WAITARA LEP AMENDMENTS H RSYMZAST Pacific Highway , Waitara ORNSBYMAZDA– SITE PLANNING PLANNING PROPOSAL March 2015

PO Box 1727 Hornsby, Westfield NSW 1635 T +61 2 9482 1230 I F +61 2 9482 1214 I E [email protected] I W ezzyarchitects.com.au NSW Architects Registration Board, Nominated Architect Ian Ezzy. Registration Number 2387 I ABN 51 001 856 999 !!!!! !

SUBMISSION TO HORNSBY SHIRE COUNCIL

PLANNING PROPOSAL

HORNSBY MAZDA SITE

PACIFIC HIGHWAY, WAITARA

Submission to Hornsby Shire Council on behalf of Mendicant Pty Ltd & Bafirin Pty Ltd

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MARCH 2015

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KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] "! !

Contents

INTRODUCTION, CONTEXT! AND SITE BACKGROUND 4

1/ Part 1 Objectives Of The Planning Proposal 10

2/ Part 2 Explanation Of The Provisions 11

3/ Part 3 Justification 12 3.1 Need for a Planning Proposal 12 3.1.1 Is The Planning Proposal The Result Of Any Strategic Study Or Report?

3.1.2 Is The Planning Proposal The Best Means Of Achieving The Objectives Or Intended Outcomes, Or Is There A Better Way?

3.2 Relationship To Strategic Planning Framework 13

3.2.1 Is The Planning Proposal Consistent With The Objectives And Actions Contained Within The Applicable Region Or Sub Regional Strategy (Including The Metropolitan Strategy And Exhibited Draft Strategies)? 3.2.2 Is The Planning Proposal Consistent With The Council’s Local Strategy Or Other Local Strategy Plan? 3.2.3 Is The Planning Proposal Consistent With Applicable State Environmental Planning Policies? 3.2.4 Is The Planning Proposal Consistent With The Applicable Ministerial Directions

(S117 Directions)? !

! 3.3 Environmental, Social And Economic Impact 24 3.3.1 Is There Any Likelihood That Critical Habitat Or Threatened Species Will Be Adversely Affected As A Result Of The Proposal? 3.3.2 Are There Any Other Likely Environmental Effects As A Result Of The Planning Proposal And How Are They Proposed To Be Managed? 3.3.3 Has The Planning Proposal Adequately Addressed Any Social And Economic Effects?

3.4 State And Commonwealth Interests 31 3.4.1 Is There Adequate Public Infrastructure For The Planning Proposal? 3.4.2 What Are The Views Of State And Commonwealth Public Authorities Consulted In Accordance With The Gateway Determination?

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4/ Part 4 Mapping 32

5/ Part 5 Community Consultation 33

6/ Part 6 Project Timeline 34

7/ Part 7 Supporting Documentation 35

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] $! INTRODUCTION, Context & Site Background

Council has received a Planning Proposal to amend the Hornsby Local Environmental Plan 2013 (the “LEP”) in relation to land at No. 42-54 Pacific Highway , Waitara occupied by Phil McCarroll Toyota. The proposal seeks to increase the maximum height permitted on the site from 10.5 metres to 45 metres with an additional site specific sub clause under clause 4.3 of the LEP to permit a height up to 70 metres. The proposal also seeks to permit an increase in the maximum permitted floor space ratio from 1:1 to 7.3:1.

The proposed amendments are intended to allow a built form comprising two storey showroom podium, three high rise towers of approximately ten (10) to eighteen (18) storeys and associated car parking.

The Planning Proposal seeks a site specific LEP incorporating the above amendments and applying to the Phil McCarroll Toyota site alone. The proponent (Lefta Pty Ltd) however states at page 8 of the Planning Proposal that:

“It is recognised however that a 'spot' amendment to the HLEP for the subject site alone may not be supported by Council. As such, this PP has identified a Study Area that we consider exhibits the same or very similar conditions as the subject site and represents a logical area to which the HLEP amendment, sought to be applied to the subject site, could also apply. Further details regarding the extent of the Study Area are provided in the following section of this PP. Given only landowners may request the responsible planning authority (RPA) to prepare a PP over its land (under Section 54 of the EP&A Act 1979), this PP only seeks to amend the HLEP controls for the subject site and not for the wider Study Area. Notwithstanding this, the content of this PP and supporting documentation provides an adequate analysis and assessment of the whole Study Area and therefore provides a basis for Hornsby Council to consider amendments to the wider Study Area. We consider that this approach would be logical given this PP and accompanying documentation provides the required information for Council to seek a Gateway Determination for the whole of the Study Area, inclusive of the subject site.”

As a consequence of the above statement, the Lefta Planning Proposal includes land to the north of the subject site up to Station Street in a masterplan forming part of the study area. The Lefta Proposal was supported by a number of documents including a ‘Strategic Urban Design Review’, an “Assessment of Traffic and Parking Implications’ and an ‘Economic Impact Assessment’. The ‘Economic Impact Assessment’ prepared by Urbis is relied upon as a justification for the amendments to the LEP being sought.

This Planning Proposal has been prepared on behalf of Mendicant Pty Ltd & Bafirin Pty Ltd (Hornsby Mazda site and surrounding properties). The site is located to the north of the Toyota site. The site

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] %! occupied by Hornsby Mazda forms part of the study area included in the Lefta Planning Proposal. A schedule of the properties that form part of this Planning Proposal is below in figure 1.

Property Schedule – Mazda Dealership

Lot and Dp Street Address Owner Site Area Number

Lot 8 DP 383724 64-68 Pacific Hwy Mendicant Pty Ltd 84m2

Lot A DP 410075 12 Waitara Ave Mendicant Pty Ltd 355m2 (under contract)

Lot 1 DP 575743 64-68 Pacific Hwy Mendicant Pty Ltd 651 m2

Part Lot 14 DP3250 70-72 Pacific Hwy Bafirin Pty Ltd 685m2

Lot 16 DP 657353 70-72 Pacific Hwy Bafirin Pty Ltd 708m2

Part Lot 17 DP 3250 70-72 Pacific Hwy Bafirin Pty Ltd 717m2

Lot 15 DP 657352 70-72 Pacific Hwy Bafirin Pty Ltd 738m2

TOTAL 3936 m 2

Figure 1 – Schedule of sites ! The Council sought public comment in relation to the Lefta Planning Proposal to assist in the assessment of the proposal. We received a copy of the notification letter sent to a number of surrounding property owners. Council in its’ correspondence dated 3 f\February 2015 stated that the “…..public exhibition is not intended to fulfill the relevant sections of the Environmental Planning and Assessment Act, 1979 but rather to obtain community opinion on the matter before Council decides whether to progress the planning proposal. If Council decides to proceed with this matter, a further formal exhibition and consultation period will be undertaken…”.

