of the Olds Park Precinct for rezoning under LEP 2020 due to traffic issues, its location outside a centre and distance from a train station.

 

16.    Consultation occurred in early September 2019 and 830 property owners were notified of the five Housing Investigation Areas across the LGA and invited to attend one of four Information Sessions. Overall 72 property owners participated in the drop in sessions, 56 completed surveys and 44 completed feedback forms. Council was briefed on community feedback from the targeted engagement on 2nd September 2019. It should be noted that the consultation included the Olds Park Precinct – but not the Connell’s Point Rd Precinct.

 

17.    The following table - Table 1 - provides a summary of the Housing Precincts adopted by Council:

 

Housing Investigation Area

Explanation

 

1. Hurstville  – Hillcrest Avenue

Existing zone: R2 Low Density

Proposed zone: R4 High Density (12m height and 1:1 FSR)

 

Potential number of additional dwellings resulting from rezoning: approximately +29 dwellings

 

Justification:

In close proximity to Hurstville Station and Hurstville City Centre. Supported by a number of community facilities and open space nearby, all within walking distance (400m or less). Will provide bulk and scale transition between adjacent low density and high density development typologies.

 

2. Penshurst – Apsley Estate

Existing zone: R2 Low Density

Proposed zone: R3 Medium Density (9m height and 0.7:1 FSR)

 

Potential number of additional dwellings resulting from rezoning: approximately +183 dwellings

 

Justification:

In close proximity to both Hurstville and Penshurst Stations, the Hurstville City Centre and Penshurst Local Centre. Supported by a number of community facilities and open space nearby, all within walking distance (400m or less).

 

3. Peakhurst – north and west of Peakhurst Park

Existing zone: R2 Low Density

Proposed zone: R3 Medium Density (9m height and 0.7:1 FSR)

 

Potential number of additional dwellings resulting from rezoning: approximately +335 dwellings

 

Justification:

In close proximity to Riverwood Station and Riverwood Local Centre. Supported by open space nearby (Peakhurst Park). Will provide bulk and scale transition between adjacent low density and high density development typologies.

 

4. South Hurstville – Culwulla Street

Existing zone: R2 Low Density

Proposed zone: R3 Medium Density (9m height and 0.7:1 FSR)

 

Potential number of additional dwellings resulting from rezoning: approximately +57 dwellings

 

Justification:

In close proximity to bus stops on King Georges Road that offer frequent bus services to Hurstville Station. Supported by South Hurstville Local Centre, South Hurstville Library and a number of open spaces nearby, which are all within walking distance (400m or less). Will provide bulk and scale transition between adjacent low density and high density development typologies, and rationalise an existing zoning anomaly.

 

5. South Hurstville – Greenacre Road

Existing zone: R2 Low Density

Proposed zone: R3 Medium Density (9m height and 0.7:1 FSR)

 

Potential number of additional dwellings resulting from rezoning: approximately +48 dwellings

 

Justification:

In close proximity to frequent bus services to Hurstville Station. Supported by South Hurstville Local Centre, South Hurstville Library and a number of open spaces nearby, which are all within walking distance (400m or less). Rationalises an existing zoning anomaly.

 

    Table 1 – Housing Precincts

Strategic Context to Housing and Affordability

18.    The Greater Sydney Region Plan, A Metropolis of Three Cities (the “Plan”), sets out the following directions for future planning, which the Housing Strategy addresses:

a)      Prepare a housing strategy;

b)      Develop 6-10 year housing targes;

c)      Implement Affordable Rental Housing Targets.

 

19.    The Plan notes that across Greater Sydney, both home renters and purchasers face housing affordability challenges. Greater Sydney has been measured as being one of the least affordable housing markets globally and is the least affordable Australian city. This has been aggravated in the past five years by rapid growth in house costs. An absence of affordable housing often results in workers having to commute for long distances. The Plan recognises that combined with changing demographics and housing affordability challenges, greater housing choice and diversity will be needed. The statistics of higher number of births each year and the rise of over 85s add to the need for greater housing choice and diversity. The Plan notes that the provision of more housing needs to occur concurrently with the creation of liveable neighbourhoods close to employment opportunities, public transport, walking and cycling options to create diverse, inclusive multi-generational and cohesive communities.

 

20.    The South District Plan sets a five-year (2016 to 2021) housing target of 4,800 additional dwellings for the Georges River LGA. However, the Plan provides Council with the opportunity to develop its own 6-10 year housing targets by demonstrating capacity for steady housing supply into the medium term.

 

21.    The South District Plan also emphasises the need to plan for the 20-year strategic housing target. Approximately an additional 14,000 dwellings are required by Georges River LGA by 2036.

