Rhodes East Priority Precinct Investigation Area Planning Report
SEPTEMBER 2017 CONTENTS
Executive summary 2 7.0 Infrastructure and funding 45 7.1 Infrastructure schedule 45 1.0 Introduction 4 7.2 Infrastructure funding 48 1.1 Demand for growth 4 7.3 Utilities and services 49 1.2 The Investigation Area 6 7.4 Monitoring 49 1.3 Priority Precincts 6 1.4 Purpose of this report 7 8.0 Next steps 50 8.1 Finalisation of the Precinct Plan 50 2.0 Rhodes East overview 8 8.2 Key actions 50 2.1 Existing development and character 8 2.2 The existing community 9 Figures 2.3 Surrounding areas of growth 9 Figure 1 A Plan for Growing Sydney 2.4 Current planning controls 10 – connecting jobs and homes 4 Figure 2 Rhodes East investigation area 6 3.0 Key considerations 11 Figure 3 The investigation process 7 3.1 Providing homes 11 Figure 4 Existing character areas 8 3.2 Matching facilities with growth 11 Figure 5 Canada Bay LEP 2013 – land zoning map 10 3.3 Traffic and transport 12 Figure 6 Access and movement summary map 14 3.4 Delivering affordable housing 15 Figure 7 Canada Bay Council LEP 2015 heritage items 16 3.5 Responding to existing character 15 Figure 8 Landscape and natural environment summary map 19 3.6 Sensitively integrating existing heritage 16 Figure 9 Built form summary map 21 3.7 Integrating sustainability goals 17 Figure 10 Land to be rezoned map 27 3.8 Landscape and open space 17 Figure 11 Draft precinct plan 29 3.9 Built form 20 Figure 12 Context sensitive streets plan 31
4.0 Community and stakeholder consultation 22 Figure 13 Pedestrian rail bridge extract 33 Figure 14 Road and intersection upgrades map 34 4.1 Overview 22 Figure 15 Public domain plan 35 4.2 How consultation has informed the proposal 23 Figure 16 Building height 37 4.3 Consultation strategy 24 Figure 17 View sharing plan 38 5.0 Rhodes East vision 25 Figure 18 Setbacks plan 40
6.0 Draft Precinct Plan 26 Figure 19 Primary and secondary streets 40 Figure 20 Proposed draft LEP zoning plan 43 6.1 Transport capacity modelling 26 Figure 21 Proposed draft height of buildings 43 6.2 Development feasibility testing 26 Figure 22 Proposed draft floor space ratio plan 43 6.3 Rezoning of land 26 Figure 23 Proposed draft local provisions map 1 43 6.4 Character-led development 27 Figure 24 Extracts from the draft DCP 44 6.5 Draft Precinct Plan 28 6.6 Land uses 28 Tables 6.7 Access and movement 30 Table 1 Buses servicing Rhodes 13 6.8 Public and active transport 32 Table 2 Access and movement 6.9 Landscape and open space 35 constraints and opportunities 14 6.10 Built form 37 Table 3 Landscape and open space constraints and opportunities 19 6.11 Sustainability 41 Table 4 Built form constraints and opportunities 21 6.12 Design Review Panel 41 Table 5 Dwelling and population projections to 2030 28 6.13 Proposed planning controls 42 Table 6 Proposed street types 31 6.14 Rhodes East Development Control Plan 44 Table 7 Minimum bicycle parking rates 33 6.15 Sydney Regional Environmental Plan (SREP) 44 Table 8 Maximum car parking rates 33 6.16 State Environmental Planning Policy 70 44 – Affordable Housing (SEPP) Table 9 Heritage items design controls 39 Table 10 Proposed setbacks 40 Table 11 Maximum lot frontages 41 Table 12 Amendments proposed to LEP maps 42 Table 13 Current and committed projects 45 Table 14 Infrastructure schedule 45 Table 15 Potential Regional infrastructure upgrades identified 48 Rhodes East Priority Precinct Investigation Area CONTENTS
Supporting Studies (provided in a separate volume) Appendix A Explanation of Intended Effect Appendix B Draft City of Canada Bay Local Environment Plan maps Appendix C Rhodes East Demographic Profile Appendix D Social Infrastructure and Open Space Assessment Appendix E Relevant plans and policies Appendix F Traffic and Transport Report Appendix G Heritage Assessment Appendix H Sustainability Assessment Appendix I Hydrology and Flooding Report Appendix J Contamination and Sulphate Soils Report Appendix K Property Market Appraisal and Development Feasibility Appendix L Urban Design Report Appendix M Affordable Housing Strategy Appendix N Public Realm Report Appendix O River Pool Feasibility Study Appendix P Visual Assessment Appendix Q Draft Development Control Plan
Glossary ACT Environmental Planning and Assessment Act CBD Central Business District Council City of Canada Bay Council DCP Development Control Plan Department Department of Planning and Environment FSR Floor space ratio GFA Gross floor area ha Hectare LEP Local Environmental Plan LGA Local government area Minister Minister for Planning RMS Roads and Maritime Services SEPP State Environmental Planning Policy SREP Sydney Regional Environmental Plan Cover image: RobertsDay TfNSW Transport for New South Wales To view an electronic version in PDF format, visit www.planning.nsw.gov.au © Crown Copyright 2017 Department of Planning and Environment Printed September 2017 Disclaimer While every reasonable effort has been made to ensure that this document is correct at the time of printing, the State of New South Wales, its agents and employees, disclaim any and all liability to any person in respect of anything or the consequences of anything done or omitted to be done in reliance or upon the whole or any part of this document.