We made a submission to the Lefta Planning Proposal indicating our ‘in principle’ support to the concept. This Planning Proposal has been prepared to ‘embellish’ the Lefta proposal and seeks to obtain the support of Council to consider a broader study area rather than deal with a site specific proposal for the Toyota site in isolation. We are of the opinion that Council should give consideration to including the whole study area forming part of the Lefta proposal including land north of Romsey Street shown in figure 2 below.

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Figure 2 – Proposed Study Area

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Our proposed study area (see figure 1) is located at Waitara to the south of the Hornsby town centre within the northern part of the greater Sydney metropolitan area. The suburb of Waitara has undergone significant change over the past two decades with a large precinct developed for high density housing on the eastern side of Waitara railway station and further medium-high density residential development occurring to the south.

Waitara is located in close proximity to the Hornsby commercial core and is well serviced by transport, services and facilities. The study area has been identified as forming part of an “urban renewal corridor” in the recently published metropolitan strategy “A plan for Growing Sydney” prepared by the NSW Department of Planning.

The ‘Hornsby Mazda site’ includes the Mazda dealership and incorporates a number of commercial premises at the northern end of the site fronting Waitara Avenue. The rear part of the site occupied by the Mazda Dealership is under the ownership of the State Rail and is under lease to the motor dealership.

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Photo 1 – Hornsby Mazda Site

Photo 2 – Cnr Pacific Highway & Waitara Avenue

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This Planning Proposal is supported by a portfolio prepared by Ezzy Architects that depicts concepts for the development of the site consistent with the Lefta proposal as well as concepts for improvement of the surrounding public domain including access to Waitara Station. The concepts prepared and forming part of this proposal include the following:

The Mercedes Benz Site

! A podium at the lower 2 levels comprising a Mercedes Benz Motor showroom, Mercedes car museum, restaurant, café etc. calculated at an FSR of approx. 0.7:1. The Mercedes complex will be a ‘showpiece’ in Australia and will incorporate a number of principles of the Mercedes development/museum in Stuttgart Germany.

! Four (4) residential towers each of 25 storeys (75 m), 22 storeys, 20 storeys and 18 storeys having a total residential floor area of 83,600 m2

! Dedication of part of the site fronting Patterson Avenue to allow for improved traffic function to the railway overpass including a new roundabout on the western side of the rail line and permitting a 2 way traffic movement along Patterson Avenue that currently involves a split level carriageway

! Improved pedestrian access (incl. disabled access) from the site to Waitara Railway Station

! Provision of a pedestrian underpass and disabled access to the station platform and direct pedestrian linkage from the east to west side of the station

The Hornsby Mazda Site

! A podium at the lower 2 levels incorporating a new motor showroom for Hornsby Mazda

! Two (2) residential towers each of 15 storeys and 12 storeys having a total residential floor area of 23,100 m2

! The podium levels have a FSR of approx. 0.7:1

! Improved pedestrian links to Waitara Railway Station including the ability to jointly fund a new railway underpass (incl. disabled access) in conjunction with the development of the Mercedes site to the north

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] )!

Figure 3 – Concept design

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KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] *! 1/ PART 1 - OBJECTIVES OF THE PLANNING PROPOSAL

The purpose of this part of the Planning Proposal is to set out the objectives and intended outcomes of the proposed amendments to the Hornsby LEP 2013.

The Planning Proposal seeks to facilitate the development of the specific sites forming part of the proposal and support the development of broader lands in the study area (see figure 1) for mixed use development. In particular the Planning Proposal aims to facilitate improved facilities for the motor sales business in existence on the site and support an opportunity to provide additional housing stock in close proximity to transport facilities and the Hornsby CBD.

Objective To enable the redevelopment of the site forming part of the Planning Proposal and support the redevelopment of a broader area along the Pacific Highway, Waitara for mixed use development focused on commercial motor showrooms with high density housing in close proximity to major transport and commercial services.

Outcomes The intended outcomes are as follows:

! To provide commercial floor space focused on the motor vehicle industry and high density housing in a location close to transport and services consistent with the State Government objectives outlined in A Plan for Growing Sydney. ! Assist in achieving the housing and employment targets provided in the Metropolitan Strategy for Sydney to 2031 and promoting housing choice and diversity that responds to the needs of the Hornsby Community. ! Increase employment and development opportunities along the ‘Waitara Enterprise Corridor’. ! To ensure that future commercial development is of scale consistent with that envisaged under the current adopted planning controls and the adopted retail hierarchy for Hornsby Shire.

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] "+! 2/ PART 2 – explanation of the provisions

The proposed amendments to the Hornsby LEP to achieve the desired objective and outcomes are:

! Amending the Height of Buildings Map to prescribe a maximum building height of 45 metres for the sites and adding an additional subclause to be inserted under Clause 4.3 as follows:

4.3 Height of buildings

(3) Despite subclause (2), the maximum height of a building on land within Area X identified on the map is 70 metres if:

(a) the building is located on a site area of more than 7,500 square metres, and

(b) the building is located on a site with a primary street frontage of more than 120 metres.

(4) Despite subclause (2), the maximum height of a building on land within Area X identified on the map is 75 metres if:

(a) the site is developed as one consolidated parcel.

! Adding the following sub clause to clause 4.4 of the LEP:

(2E) Despite subclause (2), the floor space ratio for development on land identified as “Area ?”

on the Floor Space Ratio Map may exceed the floor space ratio shown for the land on the Floor

Space Ratio Map up to a maximum floor space ratio of 7.3:1 if the development is for the

purposes of:

(a) shop top housing, and

(b) any other land use permitted in the zone, other than residential accommodation, that

comprises a floor space ratio of a maximum 1:1.