 

22.    The South District Plan endeavours to give effect to the Region Plan objectives of housing supply and affordability through supplying a wide range of housing types, specifically medium density housing. The Plan indicates that affordable rental housing targets generally in the range of 5-10 per cent of new residential floor space are appropriate subject to viability. The Plan recognises the importance of providing a more diverse and affordable housing within the LGA. A key Planning Priority of the District Plan indicates that a diverse mix of housing can provide greater opportunities to cater for a range of changing needs.

 

23.    The projected household structure in the south district demonstrates that the proportion of single person, single parent and couple only households will relatively increase over the 2011-2036 period, although the households comprising couples with children will still be the highest; proportionally. This will require housing that can meet the needs of families as well as flexible housing types that can accommodate multiple generations and family groups living together.

 

24.    The Council’s Local Strategic Planning Statement (LSPS 2040), sets a vision for the Georges River LGA to be a productive place to live, work and enjoy - with diverse, active, green, well designed and connected places.  It is focused around the following themes:

a)      Access and Movement;

b)      Infrastructure and Community;

c)      Housing and Neighbourhoods;

d)      Economy and Centres; and

e)      Environment and Open Space.

 

25.    The LSPS 2040 contains the following planning priorities for housing and neighbourhoods:

a)      Residential suburbs will be protected and retained unless identified as areas of change or investigation;

b)      Place-based development, quality building design and public art deliver liveable places;

c)      A mix of well-designed housing for all life stages caters for a range of needs and incomes;

d)      Homes are supported by safe, accessible, green, clean, creative and diverse facilities, services and spaces;

e)      Aboriginal and other heritage is protected and promoted.

 

26.    The LSPS 2040 process led to the development of a housing-specific vision for Georges River.

The Georges River community has access to a choice of housing across the LGA. The mix of housing types, sizes and prices are located appropriately to meet the needs of people at different life stages, with differing incomes and lifestyles. New high quality buildings are concentrated around transport interchanges in Hurstville, Kogarah, Riverwood and other transport nodes. These buildings are complemented by beautiful green tree lined streets and spaces.


 

Evidence Base for Future Housing Requirements within Georges River LGA

27.    The Evidence Base (refer to Attachment 1) was completed as the first stage in the preparation of both the Local Housing Strategy and the Inclusive Housing Strategy. The Evidence Base conducts a review of the current and future population and housing trends for the LGA for the purpose of reviewing the 2036 housing target.

 

28.    The Evidence Base was endorsed by Council at its meeting dated 24 June 2019 for public exhibition, and was publicly exhibited with the draft LSPS from 26 June to 7 August 2019.

 

29.    The Evidence Base indicates:

a)      An estimated population of 185,000 is forecast for 2036, with the largest increase in residents 60 years and older and residents aged between 30-44 years;

b)      To meet the needs of the projected 2036 population of more than 185,000, Council needs to plan for an additional 14,000 new dwellings. Conservatively, Georges River has development sites available to provide a net gain of 12,134 dwellings;

c)      There is a mismatch between the demand and supply of dwellings in Georges River. There are a larger number of small households (1-2 people) 41.2% but only 34% of dwellings are classified as small (0-2 bedrooms). This is forecast to grow if the current bedroom mix continues. There is a need for investment that can support the different forms of medium density housing in order to accommodate the variety of households in Georges River;

d)      Most significant growth will occur in the ‘couples with children’ household whilst the ‘couples without children’ and ‘lone person’ household types are also forecasted to increase, driven by migration and an ageing population;

e)      The LGA has a higher proportion of high-density dwellings (apartment buildings of three or more storeys) and a lower proportion of medium-density housing (detached, semi-attached, attached or multi-unit) housing compared to the Greater Sydney average;

f)       The rate of housing stress in Georges River is higher than the Greater Sydney average, especially for renters with very low or low incomes. The evidence shows a greater demand for diverse and affordable housing due to the overcrowding (those dwellings with more usual occupants than bedrooms) that still exists, particularly in Hurstville, Kogarah and Allawah.

 

Community consultation

30.    As well as the community consultation on the housing precincts in September 2019, the draft Local Housing Strategy has also been informed by community feedback received from the following engagement mechanisms:

 

a)      LSPS 2040 stage 1 community consultation (June/August 2019)

Stage 1 community consultation was to provide feedback on the draft Vision, Local Planning Priority Outcomes and criteria for determining future land use.  This included sixteen (16) suburb/locality-based workshops held across the LGA, including consideration of preference for housing and character of suburbs. The focus of this engagement was to seek feedback on the content of the LSPS and in particular the priority action areas. This stage included targeted consultation on the five housing investigation precincts that were included in the draft LSPS. The Precincts subject to the consultation were:

·        Peakhurst (North and West of Peakhurst Park) Precinct

·        South Hurstville – Culwulla Street Precinct

·        South Hurstville Hillcrest Avenue Precinct

·        Penshurst Apsley Estate Precinct and

·        Olds Park Precinct

 

i.       For the purpose of the finalisation of the LSPS, two amendments were made to the Housing Investigation Areas as a consequence of the targeted engagement and initial precinct investigations:

 

·        Deletion of Olds Park Precinct: Old’s Park residents were concerned about the immediately surrounding local road network’s capacity to accommodate additional vehicular movements and parking. Accordingly, the Old’s Park Investigation Area was removed from the Housing and Neighbourhoods Structure Plan in the draft LSPS. The removal is supported for the following reasons:

o   Penshurst train station 2km from the precinct. Bus services towards Hurstville City Centre stopping at Penshurst station every 15 minutes.

o   Not in the vicinity of a Centre - Penshurst Local Centre 2km from the precinct.

o   The intersection operations in this precinct are generally near capacity. 

o   Vehicle access to/from the allotments fronting Stoney Creek Road may experience difficulty of access in the future. 

o   The right turn movement from George Street to Forest Road experience significant delays at present time.

 

·        Inclusion of Connells Point Precinct: Amend the Housing and Neighbourhoods Structure Plan in the draft LSPS to include this Precinct. The Precinct was considered suitable for rezoning from R2 to R3 as the site:

o   Adjoins a R3 zone and townhouse development.

o   Is along a bus route to Hurstville Station.

o   Is 300m from South Hurstville Centre.

o   Is 300m from Poulton Park.

o   Is near South Hurstville Library.

o   Is 780m from Connells Point Public School.

 

b)      Housing survey

Further feedback was also sought from the community during the Stage 1 LSPS consultation via a Housing Survey. The survey collected information on current housing circumstances, future housing intentions, locational and dwelling characteristics desired in the future and whether a specific dwelling type would be considered for future living.

In summary, nearly 450 people completed the Housing Survey which found:

i.     Most were currently living in free standing homes

ii.    Most people over the age of 45 years have lived in their homes for over 10 years, in contrast 40% of respondents under the age of 45 years had been in their current home less than 5 years

iii.   Larger dwellings are more likely to be occupied by those 45 and over, while the one and two bedrooms owned by respondents under 45 years.

iv.   Almost two thirds of those under the age of 45 indicate that they are likely to move whereas less than a quarter of those 75 or older anticipated a move.

v.    Reason on why people would like to stay are access to facilities, enjoy the area and satisfaction with their current premises.

vi.   The main reason for those over 45 years to move is to downsize and those under 45 years is to upgrade

vii.  It is most important for their next home to be close to public transport, local shops and open space

viii. People would consider living in a duplex, dual occupancy dwelling or a terrace.

 

c)      What the community told us.

Throughout the engagement Council consistently heard the following key messages from the community:

·        Our community, workforce and visitors need to be better connected by public transport options. Increased train services and a reduction in the existing congestion on the T4 and T8 rail lines were considered critical. Improving connectivity between the T4 and T8 rail lines was also called for and there was significant support for a train link to Parramatta. Connected and separated active transport options across the LGA with linkages to adjoining council areas were identified as very important.

·        Infrastructure needs to be delivered ahead of growth especially transport, commercial, service and social infrastructure such as schools and health services.

·        Our community values our trees and open spaces. They have asked that further greening across the LGA take place particularly in centres, areas with higher density living and in our neighbourhoods.

·        Our centres need to deliver a greater variety of services, businesses and retail. They also need to provide seating, shelter, social public spaces, car parking and active transport links.

·        Maintaining the existing character of neighbourhoods was important, particularly with respect to streetscape, trees, open space and walkability.

·        People want to see a mix of housing, especially housing that is affordable and suitable for older members of the community, such as single-level housing

·        People support a clear hierarchy of residential zones

·        There should be better transitions between different zone types and open space

·        Quality building design is considered essential, and could be supported by enforcement or monitoring of requirements

 

Gaps and issues with Housing Supply

31.    With a focus on maintaining and improving liveability, the evidence base has been analysed to identify the critical gaps and issues in the LGA’s existing housing supply. The following are the known gaps and issues that have been considered in the preparation of the draft Local Housing Strategy:

 

a)      Numbers of Dwellings - Future population forecasts indicate that approximately an additional 14,000 dwellings are required to be provided by 2036. The existing planning framework already contains capacity to provide approximately an additional 12,000 dwellings. To provide sufficient housing to house the growing population, the Georges River planning framework will need to be adjusted gradually to accommodate the shortfall of approximately 2,000 dwellings by 2036.

 

b)      Managing Growth – Recent development in the LGA has been centred around existing infrastructure and facilities to enable access to jobs, education, health services and recreation, particularly in the Hurstville City Centre and Kogarah Town Centre. Future housing growth must be aligned to and supported by transport, centres, services and open space to ensure liveability.