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Planning Report 1 SECTIONEXECUTIVE 2: SUMMARYTHE REGIONAL CONTEXT
Rhodes East will be a model for sustainable, low-rise high density development, which builds upon the existing character and heritage of the area. It will provide more high quality housing choice, close to public transport and catering to a variety of household types. It will be supported by connections to the water, and local streets will be redesigned to support walking, cycling and use of public transport. Improved amenity will encourage residents and visitors to spend time and continue to take pride in the area.
The Department of Planning and Environment, in collaboration with the City of Canada Bay Council, has prepared a draft Precinct Affordable housing – provide affordable Plan for the Rhodes East Priority Precinct Investigation Area. housing options for key workers in the area, for example people working in occupations such The draft Precinct Plan identifies the area between the railway as teaching, child care, policing or nursing. line, Concord Road and the Parramatta River as suitable for Of the new homes proposed within the draft Precinct Plan, accommodating housing growth. This report outlines the 5% (between 150-200) will be affordable homes for key workers. rezoning proposal for this area. They will be funded through a cash contribution or delivered Draft Precinct Plan via works in kind. Eligibility of tenants for the affordable housing The key objectives of the draft Precinct Plan that will deliver the will be determined in line with City of Canada Bay’s Affordable Council endorsed vision for Rhodes East are: Housing Policy which includes an assessment of income and employer type.
Planning – ensure Rhodes East can meet the challenges of the future by building sustainability Density with a human scale – deliver a range and longevity into planning, design and of built forms, from terraces to apartment commercial capability from the start. buildings, that promote activity on lower levels of buildings. The range of built forms will result The investigation of the Rhodes East area has included in more open space, more sunlight to buildings numerous technical studies and assessments, including and a closer connection to the ground. extensive transport modelling and feasibility analysis. Whilst the whole of Rhodes East was investigated, the results The proposed planning controls, with a range of building of the transport and feasibility work have determined that it is heights and FSR controls, ensure that a range of building not currently viable to redevelop the whole of the Investigation typologies and architectural styles are encouraged whilst Area. The draft Precinct Plan, therefore, proposes only to delivering a prominently mid-rise, high density development. rezone the land between the railway line and Concord Road. Increased density and height is proposed closest to the station and focused around proposed mixed uses along Leeds Street.
Active transport – design integrated transport Waterfront access - provide enhanced public services and experiences that prioritise, access to the Parramatta River foreshore, walking, cycling and the use of public transport. including the provision of housing and public open space with views to the water. The draft Precinct Plan has been designed to improve pedestrian connectivity across the Rhodes peninsula via a new pedestrian A large public plaza connected to a waterside promenade bridge across the railway, direct overpass into the station and extends the existing public access to the water on the peninsula, a landbridge over Concord Road, linking to McIlwaine Park. opening up land that is currently privately owned. This area, In addition, amenity will be improved along Concord Road located alongside a mix of uses, also provides safe and convenient through additional landscaping and a proposed pedestrian bridge access to the proposed Ferry Wharf. A river activation project, at the Averill Street / Concord Road intersection. The location of a including a potential river pool, is envisaged off McIlwaine Park. range of retail, services and facilities connected to the Rhodes East The location, height and massing of proposed building have been community via safe, comfortable and easy walking and cycling designed to promote view sharing and encourage opportunities connections, combined with reduced maximum car parking for new views towards the water. standards encourages walking, cycling and public transport use. Public spaces – provide a range of high quality, pedestrian prioritised public spaces that are safe for gathering and socialising.
A range of open spaces are proposed within the draft Precinct Plan, each providing differing functional opportunities, from small plazas adjoining ‘mixed use corners’ to larger formal plaza areas surrounded by retail, commercial and community uses and facilities. These spaces are connected to each other and the existing public spaces in the surrounding area by footpaths and cycleways, including bridges and overpasses over existing barriers to pedestrians. 2 Rhodes East Priority Precinct Investigation Area EXECUTIVE SUMMARY
To implement the draft Precinct Plan an amendment to the Upgrades to district infrastructure may include a new and/or City of Canada Bay Local Environmental Plan (LEP) 2013 is upgraded school provisions, upgrades to Concord Road within required. A description of changes to the LEP are provided the Precinct, regional cycleway improvements, active transport in this report and an Explanation of Intended Effect appended. connections to McIlwaine Park and new open space areas. Infrastructure and Funding Funding for these items is anticipated through the application of a Special Infrastructure Contribution (SIC).Affordable housing The draft Precinct Plan identifies the infrastructure required to will also be provided for key workers in line with City of Canada support the proposed growth of Rhodes East over the next 20 Bay’s Affordable Housing Policy and emerging Affordable years. This includes upgrades to district and local infrastructure Housing Program. to be progressively implemented as development occurs. The timing and prioritisation of infrastructure delivery is dependent A number of upgrades to local infrastructure have also been on where development occurs. However it is anticipated that identified. These include local road upgrades, provision the areas closest to Rhodes Station and around Leeds Street are of and upgrades to existing social infrastructure and open likely to develop first. Monitoring of growth will be undertaken space, and improvements for pedestrians and cyclists. City of to inform infrastructure delivery. Canada Bay Council will undertake a review of relevant local infrastructure contribution plans developed under Section 94 of Growth in this part of the Canada Bay Local Government Area the Environmental and Planning Assessment Act 1979 (the Act) will require upgrades to key State infrastructure networks over to accommodate these required upgrades. The draft Section 94 the next 20 years. This includes planning for increased demand is also exhibited alongside the draft Precinct Plan. on the T1 Northern Line and upgrades to Concord Road, a key arterial route for road freight. In addition to local development contributions, the NSW Government has allocated approximately $5 million to fund local The proposed level of development in the Rhodes East draft infrastructure upgrades at Rhodes East. The funding will enable Precinct Plan is predicated upon known traffic and transport Council to provide early delivery of local infrastructure that will interventions such as road intersection upgrades, new directly benefit the community. local streets, rail timetabling improvements and increased dependence on public transport. However, if Government decides in the future to invest in additional substantial transport infrastructure, if located close to Rhodes, such as the Sydney West Metro, the Precinct Plan may be subject to re-evaluation for increased density.