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3/ PART 3 – justification

3.1 Need for a planning proposal

3.1.1 Is the Planning Proposal a result of any Strategic Study or report?

The Planning Proposal is not the result of a specific strategic study or report. However, if successful, the Planning Proposal will facilitate the redevelopment of the ‘Waitara Enterprise Corridor’ and provision of additional housing ideally located in close proximity to good transport and other services available nearby in the Hornsby CBD.

The Planning Proposal is also aligned to a number of strategies adopted by the NSW State Government focused on providing employment and housing opportunities in close proximity to transport and major commercial centres.

3.1.2 Is the planning proposal the best means of achieving the objectives or intended outcomes, or is there a better way?

We have relied upon the findings of the Economic Impact Assessment prepared by Urbis in support of the Lefta Proposal as a basis for the justification for the height and Floor Space Ratio amendments proposed. The extent of variation to the height and FSR controls require an amendment to the Hornsby LEP as a means of being achieved in any future development application for the site. A written submission under clause 4.6 of the LEP would not be able to justify a variation being sought under this Planning Proposal as part of any future development application for the site.

Accordingly, the Planning Proposal represents the most logical way of achieving the intended objective and outcomes. There is not considered to be any other better alternative under the current planning regime.

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3.2 Relationship to strategic planning framework

3.2.1 Is the planning proposal consistent with the objectives and actions contained within the applicable regional or sub- regional strategy (including the Sydney Metropolitan Strategy and exhibited draft strategies)?

NSW STATE PLAN 2021

The NSW Government set a 10 year plan for change under the NSW 2021 plan. The NSW Government’s number one priority is to restore economic growth by strengthening the states finances. In addition to developing opportunities in Sydney, Western Sydney, the Hunter and the Illawarra, regional NSW will be supported to play a key role in the states future economic growth. The Government is pursuing ‘whole of state’ development with support for high performance and high potential growth industries, and a boost to the skills and qualifications that businesses need.

The Northern Sydney Regional Action Plan identifies the immediate actions the NSW Government will prioritise. These will complement both the long term strategies being developed for NSW and existing regional strategies. The focus on delivery of these plans aims to ensure the state government responds to the priorities of local people.

A priority action contained within the plan is to “Build Livable Cities”. The Government’s objective to achieve the action is stated as:

“To support future population and employment growth, Northern Sydney will require well managed urban planning and quality local infrastructure. Current local infrastructure is ageing and designed for lower levels of residential development. The community is seeking a greater mix of housing types to make it more affordable to live in the Northern Sydney region. Opportunities need to be created to allow communities to ‘age in place’ given the substantive ageing of residents projected by 2031.

To achieve this, we need to:

! Improve the supply of land for housing in the region by unlocking impediments to growth

! Provide more affordable housing and seniors housing in the region by driving new planning policies which meet community needs and respect local character

! Enhance community recreation facilities by providing financial assistance to local government

! Provide additional housing opportunities close to established centres to take benefit of local services and infrastructure.”

We consider that the Planning Proposal and including our identified broadened ‘study area’ will assist in achieving the NSW Government’s priority action by improving land supply for housing in a location that is well serviced by transport and other facilities. Furthermore, the site and the broader study area is situated in close proximity to the major centre of Hornsby.

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METROPOLITAN STRATEGY – A PLAN FOR GROWING SYDNEY

The NSW Government last year released its’ Plan for Growing Sydney as a guide for planning decisions over the next 20 years. The Plan has a section dealing specifically with the ‘North Sub region’ including the Hornsby Local Government area. Priorities for the north sub region include, but not limited to, the following:

“Accelerate housing supply, choice and affordability and build great places to live

Work with councils to identify suitable locations for housing and employment growth coordinated with infrastructure delivery (urban renewal) and train services, including around Priority Precincts, established and new centres, and along key public transport corridors including the North West Rail Link, the Western Line, the , the Carlingford Line, the and Sydney Rapid Transit.”

The site is located in a strategic location close to rail and transport services and in close proximity to facilities provided in the Hornsby CBD. The site is positioned within an “Urban Renewal corridor” identified in the plan.

Fig 4

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KU-RING-GAI & HORNSBY SUBREGIONAL EMPLOYMENT STUDY 2008

The joint study provides an assessment of the centres in both the Hornsby and Ku-ring-gai local government areas. The study looked specifically at the Waitara commercial centre and recommended that the “…. existing industrial land is recommended as an Enterprise Corridor by virtue of it’s location on and exposure to the Pacific Highway. The northern portion of this area that is further from the Pacific Highway may be retained as industrial zoned land if there is thought to be a need to provide for a wider range of uses in the area.”

We consider the area identified in figure 1 to form part of our broadened Planning Proposal is consistent with the statement contained within the study. The northern boundary of our proposed study area appears a logical point to allow the mixed-use development envisaged in the study whilst preserving the industrial development located within the northern portion of the area.

HORNSBY HOUSING STRATEGY

The Minister for Planning gazetted the Hornsby Shire Housing Strategy to assist in meeting obligations under the Government’s metropolitan strategy.The housing strategy provides opportunities for the development of over 2,690 new dwellings in Hornsby Shire. The Minister gazetted the amendments to the Hornsby Shire Local Environmental Plan on Friday 2 September 2011.

The final, gazetted Housing Strategy includes precincts to facilitate a mix of townhouse, five-storey and eight to ten-storey residential and mixed-used developments in parts Asquith, Beecroft, Carlingford, Hornsby, Mount Colah, Normanhurst, Pennant Hills, Thornleigh, Waitara and West Pennant Hills.

Whilst the lands included in the strategy for Waitara are located on the eastern side of the railway line, the strategy did identify the need for accessible housing to services and transport. We consider the Planning Proposal including our broadened study area can provide Council with an opportunity to meet the desired outcomes of the adopted strategy. Whilst the study area has not been identified in the adopted strategy we consider the proposal is consistent with the strategic direction the NSW Government has adopted for the corridor in the ‘Plan for Growing Sydney’.

3.2.2 Is the planning proposal consistent with the local Council’s Community Strategic Plan, or other local strategic plan? The Planning Proposal is consistent with Council’s Management Plan 2009/10 – 2011/12. The Management Plan outlines the Council’s Strategic direction in looking to the future that it will focus on sustainability, community wellbeing and the provision of quality infrastructure, services and facilities. The Plan identifies that work will continue on strategies to meet State Government dwelling and job targets.