 

c)      Inclusive and Affordable Housing – Significant number of households around the Hurstville City Centre and Kogarah Town Centre are observed to be very low to moderate income earners and are experiencing housing stress by spending more than 30% of their income on rental costs. Overcrowding is observed as a notable issue in these areas. Council recognises the need to prioritise the provision of housing options that are affordable and responsive to the needs of the Georges River community. Measures need to be put in place to address housing affordability; in particular, reducing rental and mortgage stress for very low to moderate income households.

 

d)      Choice and Diversity - There is a significant mismatch between the existing supply of housing and the demand for additional choice and diversity. The mismatch between housing supply and demand needs to be addressed by a planning framework that promotes a diversity of dwelling sizes and typologies so a range of housing choice is provided, ranging from adaptable housing that allows downsizing and ageing in place in low density suburbs to family-friendly dwellings in medium and high density locations.

 

e)      Hierarchy of Residential Zones - A clear hierarchy of residential zones is absent from both existing planning frameworks. A harmonised hierarchy of residential zones is required to be developed to ensure development typologies reflect the objectives of the respective zone, including a ‘true’ medium density residential zone. The recommended hierarchy of residential density is outlined as follows:

i.     Low density: dwelling houses and dual occupancies

ii.    Medium density: attached dwellings, multi dwelling housing, terraces and manor houses

iii.   High density: residential flat buildings

 

f)       Local Character – The local character of the LGA’s low density suburbs is highly valued by the Georges River community.  An understanding is required of the existing character so the desired future character can be established to ensure future developments maintain and enhance the local character, whether it is within a low, medium or high density neighbourhood. Consideration of character should be integrated into the planning framework through both strategic planning processes and statutory controls.

 

g)      Design Excellence - The Georges River community reiterated the importance of ensuring all development achieve high standards of architecture and urban design in light of these recent development activities. The design quality and sustainability outcomes of the LGA’s built environment need to be lifted to meet expectations of the Georges River community. High standards of architecture, urban design and environmental sustainability should be consistently applied across the LGA to ensure new housing achieves design excellence and sustainability principles.

 

32.    Also informed by the evidence base, a number of objectives with corresponding actions have been developed to address the gaps and issues identified to meet the future housing demands of existing and future residents. These have been included in the draft Local Housing Strategy.

 

Draft Local Housing Strategy

33.    The draft Local Housing Strategy has been prepared in-house and sets a clear plan for the provision of housing in the Georges River LGA over the next 10 and 20 years. The draft Strategy provides the link between GRC’s vision for housing and the Actions of the South District Plan by presenting Council’s response to how the housing target will be delivered locally. A copy of the draft Strategy is in Attachment 2.

 

34.    The draft Local Housing Strategy contains a number of Housing Objectives which set out the future policy direction for housing in the Georges River LGA in response to the gaps and issues identified by the evidence base. These Housing Objectives are supported by a set of Actions with the intent of informing the preparation of the Georges River LEP 2020 through the approved four stage approach.

 

35.    To ensure the Georges River LGA is able to provide capacity for additional housing into the medium term, the draft Local Housing Strategy identifies a number of residential areas to be investigated for their suitability in delivering additional housing capacity. These housing precincts are identified in Table 1 which was endorsed by Council on 28 October 2019.

 

Structure

36.    The Strategy comprises the following chapters;

 

1.      Introduction – This chapter includes an overview, purpose and housing vision.

 

2.      Planning context – This chapter provides an overview of Regional, State and Local Policies that are relevant and have informed the strategy.

 

3.      Georges River LGA snap shot – This chapter includes the opportunities such as open space, social infrastructure, transport and challenges including character, heritage and environmental constraints.

 

4.      Housing Preferences – This chapter includes an overview of the housing survey results, feedback from draft LSPS Community Consultation, feedback from targeted Community Consultation on the five investigation areas.

 

5.      Gaps and Issues – This chapter summarises the gaps and issues in our current and future housing supply for the Georges River LGA.

 

6.      Policy Response – Housing Objectives – This chapter outlines the objectives of the Strategy to ensure a sufficient supply of appropriate housing over the next 20 years.

 

7.      Implementation – This chapter outlines the actions that will be implemented to achieve the objectives to create additional housing capacity and deliver housing to meet the needs of the population to 2036.

 

8.      Monitoring and Review – Explains when the strategy will be monitored and reviewed to ensure that the priorities, objectives and actions of this Strategy are being delivered.