ARTISTS IMPRESSION OF DEVELOPMENT AT RHODES EAST
Source: RobertsDay
Planning Report 3 INTRODUCTION 1
1.1 Demand for growth The Department of Planning and Environment has been A Plan for Growing Sydney, released in December 2014, details working closely with City of Canada Bay Council to develop the NSW Government’s vision for Sydney’s future, which is a a draft Precinct Plan for the Rhodes East Priority Precinct ‘strong global city, a great place to live’. One of the biggest Investigation Area. challenges to achieving this aim is how best to provide the 726,000 new homes and the new jobs needed for the forecast This introduction provides an overview the Investigation Area 2.7 million new residents by 2036. A key action of the Plan is plus the studies and consultation undertaken to inform the to accelerate urban renewal across Sydney to provide homes preparation of the draft Precinct Plan. closer to jobs and key transport nodes.
FIGURE 1: A PLAN FOR GROWING SYDNEY – CONNECTING JOBS AND HOMES
Source: Department of Planning and Environment 4 Rhodes East Priority Precinct Investigation Area SECTION 1: INTRODUCTION
AERIAL PHOTOGRAPH
Source: Paul McMillan
Rhodes is identified as a Strategic Centre within the District Plans Global Economic Corridor in A Plan for Growing Sydney The Greater Sydney Commission has prepared draft District (see Figure 1) with the following strategic planning priorities Plans to set the direction for the longer term regional planning for the NSW Government: of Greater Sydney. The District Plans will determine the ●● Work with Council to protect capacity for long term best locations for new homes with easy access to employment growth in Rhodes; transport, jobs and open space. ●● Work with Council to provide capacity for additional The identification of Rhodes as a Strategic Centre remains within mixed use development in Rhodes including offices, the draft Central District Plan. retail, services and housing; ●● Support health related land uses and infrastructure around Concord Hospital; ●● Work with Council to improve walking and cycling connections between Rhodes train station and Concord Hospital; and ●● Facilitate construction of a public transport, walking and cycling bridge over Homebush Bay to connect Rhodes to Wentworth Point (the Bennelong Bridge has now been constructed and was opened in May 2016).
Planning Report 5 SECTION 1: INTRODUCTION
1.2 The Investigation Area 1.3 Priority Precincts Rhodes East is part of the Rhodes Peninsula, located between Priority Precincts are identified as areas with good access to Brays Bay and Homebush Bay on the southern bank of the existing or planned transport infrastructure and that have the Parramatta River, approximately 16km to the west of Sydney potential to provide for significant growth in housing and jobs. CBD (see Figure 2). It is a 36ha area located to the east of the The purpose of the Priority Precincts Program is to ensure these Northern Line railway and bounded by the Parramatta River important areas are strategically planned and infrastructure to the north and Brays Bay to the east. The Investigation Area is delivered in a coordinated manner. They are planned to is currently predominantly residential with general industrial accommodate new homes and jobs whilst providing for the land uses located along the northern edge. It also includes the needs of the community. It is a NSW Government led program large public recreation area of McIlwaine Park to the south and based on collaboration with local councils and comprehensive other community uses, such as Rhodes Community Centre on community consultation. Blaxland Road, Concord Community Hostel and Coptic Church Part of the Rhodes East area, Rhodes Central, was nominated on Cavell Avenue, a Fire Station (voluntary) and the Sea Scouts / as a potential Priority Precinct by the City of Canada Bay Dragon Boats hut. Council in November 2014. The Department later expanded The existing Rhodes Corporate Park is located immediately to the study area to include the land to the east of Concord the south of the Investigation Area with the Rhodes Shopping Road through to the foreshore to ensure a comprehensive Centre beyond, on the western side of the railway line. investigation of the area was undertaken. Rhodes Station is located on the western boundary of the Investigation Area, close to southern end of Blaxland Road.