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] "&! 3.2.3 Is the planning proposal consistent with applicable state environmental planning policies? The proposal has been considered against the relevant State Environmental Planning Policies (SEPP) as detailed below.

! State Consistency Comment Environmental Planning Policy 1. Development Standards N/A Repealed 4. Development Without Not Applicable Consent N/A

6. Number Of Storeys In A Not Applicable N/A Building 14. Coastal Wetlands N/A Not Applicable

19. Bushland In Urban Areas N/A Not Applicable

21. Moveable Dwellings N/A Not Applicable

26. Littoral Rainforests N/A Not Applicable 29. Western Sydney N/A Not Applicable Recreational Area

30. Intensive Agriculture N/A Not Applicable

The Planning Proposal is consistent with the policy given the 32.Urban Consolidation policy promotes urban consolidation principles and increased (Redevelopment Of Yes Urban Land) opportunity to provide housing near existing public infrastructure, transport and community facilities. More particularly, the policy aims to reduce opportunities to accelerate urban sprawl. 33. Hazardous And N/A Not Applicable Offensive Development

36. Manufactured Home N/A Not Applicable Estates

39. Spit Island Bird Habitat N/A Not Applicable 41. Casino/Entertainment N/A Not Applicable Complex

44. Koala Habitat Protection N/A Not Applicable

47. Moore Park Showground N/A Not Applicable

49. Tourism Accommodation Not Applicable In Private Homes Draft

50. Canal Estates N/A Not Applicable

52. Farm Dams N/A Not Applicable

The Planning Proposal is consistent with SEPP 55. The Planning Proposal does not propose to rezone land or introduce new land 55. Remediation Of Land Yes use activities. The aims of the Proposal are to allow an increase in residential development in an existing business zone. Any potential land contamination will be considered at the development application stage. 59. Central Western Sydney Not Applicable Economic And N/A Employment Area.

60. Exempt And Complying N/A Not Applicable Development

62. Sustainable Agriculture N/A Not Applicable

64. Advertising And Signage N/A Not Applicable

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] "'! 65. Design Quality Of Matters under SEPP 65 will be considered at future development Residential Flat Yes application stage. Development

66. Integration Of Land Use Not Applicable And Transport Draft

70. Affordable Housing N/A Not Applicable (Revised Schemes)

71. Coastal Protection N/A Not Applicable

SEPP (Affordable Rental N/A Not Applicable Housing) 2009

SEPP 1989. Penrith Lakes N/A Not Applicable Scheme

SEPP 2004. Housing For Not Applicable Seniors Or People with A N/A Disability

SEPP (Building Sustainability Yes Matters contained within the SEPP will be addressed at Index) 2004 Development application stage SEPP 2005. Development on N/A Not Applicable Kurnell Peninsula

SEPP 2006. Sydney Region N/A Not Applicable Growth Centres

SEPP 2007. Mining, Not Applicable Petroleum Production N/A and Extractive Industries

SEPP 2007. Temporary Not Applicable structures N/A

Development Applications on the Site as a consequence of this SEPP (Infrastructure) 2007 Yes Planning Proposal will need to satisfy matters contained within Division 15-Railways and Division 17 – Roads and Traffic SEPP 2007. Kosciuszko Not Applicable National Park – Alpine N/A Resorts

SEPP 2008. Rural Lands N/A Not Applicable

SEPP 2008. Exempt and Not Applicable Complying Development N/A Codes

SEPP 2009. Western Sydney N/A Not Applicable Parklands

SEPP 2010. Urban Renewal N/A Not Applicable

SEPP 2011. Sydney Drinking Not Applicable Water Catchment N/A

SEPP 2011. State and N/A Not Applicable Regional Development

Sydney Regional Plans (Deemed SEPPs)

SREP 5. Chatswood Town N/A Not Applicable Centre

SREP 8. Central Coast N/A Not Applicable Plateau Areas

SREP 9. Extractive Industry N/A Not Applicable (No.2)

SREP 11. Penrith Lakes Not Applicable Scheme N/A

SREP 13. Mulgoa Valley N/A Not Applicable

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] "(! SREP 16. Walsh Bay N/A Not Applicable

SREP 17. Kurnell Peninsula N/A Not Applicable

SREP 18. Public Transport N/A Not Applicable Corridor

SREP 19. Rouse Hill Not Applicable development area N/A

The Planning Proposal is for land located within the Enterprise corridor at Waitara. The site is not environmentally sensitive areas SREP 20. SREP 20. Hawkesbury in the Hawkesbury Nepean Catchment (river, riparian land, Yes Nepean River (No 2 – 1997) escarpments and other scenic areas, national parks, wetlands, and significant flora and fauna habitats). The proposal compliments the vision, goals, key principles and action plan of the Metropolitan Strategy. SREP 24. Homebush Bay Not Applicable Area N/A

SREP 25. Orchard Hills N/A Not Applicable

SREP 26. Sydney West N/A Not Applicable

SREP 28. Parramatta N/A Not Applicable

SREP 29. Rhodes Peninsula N/A Not Applicable

SREP 30. St Marys N/A Not Applicable

SREP 33. Cooks Cove N/A Not Applicable

SREP 2005. Sydney Harbour Not Applicable Catchment N/A

! ! 3.2.4 Is the planning proposal consistent with applicable Ministerial Directions (s.117 directions)? ! The proposal has been considered against the relevant Ministerial Section 117 Directions as outlined below. Subject to the outcomes of consultation with relevant government agencies, it is considered that the proposal is consistent with these Directions.

No. Applic Consis Direction Comment able tent Employment & Resources 1.1 Business & Industrial Zones The Planning Proposal does not seek to The objectives of this direction are to: rezone the land. The proposed provisions will allow increased residential (a) encourage employment growth in development while providing incentives to suitable locations, retain the existing motor showrooms (b) protect employment land in upgraded to a standard that will attract business and industrial zones, and best practice standards. The Planning (c) support the viability of identified Proposal will retain the location and extent strategic centres of the existing business zone. The same quantum of business floor space permitted Yes Yes under the current controls is to be retained. The base FSR for business uses will be retained at 1:1. The 1:1 employment generating floor space will be retained in order to protect the current retail hierarchy in the region for existing centres. By allowing shop top housing at increased heights, the Planning Proposal encourages redevelopment for mixed use purposes.