 

The objectives, actions and implementation chapters have been summarised in Table 2 below:

 

Objective

Action

Short

(0-5 years)

Medium

(6-10 years)

Long

(10+ years)

Objective 1: Accommodate additional housing growth

 

A1. Create additional capacity to meet the 6-10 year housing targets through LEP 2020 by implementing the proposed Housing Investigation Areas

 

 

 

A2. Investigate opportunities to create additional capacity to meet the 6-10 year housing targets through a comprehensive review of existing LEPs

 

 

 

A3. Investigate the role of commercial centres in providing additional housing in LEP 2022 and beyond

 

 

A4. Investigate the potential housing growth areas identified by the LSPS 2040 to inform LEP 2025 and beyond

 

 

 

Objective 2: Coordinate growth with infrastructure

A5. Ensure rezonings are consistent with the criteria to guide growth in LSPS 2040

 

A6. Investigate areas along existing and planned transport links, centres and services that can accommodate additional housing

 

 

 

A7. Provide additional open space in residential growth areas (note: including through the DA process and opportunities to purchase land for open space)

 

 

 

A8. Advocate to the NSW Government to provide expanded and new public transport and education facilities to meet current and future demand, particularly in new housing investigation areas

 

A9. Investigate appropriate infrastructure funding options where there is an uplift in density

 

 

A10. Collaborate with the NSW Government and State owned corporations to deliver adaptive and flexible enabling infrastructure (energy, gas and water), especially in areas of housing and employment growth

 

A11. Investigate inclusionary zoning provisions in the LEP to deliver inclusive housing.

 

 

Objective 3: Provide affordable and inclusive housing

 

A12. Prepare an Inclusive Housing Policy

 

 

 

A13. Include provisions in the LEP for affordable and inclusive housing (note: includes aims, implementation of the AHCS and dual key dwellings)

 

 

 

A14. Prepare an Affordable Housing Contributions Scheme (note: includes identifying areas)

 

 

A15. Facilitate the use of VPAs as a means of providing affordable and inclusive housing (note: includes amending the VPA policy)

 

 

 

A16. Investigate the adaptive re-use of large houses (big house conversion) in LEP 2021

 

 

 

A17. Preparation of a policy and procedures via collaborating with community housing providers to support the ongoing delivery and management of affordable housing

 

A18. Investigate build to rent development, including incentives in the LEP and DCP

 

 

 

Objective 4: Provide greater housing choice and diversity

 

A19. Facilitate a broader range of housing types across the LGA through rezoning land, including controls for medium density development in the LEP and DCP

 

 

 

A20. Rezone land from R2 to R3 to deliver medium density housing in the housing investigation areas

 

 

A21. Provide controls to deliver universal design as part of new residential developments through DCP 2020

 

 

 

A22. Amend the DCP to require a suitable mix of apartment sizes

 

 

 

A23. Investigate the provision of housing for seniors through the LEP

 

 

 

A24. Introduce a dual key apartments provisions in LEP2020.

 

 

A25. Investigate “build to rent” provisions.

 

 

Objective 5: Have consistent LEP zones and controls across the LGA (hierarchy of zones?)

 

A26. Establish a hierarchy of residential zones that restricts low, medium and high density development to their respective zones in LEP 2020

 

 

 

A27. Harmonise the minimum subdivision lot size requirements for R2 Low Density Residential zones in LEP 2020

 

 

 

A28. Review the extent of the FSPA in LEP 2020 in accordance with the LSPS 2040 key action with a specific focus on creating an equitable and consistent application across the LGA

 

 

 

A29. Implement prescriptive building envelope and interface controls in DCP 2020 to address and regulate transitions between different residential zones

 

 

 

A30. Prepare for the commencement of the LRMDH Code by introducing development controls for manor houses and multi dwelling housing (terraces) in the R3 Medium Density Residential zone in LEP 2020

 

 

 

A31. Investigate opportunities to utilise the medium density zone as a transition between low and high density zones in LEP 2025 and beyond

 

 

 

Objective 6: Enhance and protect the local character

 

A32. Identify the key characteristics of each suburb to be protected and retained and incorporate into DCP 2020

 

 

 

A33. Advocate to the NSW Government for improvements to the Low Rise Medium Density Housing Code to ensure medium density developments respect the established local character

 

A34. Continue to protect and promote the character of heritage items and conservation areas through LEP and DCP

 

A35. Introduce landscaping provisions in LEP2020 for the development of sites

 

 

 

A36. Introduce design excellence provisions in the LEP2020

 

 

Objective 7: Facilitate good design and sustainable development practices

 

A37. Provide provisions in LEP 2020 to ensure development in high density residential zones is consistent with principles of sustainable practice and environmentally sensitive design

 

 

 

A38. Incorporate design excellence provisions in LEP 2020 and DCP 2020

 

 

 

A39. Include controls in DCP 2020 to ensure accessible green spaces and gradual and appropriate height transitions, landscaping, vista protection and the integration of Crime Prevention through Environmental Design (CPTED) principles