FIGURE 2: RHODES EAST INVESTIGATION AREA
d R rd R cor onc C
Leeds St e
v
A
ell
v
a
Ca
t
S r Averill S er St k
alk
W
d
R Denham S St
laxland R Bennelong B Bridge
Cropley St
Gauthorpe S St St ellyn S Llew
Rhodes McIlwaine Park Legend Investigation Area
Rhodes Existing Ferry Wharf Brays Bay West Proposed Ferry Wharf
Rhodes Source:Rhodes RobertsDay Corporate Corpo Park rate Park
6 Rhodes East Priority Precinct Investigation Area
Rhodes Shopping Concord Centre Hospital
0 250
1:8,000 @ A3 SECTION 1: INTRODUCTION
1.4 Purpose of this report The purpose of this report is to outline and explain how the the opportunities and constraints of the precinct. Various draft Precinct Plan for Rhodes East has been prepared, the community consultation exercises have also been undertaken key considerations taken into account and the community and, combined with the detailed technical investigations, have consultation that has informed the proposal. It also sets been used to inform the draft Precinct Plan. out the draft rezoning framework that will guide the future The investigation process undertaken is summarised below redevelopment of the precinct and the mechanisms that will in Figure 3. deliver new homes alongside the necessary infrastructure and facilities to support the growth. The presentation of the draft Precinct Plan provides an additional opportunity for the local community to have their say in the Since the endorsement of Rhodes East as a Priority Precinct, planning for Rhodes East, prior to the area being rezoned. the Department has undertaken detailed investigations into
FIGURE 3: THE INVESTIGATION PROCESS
Develop Rhodes East Priority Precinct draft Precinct Plan
Opportunities and constraints analysis
Urban design and technical studies
Establish infrastructure needs Establish Rhodes East Special Infrastructure Contribution (SIC)
Feasibility testing Consultation with State agencies
Consultation with State agencies and community Refine infrastructure schedule
Draft Precinct Plan and draft Local Environmental Plan amendments Establish SIC contributions rate
Test development feasibility
Exhibit Draft Precinct Plan and Local Environmental Plan amendments
Consider submissions Exhibit Draft Special Infrastructure Contribution (SIC)
Consider submissions
Amend Local Environmental Plan (where approved) Finalise Special Infrastructure Contribution (SIC)
Development Applications submitted Payment of SIC or works-in-kind
Delivery of infrastructure
Planning Report 7 RHODES EAST OVERVIEW 2
This section of the report gives an overview of the character These are shown on Figure 4 and summarised as follows: of the Rhodes East Investigation Area, its relationship to Rhodes East Gateway surrounding growth areas and provides a brief planning context. A key transport hub with limited commercial uses located 2.1 Existing development and character between Rhodes Station and Concord Road with a character influenced by adjoining built form and functions; The Rhodes peninsula comprises the two localities of Rhodes West and Rhodes East, divided by the north to south railway line. Leeds Street Foreshore Precinct A predominately light industrial area on the waterfront with Over the past decade Rhodes West has transformed from a heavy large, low scale buildings and which is heavily transport industrial area into a high density residential, retail and business dominated (vehicles, trains, river traffic); park precinct around the recently upgraded train station. The High Point In contrast, Rhodes East consists of predominantly single-storey Centrally located area on the Rhodes Peninsula with a mix of detached houses with limited, small scale commerical uses residential and community uses situated on the most elevated located opposite the train station. An industrial area centred on part of the Investigation Area; Leeds Street is located at the northern end of the peninsula. Concord Road Corridor Across Rhodes East, five character areas have been identified An area heavily dominated by the wide Concord Road corridor based on their function, use, street pattern and built containing residential, community and light industrial uses; and form attributes. Eastern Foreshore A green, leafy area characterised by low scale residential development with connections to the waterfront.
FIGURE 4: EXISTING CHARACTER AREAS
Parramatta River
Wentworth Point Ryde Bridge
Leeds St
Cavell Ave
Walker St Averill St Parramatta River
Nina Gray Ave Denham St
Bennelong Bridge
Blaxland Rd
Cropley St
Gauthorpe St Llewellyn St
Concord Rd McIlwaine Park
Rhodes Station CHARACTER AREAS
Brays Bay Rhodes East Gateway
Rhodes West The High Point
Leeds Street Foreshore Precinct
Rhodes Concord Road Corridor Corporate Park Eastern Foreshore
Investigation Area Boundary
Rhodes Peninsula Concord Hospital
Source: RobertsDay
RHODES EAST PRIORITY8 Rhodes PRECINCT East Priority Precinct STRUCTURE Investigation Area PLAN CHARACTER AREAS April 2017 SECTION 2: RHODES EAST OVERVIEW
2.2 The existing community RHODES WEST In 2011 Rhodes East was home to 733 residents, representing around 10% of the Peninsula’s total population. The demographic profile (Appendix C) prepared as part of the Social Infrastructure and Open Space Assessment (Appendix D) indicated that the existing Rhodes East population is older, on average, than the Peninsula as a whole. The local population has a relatively large proportion of residents aged over 40 years, in part attributable to an aged care facility (Concord Community Hostel on Cavell Avenue, Rhodes) with 62 low care beds. There are smaller proportions of young children, teenagers and mid-age adults than in the Canada Bay Local Government Area (LGA), indicating fewer families living in the area. In terms of home ownership, a relatively high proportion of people live in dwellings owned outright (70%) in Rhodes East and relatively fewer rented than in the LGA or Sydney as a whole. Most of the adult population have completed at least Year 10 a school (86%) which is only marginally lower that the LGA as a whole. Rates of post school qualifications (57.5%) are slightly above those for Sydney (54.9%) but slightly lower than the Canada Bay average (61.6%). Source: Department of Planning and Environment