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] ")! No. Applic Consis Direction Comment able tent 1.2 Rural Zones The objective of this direction is to No N/A protect the agricultural production value of rural land. 1.3 Mining, Petroleum Production and Extractive Industries The objective of this direction is to ensure that the future extraction of State or regionally significant reserves No N/A of coal, other minerals, petroleum and extractive materials are not compromised by inappropriate development. 1.4 Oyster Aquaculture The objectives of this direction are: (a) to ensure that Priority Oyster Aquaculture Areas and oyster aquaculture outside such an area are adequately considered when preparing a planning proposal, No N/A (b) to protect Priority Oyster Aquaculture Areas and oyster aquaculture outside such an area from land uses that may result in adverse impacts on water quality and consequently, on the health of oysters and oyster consumers. 1.5 Rural Lands The objectives of this direction are to: (a) protect the agricultural production value of rural land, No N/A (b) facilitate the orderly and economic development of rural lands for rural and related purposes. Environment & Heritage 2.1 Environmental Protection Zones The objective of this direction is to No N/A protect and conserve environmentally sensitive areas. 2.2 Coastal Protection

The objective of this direction is to No N/A implement the principles in the NSW Coastal Policy. 2.3 Heritage Conservation The objective of this direction is to conserve items, areas, objects and No N/A places of environmental heritage significance and indigenous heritage significance. 2.4 Recreation Vehicle Areas The objective of this direction is to protect sensitive land or land with No N/A significant conservation values from adverse impacts from recreation vehicles.

Housing, Infrastructure & Urban Development

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] "*! No. Applic Consis Direction Comment able tent 3.1 Residential Zones The proposed increase in heights for shop The objectives of this direction are: top housing will provide incentives for redevelopment of land that will (a) to encourage a variety and choice consequently broaden housing type and of housing types to provide for existing choice in Hornsby Shire. and future housing needs,

(b) to make efficient use of existing infrastructure and services and ensure The location of the site will take advantage that new housing has appropriate of existing infrastructure (including access to infrastructure and services, transport and water and sewerage) and is and Yes Yes in close proximity to the multitude of services available within the Hornsby CBD. (c) to minimise the impact of residential development on the environment and resource lands. Existing residential densities will not be reduced rather employment generating development can be achieved to the current 1:1 FSR without being compromised in circumstances where shop top housing is proposed as part of redevelopment. 3.2 Caravan Parks and Manufactured Home Estates The objectives of this direction are: (a) to provide for a variety of housing No N/A types, and (b) to provide opportunities for caravan parks and manufactured home estates. 3.3 Home Occupations The objective of this direction is to encourage the carrying out of low- No N/A impact small businesses in dwelling houses. 3.4 Integrating Land Use & Transport The Planning Proposal is consistent with The objective of this direction is to this Direction as it will encourage the use ensure that urban structures, building of public transport and bicycles to and forms, land use locations, development from the site. The site is located on a designs, subdivision and street layouts classified road that is recognised as one of achieve the following planning Hornsby Shires major arterial objectives: thoroughfares. (a) improving access to housing, jobs

and services by walking, cycling and public transport, and Employees and customers and residents will be encouraged to use public transport (b) increasing the choice of available Yes Yes due to the presence good transport transport and reducing dependence on facilities nearby including Waitara Railway cars, and Station. (c) reducing travel demand including

the number of trips generated by development and the distances The proposal is consistent with Improving travelled, especially by car, and Transport choice – Guidelines for planning and development (DUAP 2001) and The (d) supporting the efficient and viable right place for Business and services – operation of public transport services, Planning Policy (DUAP 2001) as the use of and alternate forms of transport other than (e) providing for the efficient movement private motor vehicles will be encouraged. of freight.

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] #+! No. Applic Consis Direction Comment able tent 3.5 Development Near Licensed Aerodromes The objectives of this direction are: (a) to ensure the effective and safe operation of aerodromes, and (b) to ensure that their operation is not compromised by development that constitutes an obstruction, hazard or potential hazard to aircraft flying in the No N/A vicinity, and (c) to ensure development for residential purposes or human occupation, if situated on land within the Australian Noise Exposure Forecast (ANEF) contours of between 20 and 25, incorporates appropriate mitigation measures so that the development is not adversely affected by aircraft noise. 3.6 Shooting Ranges The objectives are: (a) to maintain appropriate levels of public safety and amenity when rezoning land adjacent to an existing shooting range, (b) to reduce land use conflict arising No N/A between existing shooting ranges and rezoning of adjacent land, (c) to identify issues that must be addressed when giving consideration to rezoning land adjacent to an existing shooting range. Hazard & Risk 4.1 Acid Sulfate Soils The objective of this direction is to avoid significant adverse No N/A environmental impacts from the use of land that has a probability of containing acid sulfate soils. 4.2 Mine Subsidence and Unstable Land The objective of this direction is to prevent damage to life, property and No N/A the environment on land identified as unstable or potentially subject to mine subsidence. 4.3 Flood Prone Land The objectives of this direction are: (a) to ensure that development of flood prone land is consistent with the NSW Government’s Flood Prone Land Policy and the principles of the Floodplain Development Manual 2005, and No N/A . (b) to ensure that the provisions of an LEP on flood prone land is commensurate with flood hazard and includes consideration of the potential flood impacts both on and off the subject land.

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] #"! No. Applic Consis Direction Comment able tent 4.4 Planning for Bushfire Protection The objectives of this direction are: (a) to protect life, property and the environment from bush fire hazards, by discouraging the establishment of No N/A incompatible land uses in bush fire prone areas, and (b) to encourage sound management of bush fire prone areas. Regional Planning 5.1 Implementation of Regional Strategies The objective of this direction is to give legal effect to the vision, land use No N/A strategy, policies, outcomes and actions contained in regional strategies. 5.2 Sydney Drinking Water Catchments The objective of this Direction is to No N/A protect water quality in the Sydney drinking water catchment. 5.3 Farmland of State and Regional Significance on the NSW Far North Coast The objectives of this direction are: (a) to ensure that the best agricultural land will be available for current and future generations to grow food and fibre, (b) to provide more certainty on the No N/A status of the best agricultural land, thereby assisting councils with their local strategic settlement planning, and (c) to reduce land use conflict arising between agricultural use and non- agricultural use of farmland as caused by urban encroachment into farming areas. 5.4 Commercial and Retail Development along the Pacific Highway, North Coast The objectives for managing commercial and retail development along the Pacific Highway are: (a) to protect the Pacific Highway’s function, that is to operate as the North Coast’s primary inter- and intra- regional road traffic route; (b) to prevent inappropriate development fronting the highway No N/A (c) to protect public expenditure invested in the Pacific Highway, (d) to protect and improve highway safety and highway efficiency, (e) to provide for the food, vehicle service and rest needs of travellers on the highway, and (f) to reinforce the role of retail and commercial development in town centres, where they can best serve the populations of the towns.

