Draft Parramatta Local Environmental Plan Proposed changes to Height of Buildings Map
Changes are proposed to the maximum height of building (HOB) control applying to certain land in the City of Parramatta LGA to bring more consistency to the local land use planning framework. Broadly, these comprise: Increasing the height limit applying to R2 zoned land under Hornsby LEP 2013 from 8.5 metres to 9 metres. Increasing the height limit applying to R3 zoned land under Parramatta (former The Hills) LEP 2012 from 9 metres to 11 metres. Reducing the height limit applying to R3 zoned land under Hornsby LEP 2013 from 12 metres to 11 metres. Reducing the height limit applying to R4 zoned land west of Church Street, Parramatta and under Holroyd LEP 2013 from 15 metres to 14 metres. Applying a height limit of 9 metres to land at 482-500 North Rocks Road, Carlingford. Removing existing height of building control from public streets and roads, consistent with the approach taken under Parramatta LEP 2011. Various updates to the height limit applying to specific sites, associated with proposed zoning changes. Further details of proposed changes to the Height of Buildings Map are outlined in Part 4 and Appendix 8 of the Planning Proposal, and are outlined below.
Bushland off Murray Farm Road, Carlingford (Item 3 in Part 4 of the Planning Proposal) Legal description of Lot 4 DP 877235 affected properties Proposed change to It is proposed to remove the existing HOB control applying to the site. height control Explanation Removing the HOB control is associated with the proposal to rezone this site from E4 Environmental Living to E2 Environmental Conservation. HOB controls are not applied to the E2 zone under Parramatta LEP 2011 as limited development is permitted in this zone. Site boundary
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166A Windsor Road, Northmead (Item 4 in Part 4 of the Planning Proposal) Legal description of Lot 939 DP 117657, Lot 940 DP 117657 (part) affected properties Proposed change to It is proposed to remove the existing HOB control applying to the site. height control Explanation Removing the HOB control is associated with the proposal to rezone this site from E3 Environmental Management to E2 Environmental Conservation, as limited development is permitted in the E2 zone. It is also proposed to remove the current FSR control applying to the site. This approach is consistent with the approach for E2 zones under Parramatta LEP 2011. Site boundary
Land at 2-24 Ferntree Place and 25 Seven Street, Epping (Item 6 in Part 4 of the Planning Proposal) Legal description of SP87215, Lot 1 DP 286422, Lot 2 DP 286422, Lot 3 DP 286422, Lot 4 DP affected properties 286422, Lot 5 DP 286422, Lot 6 DP 286422, Lot 7 DP 286422, Lot 8 DP 286422, Lot 9 DP 286422, Lot 10 DP 286422, Lot 11 DP 286422, Lot 12 DP 286422, Lot 13 DP 286422 Proposed change to Current HOB control: Part nil, part 9.0 metres height controls Proposed HOB control: 9.0 metres Explanation Some parts of this land do not currently have a HOB control. The proposed height change is associated with the proposal to rezone this land from R1 General Residential within the Epping Park Precinct to R3 Medium Density Residential. Redevelopment of this land is complete, having been built-out with medium density consistent with R3 zoning. The HOB of 9 metres is consistent with the current control that has been applied to medium density housing in the precinct.