In comparison with Canada Bay LGA, Rhodes East has a similar SHEPHERD’S BAY, MEADOWBANK proportion of people born in Australia (62%) and overseas. The main countries of origin of those born overseas are China, South Korea and England. 2.3 Surrounding areas of growth The Rhodes East Precinct covers approximately 36ha and generally includes the area within 800 metres of Rhodes Station to the east of the railway line. The precinct is located in close proximity to Rhodes West, a former industrial area which has been redeveloped over the past twenty years in to a retail, commercial and high density residential development alongside the Rhodes Train Station and rail line. Beyond the Rhodes Peninsula, other areas of recent and anticipated growth include the following; Source: Department of Planning and Environment ●● Shepherds Bay, Meadowbank – located on the northern side of the Parramatta River, this area is currently being developed for medium and high rise residential apartments as well as mixed uses; ●● Wentworth Point – located to the west, across Homebush Bay. This area is currently being developed for medium and high rise residential apartments plus a new primary school and park; and ●● Sydney Olympic Park and Carter Street Precinct – this is a key strategic mixed use precinct. The current (2016) review of the Sydney Olympic Park Master Plan proposes an increase in residential, retail and community facilities to revitalise the town centre. The Carter Street Precinct, located to the south-west of Sydney Olympic Park, is currently undergoing a master planning exercise to better integrate with the Sydney Olympic Master Plan and the proposed Hill Road off-ramp.
Planning Report 9 SECTION 2: RHODES EAST OVERVIEW
FIGURE 5: CANADA BAY LEP 2013 – LAND ZONING MAP
Source: City of Canada Bay Council
2.4 Current planning controls The City of Canada Bay Local Environmental Plan (LEP) 2013 applies to the precinct. The precinct is currently zoned for General Industrial, Low and Medium Density Residential, Neighbourhood Centre and Public Recreation as shown in Figure 5. The current zoning allows for: ●● General industrial uses in the northern part of the precinct; ●● Low and medium density residential development; ●● A small area of neighbourhood centre on the eastern side of Rhodes Station; and ●● Areas of public recreation including King George V Park, Uhrs Point Reserve, Churchill Tucker Reserve and McIlwaine Park. Building heights are limited to 8.5m (approximately 2 storeys) within the residential and neighbourhood centre areas and 12.0m (approximately 3 storeys) for general industrial uses. A minimum lot size of 450m2 applies to the residential and neighbourhood centre areas. Floor space ratios of 0.5:1 (residential), 1.0:1 (general industrial) and 1.5:1 (neighbourhood centre) apply to the precinct. A summary of the relevant plans and strategies that cover Rhodes East are included at Appendix E.
10 Rhodes East Priority Precinct Investigation Area KEY CONSIDERATIONS 3
This section of the report provides an analysis of the key considerations which have been used to inform the development of the draft Precinct Plan. These include the identification and assessment of the existing environmental and social features of Rhodes East.
3.1 Providing homes 3.2 Matching facilities with growth A Plan for Growing Sydney establishes the NSW Government’s If Rhodes East is to be redeveloped it is important to ensure that vision for Sydney’s future, which is a ‘strong global city, the needs of the existing and new residents are met in terms of a great place to live’. One of the biggest challenges to their access to community facilities and open space provision. achieving this aim is how best to provide the 726,000 new A Social Infrastructure and Open Space Assessment homes and new jobs needed for the forecast 2.7 million new (Appendix E) considered the likely needs and demands residents by 2036. for community facilities based on the potential increased One key action of the Plan is to accelerate urban population forecasts at Rhodes East. Taking into account renewal in locations close to jobs and key transport nodes. the existing community infrastructure across the Rhodes Rhodes has been identified as a Strategic Centre given its Peninsula and the wider area, potential gaps in the current proximity to employment at Rhodes Corporate Park and provision were identified, namely; Rhodes Shopping Centre and, as it is served by a train ●● An expanded multi-purpose community centre. station, passengers are able to travel to Sydney CBD in under ●● A primary school. 30 minutes, in line with the objective of the 30-minute city. ●● Convenience retail and speciality retail venues. Accommodating residential growth is therefore a key issue ●● Three or four privately operated children centres, for the Investigation Area. The preferred locations for the depending on size. greatest increase in residential density identified in previous community consultation are adjacent to the station. ●● Local medical centres. ●● Open space areas at a rate of 5% land area. To deliver additional growth at Rhodes East, detailed technical investigations have been undertaken to determine In addition to specific community facilities, the demands placed appropriate locations and the extent of growth which can be on the existing transport network by the increased population accommodated in the Investigation Area. Amendments to and uses will need to be carefully analysed and assessed, the Local Environmental Plan (LEP) will be necessary whilst the with appropriate measures to minimise the impact of the preparation of a site specific Development Control Plan (DCP) development identified and implemented. will be required to ensure that the building typologies proposed Education will not only fit into the existing landscape and streetscape, No public schools are located within the Rhodes Peninsula. but allow for residential growth. Rhodes East currently falls within the catchment for Concord West Public School (primary) and Concord High School (secondary). RHODES STATION Advice from the Department of Education has indicated that new primary school provision and/or existing school upgrades may be required as part of the redevelopment of Rhodes East, although the final education solution will be dependent on the proposed growth. In terms of secondary education, local schools are currently able to accommodate high school aged children living in Rhodes East. Future capacity is being investigated by the Department of Education.