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] ##! No. Applic Consis Direction Comment able tent 5.8 Sydney Second Airport: Badgery’s Creek The objective of this direction is to No N/A avoid incompatible development in the vicinity of any future second Sydney Airport at Badgerys Creek. 5.9 North West Rail Link Corridor Strategy The objectives of this direction are to: (a) promote transit-oriented development and manage growth around the eight train stations of the No N/A North West Rail Link (NWRL) (b) ensure development within the NWRL corridor is consistent with the proposals set out in the NWRL Corridor Strategy and precinct Structure Plans. Local Plan Making 6.1 Approval and Referral Requirements The objective of this direction is to No additional concurrence provisions are No N/A ensure that LEP provisions encourage proposed.. the efficient and appropriate assessment of development. 6.2 Reserving Land for Public Purposes The objectives of this direction are: (a) to facilitate the provision of public services and facilities by reserving land for public purposes, and No N/A (b) to facilitate the removal of reservations of land for public purposes where the land is no longer required for acquisition. 6.3 Site Specific Provisions The objective of this direction is to No N/A discourage unnecessarily restrictive site specific planning controls. Metropolitan Planning 7.1 The NSW Government last year released its’ Plan for Growing Sydney as a guide for planning decisions over the next 20 years. The sites are located in a strategic location Implementation of the Metropolitan close to rail and transport services and in Strategy close proximity to facilities provided in the The objective of this direction is to give Hornsby CBD Yes Yes legal effect to the vision, transport and The site is positioned within an “Urban land use strategy, policies, outcomes Renewal corridor” identified in the plan. and actions contained in the Metropolitan Plan for Sydney 2036. The Planning Proposal is consistent with the Metropolitan Plan for the Hornsby CBD in particular as it provides for residential development within walking distance as part of the catchment of the centre.

!

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] #$! 3.3 Environmental, Social and Economic Impact ! 3.3.1 Is there any likelihood that critical habitat or threatened species, populations or ecological communities, or their habitats, will be adversely affected as a result of the proposal?

The proposal will have no detrimental effects upon critical habitats, threatened species or ecological communities as the subject land is located within an area that is highly urbanised.

! 3.3.2 Are there any other likely environmental effects as a result of the planning proposal and how are they proposed to be managed? ! The Waitara ‘Enterprise Corridor’ is fully developed and contains a mix of commercial and industrial developments. The precinct is characterised mainly by motor vehicle showrooms.

The Planning Proposal provides a number of concept diagrams developed by Ezzy Architects that provide opportunities for significant improvements to the surrounding public domain. In summary, some of the improvements to the existing surrounding infrastructure that can be achieved by the implementation of the Planning proposal include:

Figure 5 – Infrastructure Proposal

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KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] #%! ! ! [a] Pedestrian links and access to Waitara railway station The Lefta Proposal currently before Council identified a new civic plaza on the western side of Waitara railway station as part of the concept provided for future development of the broader study area. As part of this Planning Proposal, a concept plan has been developed that identifies improved pedestrian links from the Hornsby Mazda site linking to the proposed civic plaza and the provision of a pedestrian underpass to provide pedestrian and more importantly, disabled access to the Waitara train station platform. A cross section below demonstrates how this can be achieved. A number of these infrastructure improvements can be achieved through the creation of a Voluntary Planning Agreement through the process of preparation and implementation of the Planning Proposal.

There can be significant public benefits not only for future occupants of housing developed on the site but the broader public. These infrastructure improvements will encourage the greater use of public transport due to improved access arrangements and positive improvements to the public domain adjacent to Waitara Station.

! Figure 6 – Infrastructure Proposal

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KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] #&! Figure 7 – Infrastructure Proposal

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KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] #'! ! [b] overshadowing Due to the proposed height of the residential towers that form part of this Planning Proposal, there may be a potential for adverse impacts to result on surrounding properties due to the potential extent of overshadowing.

Ezzy Architects have prepared an analysis of the potential impacts from overshadowing as a consequence of the likely development form resulting from this Planning Proposal. The diagrams prepared for the winter solstice are contained below:

Figure 9 – Shadow Diagram

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KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] #(! ! ! ! ! [c] noise and vibration

The site adjoins the and as a consequence, the provisions of SEPPI require certain matters to be taken into consideration in the assessment of future development of the lands. Clauses 85 & 87 of SEPPI state:

“85 Development immediately adjacent to rail corridors (1) This clause applies to development on land that is in or immediately adjacent to a rail corridor, if the development: (a) is likely to have an adverse effect on rail safety, or (b) involves the placing of a metal finish on a structure and the rail corridor concerned is used by electric trains, or (c) involves the use of a crane in air space above any rail corridor. (2) Before determining a development application for development to which this clause applies, the consent authority must: (a) within 7 days after the application is made, give written notice of the application to the chief executive officer of the rail authority for the rail corridor, and (b) take into consideration: (i) any response to the notice that is received within 21 days after the notice is given, and (ii) any guidelines that are issued by the Director-General for the purposes of this clause and published in the Gazette.”

“87 Impact of rail noise or vibration on non-rail development (1) This clause applies to development for any of the following purposes that is on land in or adjacent to a rail corridor and that the consent authority considers is likely to be adversely affected by rail noise or vibration: (a) a building for residential use, (b) a place of public worship, (c) a hospital, (d) an educational establishment or child care centre. (2) Before determining a development application for development to which this clause applies, the consent authority must take into consideration any guidelines that are issued by the Director-General for the purposes of this clause and published in the Gazette. (3) If the development is for the purposes of a building for residential use, the consent authority must not grant consent to the development unless it is satisfied that appropriate measures will be taken to ensure that the following LAeq levels are not exceeded: (a) in any bedroom in the building—35 dB(A) at any time between 10.00 pm and 7.00 am, (b) anywhere else in the building (other than a garage, kitchen, bathroom or hallway)—40 dB(A) at any time.”