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Land at 2-24 Ferntree Place and 25 Seven Street, Epping (Item 6 in Part 4 of the Planning Proposal) Note. It is also proposed to change the FSR control applying to this site from 0.89:1 to 0.6:1 and apply a minimum subdivision lot size control of 550sqm. Refer to Part 4 of the Planning Proposal for more information. Site boundary
North Rocks Rural Fire Brigade 102 Murray Farm Road, Carlingford (Item 9 in Part 4 of the Planning Proposal) Legal description of Lot 25 DP 848644 affected properties Proposed change to Current HOB control: Nil height control Proposed HOB control: 9.0 metres Explanation The proposed height change is associated with the proposal to rezone this land from RU3 Forestry to SP1 Special Activities – Emergency Services Facility. The proposed height control is consistent with the controls applied to adjoining low density land. Note. It is also proposed to apply an FSR of 0.5:1 to this site and apply a minimum subdivision lot size control of 700sqm. Refer to Part 4 of the Planning Proposal for more information. Site boundary
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61 Pennant Hills Road, North Parramatta (Item 14 in Part 4 of the Planning Proposal) Legal description of Lot 103 DP 1046771 affected properties Proposed change to Current HOB control: Nil height control Proposed HOB control: 9.0 metres Explanation The proposed height change is associated with the proposal to rezone this land from R2 Low Density Residential to SP2 Educational Establishment, consistent with the rest of the site. The proposed height control is consistent with that applied to the remainder of the site. Note. It is also proposed to apply a minimum subdivision lot size control of 700sqm. Refer to Part 4 of the Planning Proposal for more information. Site boundary
14 and 16 Grey Street, Silverwater (Item 15 in Part 4 of the Planning Proposal) Legal description of Lots 10 and 11 in DP 979426 affected properties Proposed change to Current HOB control: Nil height control Proposed HOB control: 14 metres Explanation The proposed height change is associated with the proposal to rezone this land from RE1 Public Recreation to B6 Enterprise Corridor. The proposed height control is consistent with that applied to adjoining B6 zoned land. Note. It is also proposed to apply a FSR control of 1:1 and a minimum subdivision lot size control of 1500sqm. Refer to Part 4 of the Planning Proposal for more information. Site boundary Refer to map on next page.
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14 and 16 Grey Street, Silverwater (Item 15 in Part 4 of the Planning Proposal) Site boundary
Certain land in Epping zoned R3 Medium Density Residential and currently subject to Hornsby LEP 2013 (Item 19 in Part 4 of the Planning Proposal) Legal description of Lots 1 and 2 in DP 209032, Lots 20 to 34 in DP 285338, Lot Y DP 393992, affected properties Lot X DP 393992, Lot D DP 21051, Lot E DP 21051, Lot F DP 21051, Lot A DP 306218, Lot 1 DP 876249, Lot 2 DP 876249, Lots 1 and 2 in DP 200503, SP 83876, Lot 10 DP 1247882, SP 66228, SP 71052, SP 67058, SP 36790, SP 42889, Lots 1 to 3 in DP 518444, Lot 1 DP 810372, Lots 1 and 2 in DP 872338, Lots 10 and 11 in DP 851375, Lots 100 and 101 in DP 1130538, Lots 101 and 102 DP 866918, Lots 11 and 12 in DP 848940, Lots 11 and 12 DP 877623, Lot 2 DP 840716, Lots 21 and 22 in DP 860165, Lot 3A DP 408495, Lot A DP 942361, Lot B DP 400286, Lot B DP 942361 Proposed change to Current HOB control: 12 metres height control Proposed HOB control: 11 metres Explanation The proposed height changes are considered compatible with the intention to prohibit RFBs in the R3 zone and reserve the zone solely for medium density housing forms. The proposed height will facilitate better design outcomes on medium density housing sites and will bring greater consistency to the controls applying to R3 zoned land across the LGA. Note. It is also proposed to apply a FSR control of 0.6:1 and a minimum subdivision lot size control of 550sqm to this land. Refer to Part 4 of the Planning Proposal for more information. Site boundary Refer to maps on next page.
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Certain land in Epping zoned R3 Medium Density Residential and currently subject to Hornsby LEP 2013 (Item 19 in Part 4 of the Planning Proposal) Site boundary
Note: As part of the Epping Planning Review, Council is progressing a separate site specific planning proposal for land at 23 and 23A Pembroke Street, Epping which is proposing to amend the zoning, height and FSR controls for these sites. Should the site- specific LEP amendment be made prior to the finalisation of the consolidated LEP, the LEP provisions will be updated accordingly and carried over into the consolidated LEP.