Source: Department of Planning and Environment Planning Report 11 SECTION 3 : KEY CONSIDERATIONS
3.3 Traffic and transport Movement into and around Rhodes East is currently constrained Public transport by the busy arterial Concord Road. Connections to Rhodes The precinct has good access to public transport infrastructure, West are also restricted by the railway line with one vehicular including trains running through Rhodes Station and buses along underpass in the north at Leeds Street and one pedestrian Concord Road. bridge crossing within the station concourse. Capacity of the rail network Previous consultation found that existing residents considered Rhodes Station is located on the T1 Northern Line. The services this a significant barrier to accessing the wider area and the operating through Rhodes Station provide public transport existing facilities beyond the railway line. Access to the natural access to the CBD (via Central, Town Hall and Wynyard Stations), resource of the Parramatta River foreshore was also viewed Epping to the north, plus other centres such as Strathfield, as an important part of the future vision for the precinct, with Eastwood and Burwood. The travel time by train from Rhodes current access limited. to Central is 21 minutes for the express service and 25 minutes Capacity of the road network for the all stops service. The precinct is well connected by an established road network Over the past ten years, rail patronage at Rhodes Station providing a key north-south regional corridor plus local has experienced significant growth as the Peninsula has north‑south and east-west routes. been redeveloped. This has meant that both AM and Concord Road is a primary north-south road and freight route PM peak rail services achieved their loading capacity in 2015. that forms part of the A3 corridor linking the Northern Beaches, The planned 2018 timetable, resulting from the new Pymble, Macquarie Park, Ryde, Sydney Olympic Park and Sydney Metro Northwest line, could see two additional Hurstville as well as the M2, M4 and M5 motorways. services stopping at Rhodes during the AM peak, although The remainder of the roads in the precinct are local roads. more patronage from north of Rhodes may result due to other The underpass at Leeds Street is the only road access to the west timetable changes. of the rail line within the precinct. The T1 Northern Line also provides freight services outside of An assessment of the capacity of the existing road network peak hours and is part of Australia’s busiest freight rail line, the is detailed in the Traffic and Transport Report (Appendix F). east coast rail network (serving Melbourne, Sydney and Brisbane). The key issues include: The NSW Government recently announced a new underground ●● Concord Road is subject to high traffic volumes for private metro railway line linking the Parramatta and Sydney CBDs, and vehicles, freight and public transport, and is currently communities along the way, including Sydney Olympic Park. operating close to capacity. This will result in faster and more frequent services between ●● Concord Road northbound experiences congestion the two CBDs and to / from outer western Sydney areas. It is as a result of the steep uphill gradient and significant expected to be operational in the second half of the 2020s. traffic volumes entering from Victoria Road to the north. The proximity of Rhodes to the Olympic Park may assist in increasing rail capacity along the T1 Northern Line in the future. ●● Concord Road intersection with Averill Street is constrained due to the limited length of the right hand turn waiting lanes. RHODES STATION ●● Concord Road intersection with Mary Street has a long pedestrian crossing phase and inefficient signal phasing. ●● Congestion and constrained intersections beyond the Investigation Area to the south at Homebush Bay Drive. Overall the traffic and transport investigation has found there are limited opportunities to provide additional capacity on the existing road network within the Investigation Area, particularly on Concord Road, without significant or substantial improvements and interventions that do not address the vision and objectives for Rhodes East.