 

 

 

A40. Include waste and sustainability controls in Council's DCP 2020

 

 

 

A41. Provide controls for the provision of facilities to support the operation of car and ride sharing in high density residential developments in DCP 2020

 

 

 

A42. Promote the use of renewable energy storage through Council’s DCP 2020

 

 

 

Table 2 – Summary of Objectives, Actions and Timing

 

Inclusive Housing Strategy

37.    Council engaged Hill PDA to prepare the Inclusive Housing Strategy and Delivery Plan that aims to encourage housing that meets the needs of all members of the Georges River community. This strategy seeks to provide a comprehensive framework to advocate for, facilitate, provide and manage affordable housing in the Georges River LGA for the next 20 years. The Inclusive Housing Strategy provides input into the Local Housing Strategy, which is one of the many strategies that inform the Georges River LEP 2020. A copy of the Inclusive Housing Strategy is included at Attachment 3.

 

38.    In summary, the Inclusive Housing Strategy describes:

a)      The current housing needs of the Georges River community;

b)      Projected population growth and housing demand;

c)      Principles to guide the location of new housing in the LGA;

d)      Options available to Council to influence housing delivery;

e)      A Delivery Plan to guide Council’s work program and encourage housing delivery that meets the community’s needs.

 

Aims of the draft Inclusive Housing Strategy

 

39.    The key aims of the Inclusive Housing Strategy and Delivery Plan are:

·        To research and develop strategies to increase affordable housing supply for a range of households, including the very low to moderate income households, singles, families, couples, seniors, people with a disability, students, key workers and the broader residential market, including first home buyers.

·        To encourage the provision of affordable, adaptable and diverse housing.

·        To develop planning controls and mechanisms that prevent the loss of existing, and deliver new, supplies of affordable housing.

·        To advocate for, and build partnerships to increase, affordable and liveable housing.

·        To explore options for providing and managing affordable housing.

 

40.    The policies and strategies to deliver inclusive housing in the Georges River LGA will be set out in three documents as follows (Refer Figure 1 below):

a)      Inclusive housing strategy (which is the attached to this report – refer to Attachment 3) – establishes what the housing needs of the LGA are and the overarching strategic and policy response - linked to LEP 2020.

b)      Inclusive housing policy (yet to be prepared) – sets targets and makes Council’s expectations for inclusive housing clear to developers and the community - linked to LEP 2021.

c)      Affordable housing contributions scheme (yet to be prepared) – complies with NSW Government’s guidelines and statutory requirements to enable Council to require affordable housing contributions – linked to LEP 2022.

d)      The program is supported by a Management Policy and Procedures program for the Management of the stock.

 

 

Figure 1: Affordable housing mechanism in Georges River LGA – Staged LEP approach

 

41.    Council is to note that Action 17 from the South District Plan requires the preparation of an Affordable Rental Housing Scheme.

Structure of the Inclusive Housing Strategy

42.    The Strategy comprises the following chapters;

1.      Introduction – This chapter provides a background to the preparation of the Local Housing and the Inclusive Housing Strategies, defines inclusive housing, provides the Strategy objectives, an overview of the Georges River LGA and the desired future character of the LGA by 2038.

2.      Planning context – This chapter explores the planning context (both the state and Council) within which inclusive housing can be supported within the Georges River LGA.

3.      Demographic overview– This chapter includes the LGA’s population and housing trends that will assist Council in preparing their Local and Inclusive Housing Strategies.

4.      Assessment of housing need – This chapter provides the housing supply as per the 2016 Census, indicators of demand, housing costs, housing stress and a summary of housing needs.

5.      Options for responding to housing needs – This chapter includes the role of local government in providing inclusive housing, options to encourage housing diversity and options to encourage affordable housing.

6.      Inclusive housing strategy – This chapter includes the policy framework for the Inclusive Housing Strategy, an account of the locational principles and a discussion about place making and local character.

7.      Delivery Plan – This chapter includes the Delivery Plan for the Strategy in terms of goals, strategies, actions and timeframes.

8.      Appendix A: This section includes additional figures for the LGA’s Demographic Profile.

9.      Appendix B: This section includes Generic Financial Modelling Methodology and Feasibility scenarios.

 

Community Feedback

43.    The community feedback during the preparation of the draft LSPS 2040 identified increasing the supply of inclusive/ affordable housing stock for the very low to medium households including key workers as a challenge. Some of the key priorities of the LSPS include planning for the targets for inclusive housing, a hierarchy of residential zones; establishing a planning framework to facilitate a broader range of housing types for people from the very low to moderate income households; including key workers, investigating the adaptive reuse of large houses in Council’s LEP 2021 and providing controls to deliver universal design as part of new residential developments through Council’s DCP 2020.