Certain land in Silverwater zoned R3 Medium Density Residential and currently subject to Auburn LEP 2010 (Item 22 in Part 4 of the Planning Proposal) Legal description of SP 82076, SP 83614, Lots 1 and 2 in DP 538244, Lots 4, 5, 17, 18, 23, 24, 28 affected properties to 43, 46, 47, 49 to 54, 74 to 77 in DP 6673, Lot 1 DP 1186790, Lots 1 and 2 in DP 721610, Lots 145 to 156, 160, 161, 164 to 167, 171 in DP 14816, Lot 1 DP 981293, Lots 101 and 102 in DP 842591, Lots 175 and 182 in DP 6424, Lots A, B, C ,D in DP 350635, SP 85507, Lots 4 and 5 in DP 14191, Lot B DP 398636, Lot D DP 398637, Lot A DP 398636, Lot C DP 398637, Lot 1 DP
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Certain land in Silverwater zoned R3 Medium Density Residential and currently subject to Auburn LEP 2010 (Item 22 in Part 4 of the Planning Proposal) 883205, Lots 4 to 10, 16 to 19, 24 to 34, 37, 39 to 44, 52 to 56, 61, 64 to 67, 70, 72, 75 to 82, 90, 91, 97, 98, 106, 109-119, 124, 157, 158, 160 in DP 6299, Lots 75 to 100, 120 to 108, 111 to 115, 118, 119, 125 in DP 12954, Lots 3, 17 to 19 in DP 449053, Lots 1 to 10, 12, 13 in DP 10053, SP 64164, SP 71478, SP 75084, SP 77710, SP 83226, SP 80218, SP 77739, SP 88032, SP 80352, SP 67277, SP 64618, Lots 711 and 712 in DP 860358, SP 68881, Lot 100 DP 1230824, Lots A, B, C in DP 401050, Lot 1 DP 167058, Lot 2 DP 179369, SP 84787, SP 98567, SP 72899, SP 67272, SP 80647, Lots 1051 and 1052 in DP 1133614, SP 47391, Lots A, B, C, D in DP 414049, SP 70216, SP 54182, SP 64104, SP 76042, Lots 1 and 2 in DP 1069507, Lots 1 and 2 in DP 357697, Lot A DP 432879, Lot B DP 432879, Lot 10 DP 1223982, Lots 11 and 12 in DP 794314, SP 88036, SP 84883, SP 71047 Proposed change to Current HOB control: 9 metres height control Proposed HOB control: 11 metres Proposed provision and Increase the maximum height of buildings control on certain R3 zoned associated land from 9 metres to 11 metres. amendments Refer to Part 4 of the Planning Proposal for more information about other changes to this site. Explanation The proposed height will facilitate better design outcomes on medium density housing sites and will bring greater consistency to the controls applying to R3 zoned land across the LGA.
Note. It is also proposed to change the FSR control applying to this land from 0.75:1 to 0.6:1 and apply a minimum subdivision lot size control of 550sqm. Refer to Part 4 of the Planning Proposal for more information. Site boundary
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Certain land in Silverwater zoned R3 Medium Density Residential and currently subject to Auburn LEP 2010 (Item 22 in Part 4 of the Planning Proposal)
Certain land in Newington zoned R3 Medium Density Residential and currently subject to Auburn LEP 2010 (Item 36 in Part 4 of the Planning Proposal) Legal description of Refer to maps below. affected properties Proposed change to Current HOB control: 9 metres height control Proposed HOB control: 11 metres Explanation The proposed change will bring consistency to height limits across Newington and will assist in achieving better design outcomes on medium density housing sites. Existing FSR controls applying to the land will be retained, unchanged, reflecting to this area’s distinct density and subdivision pattern. Note. It is also proposed to apply a a minimum subdivision lot size control of 550sqm to this land. Refer to Part 4 of the Planning Proposal for more information Site boundary Refer to maps on next page.