Source: Department of Planning and Environment 12 Rhodes East Priority Precinct Investigation Area SECTION 3 : KEY CONSIDERATIONS
Capacity of the bus network Ferry wharf opportunities A number of bus services run through the precinct as detailed The Rhodes Peninsula does not currently benefit from a ferry in Table 1. wharf despite its location along the Parramatta River. The nearest
TABLE 1: BUSES SERVICING RHODES ferry wharves are located at Meadowbank to the north and Sydney Olympic Park to the west. Bus Service Route As part of the Transport Access Program, the NSW Government M41 Macquarie Park to Hurstville via Macquarie has committed to deliver a new ferry wharf and potential Metrobus Centre, Ryde, Rhodes (Concord Road), interchange at Rhodes and is currently reviewing the proposed Concord, Burwood, Campsie and Bexley wharf location. 458 Ryde to Burwood via Rhodes, Concord Initial consultation was undertaken into the potential location Hospital, Concord West, North Strathfield of a new wharf on the western side of the John Whitton Rail and Strathfield Station Bridge (on the northern edge of Rhodes West) in 2015. During 459 Macquarie University to Strathfield via the consultation concerns were raised regarding this location Macquarie Centre, Ryde, Concord West including reduced visibility with ferries under the rail bridge and North Strathfield between Meadowbank and Rhodes, and the impact of increased congestion, wash and turbulence on other river users. 526 Sydney Olympic Park Wharf to Burwood via Wentworth Point, Rhodes and Strathfield The appropriate location for the new ferry wharf should be given consideration through the Rhodes East Priority Precinct 533 Sydney Olympic Park to Chatswood Investigation process. via Rhodes, Ryde, North Ryde and Pedestrian and cycle network Mowbray Road The rail line along the western boundary of the precinct Sydney’s Bus Future is the NSW strategic plan for bus services and Concord Road bisecting the peninsula form barriers to which was released in December 2013. It identified the pedestrian and cycle movement from west to east. Macquarie Park to Hurstville route, now the M41 Metrobus, as a The area has an established pedestrian street network but has rapid bus route; defined as one of the most important bus routes potential to provide improvements to walking and cycling. within the Sydney metropolitan region and therefore a strong Existing shared pedestrian / cycle paths within the precinct candidate for investment. and the wider peninsula comprise the following routes: As referenced in the Traffic and Transport Report (Appendix I) ●● along the eastern foreshore of Homebush Bay, connecting opportunities exist to provide additional high quality bus services across Parramatta River via John Whitton Bridge and the across Bennelong Bridge to Wentworth Point and Sydney south to Bicentennial Park; Olympic Park. Stronger connections to Ryde and Macquarie Park could also be realised through improving priority and the ●● between John Whitton Bridge and Rhodes Station; and frequency of services from Rhodes to the north. ●● along the eastern side of Ryde Bridge – access to this path for cyclists is via Leeds Street, Uhrs Point Reserve EXISTING SHARED CYCLEWAY / PATH ON BLAXLAND ROAD and a shared path under the bridge deck. Opportunities exist to extend walking and cycling connections along the foreshore from the west at the John Whitton railway bridge into Rhodes East.
Source: Department of Planning and Environment Planning Report 13 SECTION 3 : KEY CONSIDERATIONS
Access and movement summary A summary of the access and movement constraints and opportunities is set out in Table 2 and shown in Figure 6.
TABLE 2: ACCESS AND MOVEMENT CONSTRAINTS AND OPPORTUNITIES
Constraints Opportunities
Existing road network is operating close to capacity Maximise the existing public transport options currently operating
Existing public transport services are currently under pressure Improve east to west connectivity for pedestrians and cyclists – across the railway line and Concord Road
Existing road pattern does not promote walking and cycling Promote public transport use by developing a transport strategy which includes improvements and service upgrades
Only one vehicular crossing point under the railway line between Integrate the proposed ferry wharf into the rezoning Rhodes East and Rhodes West Promote walking, cycling and public transport use through increasing route options and increasing walking and cycling access to the river foreshore
Provide a variety of car parking rates across Rhodes East to reduce the reliance on cars and promote walking and cycling
FIGURE 6: ACCESS AND MOVEMENT SUMMARY MAP
Parramatta River
Wentworth Point Ryde
Leeds St
Cavell Ave
Walker St Averill St Parramatta River
Nina Gray Ave Denham St
Bennelong Bridge
Blaxland Rd
Cropley St
Gauthorpe St Llewellyn St
Concord McIlwaine Park
Railway Line Rhodes
Bus Route Ferry Route Brays Bay Bicycle Path
Pedestrian Path Rhodes West
Pedestrian Crossing
Vehicle Underpass Rhodes Investigation Area Boundary Corporate Park
Source: RobertsDay
14 Rhodes East Priority Precinct Investigation Area Concord Hospital
RHODES EAST PRIORITY PRECINCT STRUCTURE PLAN ACCESS & MOBILITY April 2017
SECTION 3 : KEY CONSIDERATIONS
3.4 Delivering affordable housing RHODES EAST CHARACTER AREAS Affordable Housing is “Housing that leaves sufficient family household income to meet other household needs. This has become understood to mean housing that costs no more than 30% of a family’s gross income in rent or 35% in mortgage repayments. This is especially the case for those in the lowest 40% of Australian’s ranked by income” (Affordable Housing Policy, City of Canada Bay, August 2007 (revised April 2016)). The NSW Government is committed to delivering more opportunities for affordable housing across Sydney. A Plan for Growing Sydney outlines that the NSW Government will provide more affordable housing in Government-led urban Rhodes East Gateway renewal projects to meet the shortfall in affordable housing (Action 2.3.3). In response to this action, the Government is currently preparing a policy on affordable housing provision and, once finalised, will be applied to development at Rhodes East. City of Canada Bay Council is also committed to delivering more opportunities for affordable housing within the LGA. Therefore, a key consideration of the redevelopment of Rhodes East is to deliver affordable housing as an integral part of the draft Precinct Plan.
Leeds Street 3.5 Responding to existing character Foreshore Precinct An analysis of the current urban fabric of Rhodes East in terms of the land use, street pattern, public domain and built form has identified five distinct character areas, as presented in Section 2.1. The existing urban structure of the Investigation Area provides the opportunity for any new development to build upon an established character. Previous consultation has revealed the importance the local community places on the existing character of Rhodes East and that any development should respond to the key characteristics evident across the precinct.