 

44.    Stage 1 of the Strategy – Assessment of housing needs was uploaded on Council’s Your Say Portal during March and April 2019 along with the Evidence Base prepared by .id for the Local Housing Strategy, Stage 1 of Commercial Centres Strategy and the draft LSPS.

 

45.    As part of the Stage 2 consultation on the LSPS, Council received around 8 submissions from various Community Housing Providers including St Vincent de Paul Society relating to the need for providing affordable housing in the LGA. These submissions were reviewed as part of the preparation of the Inclusive Housing Strategy.

 

Delivery Plan

46.    The Inclusive Housing Strategy will be implemented using a staged approached associated with the three LEPs as demonstrated above. The Inclusive Housing Strategy will be delivered through three key goals and various strategies and actions under it. The key goals and key actions that will help establish a clear policy position supporting the delivery of inclusive housing and increased housing diversity and affordability include:

 

a)      Goal 1: Establish a policy position that supports the delivery of inclusive housing

Key actions include:

i.     Specify the delivery of inclusive/affordable housing as a priority in Council’s Local Strategic Planning Statement (as part of LEP 2020).

ii.    Prepare Council’s Inclusive Housing Policy to reflect Council’s policy position (as part of LEP 2021).

 

b)      Goal 2: Facilitate the provision of affordable housing

To establish the following affordable housing targets for the LGA:

 

·        2020-2025          14 affordable dwellings per year

·        2025-2030          24 affordable dwellings per year

·        2030-2040          34 affordable dwellings per year

 

Key actions include:

a.      Prepare an Affordable Housing Contributions Scheme (AHCS) including applicable development uplift areas.

b.      Amend the Planning Agreement Policy in line with the Ministerial Direction for VPAs and affordable housing.

c.      Require affordable housing contributions as part of a VPA on sites with planning proposals resulting in uplift.

d.      Require affordable housing contributions on infill development in some situations.

e.      Preparation of procedures to establish appropriate practices for the dedication and management of affordable dwellings in perpetuity.

 

c)      Goal 3: Encourage housing choice

The Inclusive Housing Strategy analysis demonstrates that the housing stock does not align with the needs of the population:

·        There is a shortage of smaller dwellings and without intervention this is likely to increase as the population ages.

·        In some locations, there is evidence of overcrowding, suggesting that more affordable larger dwellings are needed.

·        There is housing stress within the LGA:

o   Mortgage stress – 13.1% households spend >30% of income on housing costs

o   Rental stress – 29.6% households spend >30% of income on housing costs

 

There is a need for more affordable housing options within the LGA. The use of Council’s land assets for inclusive housing is the most common approach, either in partnership with a developer or a social housing provider.

 

 

 

Key actions include:

·        Council to develop a Policy on build to rent schemes - Investigate options for Council to deliver inclusive housing including use of Council owned land for such schemes;

·        Big house conversions;

·        LEP provisions developed to require the delivery of Inclusive housing in certain areas where increase in planning capacity occurs (LEP 2022);

·        Develop precinct specific guidelines to require inclusive housing (LEP 2022) in Kogarah Health and Education Precinct, Hurstville and Allawah, Oatley, West/Mulga Road, Beverley Hills- Narwee-Kingsgrove corridor, Mortdale/Penshurst, Carlton and South Hurstville.

 

Councillor Workshops

47.    The draft Local Housing Strategy and draft Inclusive Housing Strategy have been presented to a number of Councillor Workshops.  The most recent Workshop was held on 3 February 2020 and no major concerns were raised in relation to either Strategy.

 

Next Steps

48.    It is recommended that the draft Strategies be placed on public exhibition for a minimum period of 60 days along with the draft LEP 2020.

49.    Once the engagement phase has been completed, a further report will be presented to Council. This report will consider the issues raised during the exhibition phase.

 

50.    All Local Housing Strategies required approval from the Department of Planning and Environment. The Department will consult with the Greater Sydney Commission (GSC) prior to approval, to ensure the GSC’s long term planning directions have been appropriately addressed in the Council’s draft Local Housing Strategy.

 

Financial Implications

51.    Within budget allocation.

 

Risk Implications

52.    Enterprise risk/s identified and management process applied.

 

Community Engagement

53.    Community engagement on the draft Local Housing Strategy and draft Inclusive Housing Strategy and Delivery Plan will be conducted along with the draft Georges River LEP 2020 between February and April 2020.

54.    A total of 5 workshops and 5 drop-in events will be held across the LGA to allow the community to be involved. The draft documents will also be placed on Council’s ‘Your Say’ webpage.