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Certain land in Newington zoned R3 Medium Density Residential and currently subject to Auburn LEP 2010 (Item 36 in Part 4 of the Planning Proposal) Site boundary
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Certain land in Parramatta zoned R4 High Density Residential and located west of Church Street, north of Western Motorway, and east of Pitt Street, currently subject to Holroyd LEP 2013 (Item 37 in Part 4 of the Planning Proposal) Legal description of SP 61906, Lots 10 and 11 in DP 582471, Lot 11 DP 84168, Lot B DP 155045, SP affected properties 49011, SP 65860, Lot 38 DP 1108427, Lots 1 and 2 in DP 10360, Lot 12 DP 862471, Lot 271 DP 866145, SP 57708, Lot 3 DP 609758, SP 51569, SP 48750, Lot 1 DP 744774, SP 70314, SP 68291, SP 70594, Lot 1 DP 736349, Lot 1 DP 998905, SP 71682, Lots 5 to 9, 12 to 14, 19 to 22 and 33 in DP 801968, SP 55763, Lot C DP 151773, SP 71401, SP70320, Lot 50 DP 810400, SP 39263, Lot 14 Sec 4 DP 939772, SP 65432, Lot 102 DP 883680, Lot 1 Sec 14 DP 939772, SP 66538, SP 49227, SP 62698, SP 51453, Lot 5B DP 160801, Lot 6A DP 160801, Lot 5A DP 160801, Lot 3 Sec 15 DP 939772, SP 12385, Lot 70 DP 806653, Lot 2 Sec 15 DP 939772, SP 40191, Lot A DP 324641, SP 9754, SP 9396, SP 30035, SP 60387, SP 56756, SP 14358, SP 9759, SP 12351, Lot 10 DP 618880, SP 56508, SP 20390, SP 57905, SP 72514, SP 15938, SP 78353, SP 10350, Lot 100 DP 713636, SP 20405, SP 84128, SP 91724, SP 66990, SP 84502, SP 9424, SP 60578, SP 70499, SP 33251, SP 17112, Lot 1 DP 713101, SP 58925, Lot 221 DP 712878, SP 43637, Lot 1 DP 598766, SP 39269, Lot 101 DP 746702, SP 43627, SP 86117, SP 56447, SP 14545, SP 34439, SP 44788, SP 15723, Lot 1 DP 1161725, SP 15355, SP 96345, Lots 9 to 11 in DP 10437, SP 17380, SP 57066, SP 34353, Lot 7 DP 702260, Lot 10 DP 16645, SP 70777, SP 65883, SP 64984, SP 57292, SP 70290, SP 64057, Lot 8 Sec 22 Lot 939772, SP 12953, Lot 1 DP 233103, SP 55618, SP 53900, SP 6748, SP 40717, SP 10176, SP 56484, SP 51798, SP 61443 Proposed change to Current HOB control: 15 metres height control Proposed HOB control: 14 metres Explanation This land has largely been developed for residential flat buildings. The application of a 14 metre height limit will make it consistent with the R4 zoned land to the north under the provisions of the Parramatta LEP 2011. FSR controls applying to the land will remain unchanged. Site boundary
Land at 482-500 North Rocks Road, Carlingford (Item 38 in Part 4 of the Planning Proposal) Legal description of Lots 20 to 23 in DP 201001, Lots 1 to 6 in DP 242877, Lots 1 to 5 in DP affected properties 504957, Lot 2 DP 560292, Lot 944 DP 752028 Proposed change to Current HOB control: Nil height control Proposed HOB control: 9.0 metres
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Land at 482-500 North Rocks Road, Carlingford (Item 38 in Part 4 of the Planning Proposal) Explanation Applying a 9.0 metre height control is reflective of the built form that could be achieved under the existing FSR of 0.5:1. This is consistent with the approach taken for other B1 Neighbourhood Centres, which all have both a height and FSR control applied. Site boundary
Land zoned R3 Medium Density Residential currently subject to Parramatta (former The Hills) LEP 2012 (Item 21 in Part 4 of the Planning Proposal) Legal description of Refer to map of affected land. affected properties Proposed change to Current HOB control: 9 metres height control Proposed HOB control: 11 metres Explanation The proposed height will facilitate better design outcomes on medium density housing sites and will bring greater consistency to the controls applying to R3 zoned land across the LGA. Note. It is also proposed to apply a FSR control of 0.6:1 and a minimum subdivision lot size control of 550sqm to this land. Refer to Part 4 of the Planning Proposal for more information. Proposed mapping Refer to map on next page.
