HURSTVILLE CITY COUNCIL
CIVIC CENTRE, MACMAHON STREET, HURSTVILLE.
SUMMARY OF ITEMS CONTAINED IN THE
DIVISIONAL MANAGER - POLICY PLANNING AND ENVIRONMENT' REPORT
TO THE MEETING OF THE DEVELOPMENT, HEALTH AND PLANNING COMMITTEE
TO BE HELD ON JANUARY
2-8 Bridge Street, Hurstville
|HURSTVILLE CITY COUNCIL|
REPORT ITEM NO: 07.01A
POLICY PLANNING & ENVIRONMENT
DIVISIONAL MANAGER - POLICY PLANNING AND ENVIRONMENT'S
REPORT NO 1 TO THE MEETING OF THE DEVELOPMENT, HEALTH & PLANNING COMMITTEE TO BE HELD ON 26TH APRIL, 1995
The General Manager
Hustville City Council
The Civic Centre
Hereunder is my report No.1 to be submitted to the DEVELOPMENT, HEALTH & PLANNING Committee:-
07.01A 2-8 BRIDGE STREET, HURSTVILLE
PROPOSED COMMERCIAL/RESIDENTIAL DEVELOPMENT
Benchmark Developments Pty. Ltd. have recently written to Council requesting consideration of a proposed commercial/residential development at 2-8 Bridge Street, Hurstville. The proposal calls for an eight storey and nine storey building, joined together, consisting of 60 residential units (30 x 2 and 30 x 3 bedrooms) together with ground floor commercial office space in each building. Two levels of car parking are provided under the building. The height of the building is proposed to be under 25 metres at a maximum AHD level of 98.1 whereas the Otis Building is currently at an AHD level of 105.
The proposed development site adjoins the Illawarra Railway Line and the electrical depot of the State Rail Authority as well as a used car yard. The site is also opposite the Hurstville Telephone Exchange and the Otis building.
The applicant company has advised Council that it requires a floor space ratio of 2.5:1 in lieu of 2:1 under Development Control Plan No. 4 (Hurstville CBD) in order to make the project economically viable. With this in mind the company has offered Council a sum of $300,000 in exchange for a concession 0.5:1 floor space ration increase. A copy of the company's letter is attached for Members' perusal.
The matter has been discussed by the General Manager, Divisional Managers, Business and Finance and Policy, Planning and Environment. From a town planning point of view, the proposed development at a floor space ratio of 2.5:1 would not be out of character with the surrounding development particularly given the existence of the Otis Building and the likelihood of the adjoining SRA land being developed for a multi-storey commercial building at some time in the future.
"Further to our recent meeting, we confirm that Benchmark Corporation Pty Ltd and Dronlane Management Pty Ltd have acquired an interest in the above land and are seeking to re-develop the site for residential and part commercial use.
Our architects Geoform Design are in the process of preparing a Development Application for your Council's consideration. As discussed at our meeting, we are aware that the current zoning permits a redevelopment of the site within a floor space ratio of 2:1.
Our Feasibility Studies suggest that given the awkward location of the site and its proximity to the railway line, a floor space ratio of 2:1 would not yield enough saleable area to make the site viable. We therefore seek Council's consent to take up a floor space ratio of 2.5:1, thus allowing us to undertake a development that would do justice to the site and the municipality in general. A floor space ratio of 2.5:1 would be more in keeping with the State Government's Urban Consolidation Policy.
The design of the proposed development will not exceed 25 metres - we understand that this is the Council's preferred option. Our view is that a height of 25 metres will adversely impact on the overall yield of the project. However, in the interest of complying with Council's preferred option and in view of the close proximity of the OTIS Building, we believe that with Council's allowance of an 0.5 bonus, we will be able to design and construct an attractive building that also addresses the radio frequency problems attributed to the OTIS Building.
In requesting a bonus from Council, we are mindful of the fact that it allows us to construct more units than we would otherwise be able to, however, we must reiterate that without this bonus the development is not viable. We are also aware that we would be indulging in Council's generosity should we be granted our request. With this in mind we have looked closely at the viability of the project, incorporating the Council bonus and are prepared to make a payment to Council, over and above Section 94 Contributions, in the sum of $300,000 by way of consideration for the Council concessions.
Ideally we would like to see these funds expended by Council on he nearby Sports Complex or any other Community Facility to be funded by Council for the benefit of the Hurstville Community.
We believe that our offer represents a fair market value, given the designed parameters within which the project will operate and the overall feasibility of the project."
Council will be aware that on numerous other occasions the floor space ratio for commercial/residential proposals in the Hurstville CBD has been increased in exchange for the provision of community facilities (i.e., a park, a public walkway connecting Forest Road and Ormonde Parade, a child care centre, etc.). If Council is to be consistent in applying this principle to the proposal at 2-8 Bridge Street some indication should be given that any contribution accepted from the developer will be applied to a communityfacility in the immediate area of the development proposal.
The applicant has submitted sketch plans which will require some refining if Council is prepared to accede to the company's request. These plans will be made available on the night of the Meeting.
Council's solicitors were contacted in relation to this matter and verbal advice was obtained as to the appropriateness of Council accepting the applicant's offer. It was indicated to Council's Divisional Manager, Policy, Planning and Environment that subject to Council being satisfied that the proposed development application meets the objectives of Development Control Plan No. 4, as well as all other development standards apart from the floor space ratio nominated in the DCP, there is no impediment to the proposal being considered by Council.
07.01 Recommendation 2-8 BRIDGE STREET, HURSTVILLE RECOMMENDATION
|HURSTVILLE CITY COUNCIL|
RECOMMENDATION NO: 07.01
POLICY PLANNING & ENVIRONMENT
THAT the information be noted by Council and that consideration be given to an increase in floor space ratio under Development Control Plan No. 4 from 2.0:1 to 2.5:1.