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] #)! Council must give consideration to the document titled “Development near Rail Corridors and Busy Roads – Interim Guideline” prepared by the NSW Department of Planning in considering future development of the site. The guidelines require development for residential purposes to be designed

to ensure that the following LAeq levels are not exceeded:

! In any bedroom in the building: 35 dB(A) at any time 10 pm – 7 am.

! Anywhere else in the building (other than a garage, kitchen, bathroom and hallway): 40dB(A) at any time.

Likewise, clause 86 of SEPPI applies to development (other than development to which clause 88 applies) that involves the penetration of ground to a depth of at least 2m below ground level (existing) on land: (a) within or above a rail corridor, or (b) within 25m (measured horizontally) of a rail corridor. or (c) within 25m (measured horizontally) of the ground directly above an underground rail corridor.

The concurrence of the Chief Executive Officer of State Rail must be sought by Council prior to the granting of a Development consent. The Guidelines make specific design requirements for any proposal to excavate in and around rail corridors and should include and take into consideration:

! Site location of the proposed development or works.

! Location of property and title boundaries and easements, including for tunnels.

! Searches for existing road, rail and other underground, aerial and surface services.

! Site layout –the proposed works within the site and its relationship to any adjoining property.

! Proposed site excavation and service layouts including details of size, construction methods and depths. Consideration of noise and vibration by referring to the NSW Construction Noise Guideline (DECC 2008)

3.3.3 Has the planning proposal adequately addressed any social and economic effects?

! The Planning Proposal will have positive economic impacts by encouraging the redevelopment of the site and if applied in a broader sense, redevelopment across the whole of the Waitara enterprise corridor. The proposal includes an opportunity for improvements and upgrade to be provided to infrastructure surrounding the site including road improvements and new pedestrian links. We have been provided access to the Economic Impact Assessment (“EIA”) prepared in support of the Lefta proposal. The Lefta EIA concludes that a number of the economic benefits of the proposal across the study area identified in their proposal include the following:

“! "The study’s findings indicate that the proposed amendments to the development controls and the development concept are appropriate if contained within the ‘subject precinct’". (Also referred to as the "Study Area" in this PP.)

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] #*! ! "The study has found that there will be limited negative impact from the proposed amendments and the development concept where the existing employment uses can be retained, and does not undermine the urban services economic function of the Waitara Enterprise Corridor Area."

! "The amendments to the planning controls would...allow the car dealerships to adapt to the changing industry needs, and encourage them to remain within the precinct. If the development controls are not amended, there is a risk that the dealerships and businesses will be forced to relocate to areas that do allow them to adapt to the changing industry. This would lead to a reduction in the employment generating activities within the Waitara precinct".

! "The proposed development concept includes a residential use, which will underpin the feasibility of the overall project - in addition, the subject site is suitable for residential development as it is surrounded by existing residential land uses, transport infrastructure (both public and private) and local amenity (local schools, parks and recreational areas)."

! "Car dealerships and automotive retailing/ servicing businesses tend to co-locate in order to benefit from agglomeration. By increasing the retail showroom space on the subject site, this will potentially allow more automotive businesses to locate on the site. This will subsequently increase the draw of this particular precinct for local residents due to the increased provision of the automotive services and retailers, further strengthening the performance of such businesses. "

! "The development feasibility analysis suggests that development under the existing planning controls would not be financially feasible, due to the high development costs and the relatively low gross realisation" “

It is understood that a further social and economic impact analysis may be required should this Planning Proposal progress. It is anticipated that through the “Gateway Process” that the broad parameters for any further social and economic impact analysis may be detailed for further studies.

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] $+!

!3.4! State and Commonwealth Interests

!3.4.1 Is there adequate public infrastructure for the planning proposal? ! Services (water, sewer and drainage) The site is located within an existing developed area that is well catered for in terms of infrastructure. It is understood that there is capacity within existing systems for the proposal subject to appropriate augmentation as necessary.

!

Roads, Traffic and Transport

It is anticipated that the Gateway Determination will outline the relevant studies and agencies to be consulted on road, traffic and transport matters. This Planning Proposal is supported by a number of initiatives that provide for improvements to the local traffic network. The proponent is keen to enter into discussions in the development of a Planning agreement with Council to address a number of these initiatives should the Planning Proposal progress further.

!

! 3.4.2 What are the views of State and Commonwealth public authorities consulted in accordance with the gateway determination? ! The Gateway Determination will outline which government agencies shall be consulted. ! !

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] $"! 4/ PART 4 – MAPPING

!

! Map No. Map Title " Proposed Zone –Hornsby LEP 2013 (to be prepared by HSC) # Proposed Height – Hornsby LEP 2013 (to be prepared by HSC) $ Preliminary Concept Plans of Proposed Development of Site and Locality % Aerial Locality Plan & Site Identification Plan

!

!

!

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] $#! 5/ PART 5 – community consultation Community Consultation will be undertaken as per the Gateway determination.

It is envisaged that the community consultation/engagement strategy that will be utilised with this Planning Proposal will ensure that copies of the Planning Proposal are made available for public comment at key locations within the Hornsby Shire and on Council’s web page.

The community consultation may include public meetings/public hearings.

It is understood that council is committed to undertaking comprehensive community consultation as part of progressing the Planning Proposal. It is anticipated that progression of the Planning Proposal through the Gateway determination would result in public exhibition for up to 2 months. At a minimum, consultation on the Planning Proposal will include:

! Public Authorities – Notification letters and a copy of the planning Proposal sent to relevant public authorities for comment. ! Advertisement in local newspapers – An advertisement will be placed in local newspapers identifying the purpose of the Planning Proposal and where the Planning Proposal can be viewed. ! Advertisement on Council website – The Planning Proposal will be exhibited on Council’s website. ! Article in Council’s ENewsletter – An article will be included in the Council’s monthly ENewsletter. ! Letters to affected and adjoining property owners - A letter will be sent to affected and adjoining property owners advising of the exhibition of the Planning Proposal. ! Letters to community and industry groups – Letters will be sent to relevant community and industry groups. ! Displays at the Council Administration Building and local libraries – The Planning Proposal will be displayed at the Council administration center at 296 Pacific Highway, Hornsby as well as the following libraries: Hornsby Library Berowra Library Galston Library Pennant Hills Library Epping Library ! Internal referrals – A copy of the Planning Proposal will be referred to other Divisions/Branches within Council

! !