R2 Low Density Residential currently subject to Hornsby LEP 2013 (Item 35 in Part 4 of the Planning Proposal) Legal description of Refer to map of affected land. affected properties Proposed change to Current HOB control: 8.5 metres height control Proposed HOB control: 9.0 metres Explanation This would make the controls applying to this land area consistent with the majority of R2 zoned land in the LGA and will allow for dwellings to incorporate higher floor to ceiling heights. The additional 50cm will not have a significant impact on the density or appearance of development and will allow houses to better respond to topography. Note. It is also proposed to apply a FSR control of 0.5:1 and a minimum subdivision lot size control of 550sqm to this land. Refer to Part 4 of the Planning Proposal for more information. Proposed mapping Refer to map on next page.
Page 11 of 13 G E O E E D C AC C A S L PL PLA RO A A A BA S CUD DRIK KS L E DE E FR OC P N LL GROVE E R P U H A N O AVE T L EN O R W RYD O O E D A E N J K U A L E
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L N A E L I T D M T L T S G R O LADSTONE STREET Projection GDA 1994 T GLADSTONE STREET I I E V N W E E D E O D WIN G W GL S B ARRAT A A A TA
T DS T W P WESTMEAD ' T R L D ON A T A C E E CE Y S E D R TR T E E A R T ET O O T A MGA Zone 56 R T I S E N E E O N A U N E O T A N R R V E E E N R R R SO T R RR EL R S T E O L T E L S T AN N E L T I L E D S E E L A O
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THE HILLS M2 MOTORWAY LGA HORNSBY LGA FE RN DA LE R O AD
R M Map relating to Item 35 in Part 4: E 2 D M G O R L TO Y O R N XIT V W E B A D A E ROA UE Y R N S E L HILL AV A ANT A LAY L NUE N E IN VE S N E PE F M R A Land zoned R2 Low Density A A T R V W O A Y E A S C RW E N TO U N O O M N E M2 E U WARDS AV R D N UE E N E EN O V A A A R N A R V MO O D A D L E O A A N O R D R E U M Residential currently subject to C IV FAR DR Y D E RA H O R RWO MU A MA
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A R M A ID OAD W B S RM R U O AY FA A LL N R T U R A R S M W H A O U A I P A N L D S A H C Height of Buildings Map T E A R V BEECROFT E E E N E T V I S D D E A R T A S RO D R A O O NGAR E R L E BI E C OAD AD E R RO R S R ARM ARA T T F G L E RAY BIN L L R I H MU A A M2 M R H OTORW O M AY C T NUE N AVE A RY KER N K Land proposed to have the Maximum Building Height N U E N P AD G M R O Y FAR A A L U RR A E M M L AVENU UE RRI N A E amended to 9m R KA V D A A O R IN MER R A K O D O E R D N A I C RO R ENT H A H C P S C B A BAMBARA CRE OM A R L A K A P B A R L T E L E C O E D R N A E ST U E O E C EN B T AV R M IL L O E R C S R O Y KA W R T A O R D E R B A EET E AD TR E E D N RO ON S O CR O S T M O MPT AW FT LY D D R P W F O U A O D I N N M2 MOTORWAY R Note: C M D E D T U A N E O VE R A R D S R OO R E W B O Y R M M2 MOTORWAY NO E E A E A E V W R EN N M D I E PLACE ND SOMERSET STREET R W U O As part of the Epping Planning Review, Council is A SOMERSET STREET S C E G A D L OA R D N R O N TO UE O YMP O EN PL S V A E L VE A I O D A R progressing a separate site-specific planning proposal ING G W A L V EPPING O E U N
C D U OA E R E for land at 1-7 and 2-8 Rosebank Avenue, Epping, which S CA I AD E T OAD N O NU R I R E E KS O ND AV OC C E U DY R TH R OV P S RAG AN R ER A LO R K NO D C A R J NA T A A ANE W O L L is proposing to amend the zoning, height and floor Y A ES K A LE E A
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R T M D T N C D T specific Local Environmental Plan (LEP) amendment be S M
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C SEYMOUR E 0 150 300 450 600 A STR EET N L C
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