 

 

 

File Reference

18/1665 and 17/1409

 

 

 

ATTACHMENTS

Attachment 1

Georges River Evidence Base for Local Housing Strategy

Attachment 2

Draft Georges River Local Housing Strategy

Attachment 3

Draft Georges River Inclusive Housing Strategy

 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV003-20             Draft Georges River Local Housing Strategy and Draft Inclusive Housing Strategy

[Appendix 1]          Georges River Evidence Base for Local Housing Strategy

 

 

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Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV003-20             Draft Georges River Local Housing Strategy and Draft Inclusive Housing Strategy

[Appendix 2]          Draft Georges River Local Housing Strategy

 

 

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Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV003-20             Draft Georges River Local Housing Strategy and Draft Inclusive Housing Strategy

[Appendix 3]          Draft Georges River Inclusive Housing Strategy

 

 

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Georges River Council –     Environment and Planning -  Monday, 10 February 2020                                                   Page 682

Item:                   ENV004-20        Revocation of Georges River Determination of Development Applications Policy 2017 

Author:              Manager Development and Building and Executive Assistant to the Director of Environment and Planning

Directorate:      Environment and Planning

Matter Type:     Committee Reports

 

 

 

Recommendation:

That Council:

(a)     Revoke the Georges River ‘Determination of Development Applications Policy 2017’ with immediate effect.

(b)     Require the Georges River ‘Determination of Development Applications Policy 2017’ be archived in accordance with Council’s Standard Business Practices.

(c)     Place a notice in the local paper notifying the public of the Council decision to revoke the Georges River ‘Determination of Development Applications Policy 2017’.

 

Report

1.      The Georges River ‘Determination of Development Applications Policy 2017’ was adopted by the Administrator in May 2016 and was amended in May 2017. The original purpose was to provide guidance on the Determination of Development Applications to IHAP and Council Officers.

 

2.      In March 2018 the Environmental Planning and Assessment Act 1979 (‘EPA Act 1979’) was amended mandating the creation of Georges River Local Planning Panel (‘LPP’) to act as the consent authority for certain development applications and to provide advice/recommendations on planning proposals. The legislation also provided that the remainder of the applications were to be determined by an officer or employee of the Council (or Regional Planning Panel). These legislative changes effectively removed the Elected Council’s involvement in the Development Application process.

 

3.      In February 2018 in anticipation of the March 2018 the Environmental Planning and Assessment Act 1979 (‘EPA Act 1979’) legislative changes a number of Ministerial Directions were issued under s9.1 EPA Act 1979’. These Ministerial Directions outlined:

 

a.      How the LPP is to operate.

b.      The types of Development Applications that are to be determined by the LPP. This generally included application types where a conflict of interest may occur, it is considered to be a contentious development type, the proposal may result in departure from development standards of greater than 10% or it is an identified sensitive land use. 

c.       Planning Proposal be referred for comment.

 

4.      As Georges River ‘Determination of Development Applications Policy’ was adopted by the Administrator in May 2016 and was amended in May 2017. The Policy predates the implementation of the LPP and Ministerial directions in early 2018. As such, the Georges River ‘Determination of Development Applications Policy’ is essentially ‘void’ in a practical sense and no longer of utility as it has been superseded by changes in the law, which Council is mandated to adhere to.

 

5.      As a result of the above, an amended Georges River ‘Determination of Development Applications Policy 2017’ is unnecessary as the operations of the LPP and the determination of Development Applications is addressed directly by current legislative provisions or Ministerial Directions.

 

Conclusion

6.      The Georges River ‘Determination of Development Applications Policy 2017’ is void in a practical sense and no longer of utility as it has been superseded by changes in the law and can no longer be lawfully complied with. Accordingly the Policy is recommended to be revoked. Notification of revoking the Policy will be placed in the local newspaper.

 

Financial Implications

1.      Nil

 

Risk Implications

2.     No risks identified.

 

 

File Reference

16/886

 

 

 

ATTACHMENTS

Attachment 1

Section 9.1 direction – LPPs referral criteria –  Planning Proposals

Attachment 2

Section 9.1 direction – LPPs referral criteria –  Development Applications

Attachment 3

Determination-of-Development-Applications-Policy-May-2017

 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV004-20             Revocation of Georges River Determination of Development Applications Policy 2017

[Appendix 1]          Section 9.1 direction – LPPs referral criteria –  Planning Proposals

 

 

Page 683

 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV004-20             Revocation of Georges River Determination of Development Applications Policy 2017

[Appendix 2]          Section 9.1 direction – LPPs referral criteria –  Development Applications

 

 

Page 687

 


 


 


 


 


 


 


Georges River Council -         Environment and Planning - Monday, 10 February 2020

ENV004-20             Revocation of Georges River Determination of Development Applications Policy 2017

[Appendix 3]          Determination-of-Development-Applications-Policy-May-2017

 

 

Page 697