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] $$! ! 6/ PART 6 – project timeline ! It is recognised that Council will control the timeframes for the Planning Proposal once it is submitted. However, the below table contains an indicative timeframe for the progress of the proposal.

! Action Period Start Date End Date Anticipated commencement date (date N/A Not known Not known of Gateway Determination) Anticipated timeframe for the completion of required technical 8 weeks Not known Not known information Timeframe for government agency consultation (pre and post exhibition as 12 weeks Not known Not known required by Gateway determination) Commencement and completion dates 4 weeks Not known Not known for public exhibition Dates for public hearing (if required) N/A N/A N/A Timeframe for consideration of 4 weeks Not known Not known submissions Timeframe for consideration of a 6 weeks Not known Not known proposal post exhibition Date of submission to the Department to N/A Not known Not known finalise LEP* Anticipated date RPA will make the plan N/A Not known Not known (if delegated)** Anticipated date RPA will forward to the N/A Not known Not known Department for notification '!!"#$%&'$()*+&",'-+#./"#'0%+()$*')%(,$&"#1.$%('%-'2#%2%,1*'1(&',+34$,,$%('2#"21#1.$%('

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KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] $%! ! 7/ PART 7 – supporting documentation

!

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! A Portfolio prepared by Ezzy Architects

KEY URBAN! PLANNING 2/75 Mann Street Gosford, NSW 2250 | Tel 02 4339 3696 | Mob 0432 678 268 | Email [email protected] $&! APPENDIX A

CONCEPT PLANS WAITARA LEP AMENDMENTS H RSYMZAST Pacific Highway , Waitara ORNSBYMAZDA– SITE PLANNING PLANNING PROPOSAL March 2015

PO Box 1727 Hornsby, Westfield NSW 1635 T +61 2 9482 1230 I F +61 2 9482 1214 I E [email protected] I W ezzyarchitects.com.au NSW Architects Registration Board, Nominated Architect Ian Ezzy. Registration Number 2387 I ABN 51 001 856 999 MAZDA PRECINCT – Concept Proposal Artistic Impression across Pacific Highway

Existing view across Pacific Highway Suite 201, 16 Hunter St, Hornsby HOLDEN PRECINCT – Concept Proposal Artistic Impression across Pacific Highway

Existing view across Pacific Highway Suite 201, 16 Hunter St, Hornsby STUDY AREA SOUTH-EAST VIEW WINTER 22nd of June – 9am

Suite 201, 16 Hunter St, Hornsby STUDY AREA NORTH-EAST VIEW WINTER 22nd of June – 12pm

Suite 201, 16 Hunter St, Hornsby STUDY AREA SOUTH-WEST VIEW WINTER 22nd of June – 3pm

Suite 201, 16 Hunter St, Hornsby

WAITARA PRECINCT CONCEPT AREAS

Waitara Station

400m radius

MERCEDES HOLDEN MAZDA NISSAN/ TOYOTA RENAULT

Suite 201, 16 Hunter St, Hornsby WAITARA PRECINCT PROPOSED STUDY AREA

Suite 201, 16 Hunter St, Hornsby WAITARA PRECINCT CONCEPT AREAS – 3D VIEW

MERCEDES HOLDEN MAZDA NISSAN/ TOYOTA RENAULT

Suite 201, 16 Hunter St, Hornsby WAITARA – PLANNING PROPOSAL SITES

Suite 201, 16 Hunter St, Hornsby INFRASTRUCTURE PROPOSAL – PRECINCT PEDESTRIAN ACCESS

EXISTING UNDERGROUND PASSAGE

PODIUM LEVEL RESIDENTIAL PEDESTRIAN ACCESS

Suite 201, 16 Hunter St, Hornsby INFRASTRUCTURE PROPOSAL – ACCESS TO WAITARA TRAIN STATION

PLANNING PROPOSAL

UNDERGROUND ACCESS TO STATION

ACCESSIBLE RAMP KISS & RIDE AREA TO UNDERGROUND ACCESS

Suite 201, 16 Hunter St, Hornsby INFRASTRUCTURE PROPOSAL – ACCESS TO WAITARA TRAIN STATION

ACCESSIBLE RAMP

UNDERGROUND PASSAGE

STAIRS TO TRAIN STATION

ACCESSIBLE RAMP

Suite 201, 16 Hunter St, Hornsby INFRASTRUCTURE PROPOSAL – ACCESS TO STATION (SECTION)

STAIR & RAMP ACCESS

PLATFORM PLATFORM LIFTS

Suite 201, 16 Hunter St, Hornsby INFRASTRUCTURE PROPOSAL – PRECINCT VEHICLE ACCESS

RESIDENTIAL PARKING ACCESS TO MERCEDES PRECINCT PATTISON BRIDGE & ROUNDABOUT PROPOSAL

STATION PARKING KISS & RIDE NEW STATION ACCESS WAITARA STATION

RESIDENTIAL PARKING TUNNEL ACCESS TO MAZDA PRECINCT

Residential traffic Commercial traffic Suite 201, 16 Hunter St, Hornsby INFRASTRUCTURE PROPOSAL – ACCESS TO WAITARA TRAIN STATION

MERCEDES BENZ PRECINCT

POTENTIAL FOR UNINTERRUPTED PEDESTRIAN ACCESS

PETROL STATION BLUE GUM HOTEL

Suite 201, 16 Hunter St, Hornsby INFRASTRUCTURE PROPOSAL – ACCESS TO WAITARA TRAIN STATION (SECTION)

ROAD RE-ALIGNMENT TO WITHIN PROPERTY BOUNDARY FOR PUBLIC BENEFIT Section Thru Road Junctions

Suite 201, 16 Hunter St, Hornsby INFRASTRUCTURE PROPOSAL – BRIDGE ON ALEXANDRIA PDE MODIFICATION

3 INTERSECTIONS REDUCED TO A ROUNDABOUT

REMOVAL OF UNSAFE INTERSECTION

Suite 201, 16 Hunter St, Hornsby