By responding and respecting the identified character areas The High Point and their respective features, opportunities exist for any redevelopment at Rhodes East to sensitively integrate into the area over time. The local community have also identified the area adjacent to the station as the location most suitable for greater density with heights stepping down towards the water in the east / around Llewellyn Street.
Concord Road Corridor
Eastern Foreshore
Source: Department of Planning and Environment & RobertsDay
Planning Report 15 SECTION 3: KEY CONSIDERATIONS
3.6 Sensitively integrating existing heritage The City of Canada Bay Local Environmental Plan (LEP) 2013 A Heritage Assessment has been undertaken (Appendix G) to identifies 18 local heritage items within the Investigation Area inform the draft Precinct Plan and outline suitable approaches as shown in Figure 7. to protect the heritage items and minimise potential adverse heritage impacts arising from any development at Rhodes East. The heritage items comprise; These approaches include; ●● Nine early to mid-20th century houses, scattered in ●● All heritage items to be retained in-situ; a relatively random fashion across the Investigation Area; ●● Street setbacks for new development ●● Two community and one light industrial building; should match the prevailing front setbacks; ●● Two small local parks; ●● Setbacks from common boundary lines proposed ●● Three tree lined streets; and for lower and upper development storeys; ●● One large waterfront reserve (McIlwaine Park). ●● Street trees to be retained, protected and enhanced; There are no heritage items of State significance located within ●● Heritage trees on site to be retained and the Investigation Area although there are two located close to incorporated into any redevelopment; and the boundary relating to the railway. It is highly unlikely that there ●● Indigenous planting in the parks and reserves will be any negative impacts on the two State heritage items to be retained, protected and enhanced. located in the vicinity of the Investigation Area. The Heritage Assessment also references the large, modern Coptic Church Centre which, whilst not heritage listed, is a major community facility within the Rhodes Peninsula.
FIGURE 7: CANADA BAY COUNCIL LEP 2015 HERITAGE ITEMS
Source: City of Canada Bay Council
16 Rhodes East Priority Precinct Investigation Area SECTION 3: KEY CONSIDERATIONS
EXISTING COMMUNITY FACILITIES 3.7 Integrating sustainability goals Goal four of A Plan for Growing Sydney is to ensure Sydney is A sustainable and resilient city that protects the natural environment and has a balanced approach to the use of land and resources. As the city grows it is critical to make the city’s built environment sustainable and energy efficient while also protecting the environment through the careful planning and design of where new development occurs. A Sustainability Assessment has been undertaken (Appendix H) to inform the draft Precinct Plan. It recommends the following key sustainability goals be considered as part of any development proposals at Rhodes East: ●● Built and natural ecology – implementing passive design to create healthy buildings that minimise reliance on artificial Concord Community Hostel systems and creating habitats for people, plants and animals. ●● Community – provision of shared facilities close to living and working areas to prioritise walking and cycling over the use of private vehicles, and enable opportunities such as growing food and promoting active lifestyles on site. ●● Resources – a priority focus area to support the guiding principle of reducing water and energy use. ●● Greenhouse gas – priority focus area that combines the benefits of reduced resource demand and improved connections. ●● Connections – prioritising walking, cycling and use of public transport as a key principle. ●● Resilience – ensuring the development is adaptable Coptic Church and protected from future change including climate, economic and work practices. The Sustainability Assessment assesses how development at Rhodes East can achieve these goals and sets out some recommendations for the precinct. 3.8 Landscape and open space Existing open space The following areas of open space are located within the Investigation Area boundary: Mill Park and John Whitton Bridge Reserve ●● Unique open space that links the east and west side of Rhodes. ●● Includes a boat ramp and a shared path along the foreshore. Rhodes Community Centre Uhrs Point Reserve and King George V Park ●● Uhrs Point features a foreshore park with picnic facilities and parking available. ●● King George V Reserve comprises landscaped natural vegetation. Churchill Tucker Reserve ●● Located opposite Rhodes Station, on the corner of Mary Street / Blaxland Road. ●● Contains formal gardens and public seating. Cavell Avenue Landscape Area ●● Landscaped areas on the corner of Cavell Avenue / Concord Road. McIlwaine Park
Source: Department of Planning and Environment & RobertsDay Planning Report 17 SECTION 3 : KEY CONSIDERATIONS
McIlwaine Park In addition, opportunities existing to respond to the existing ●● Very popular waterfront recreational spot with amenities landscape and land uses through a high-low urban form that not such as picnic tables, BBQ’s, play equipment and mini golf. only provides a variation in building heights and densities but also assists in ensuring existing views are respected and enhanced. ●● Ceremonies and wedding photography are permitted. ●● Used frequently by personal trainers. It is not always possible to retain all view lines. A variety of building heights are considered an appropriate approach to It is important to note that whilst McIlwaine Park is included in view sharing. the Investigation Area, no development is proposed to the Park. Rhodes East has good access via rail, cycle and foot to regional VIEWS OF RHODES EAST open space due to its waterfront location and close proximity of Sydney Olympic Park and its wide range of metropolitan and regional sporting and recreational facilities. Topography and flooding A high point, with an approximate elevation of 21m Australian Height Datum (AHD), is located around the central western part of the precinct. The ground then slopes down to sea level at the Parramatta River. As determined by a hydrological and hydraulic assessment (Appendix I), Rhodes East is subject to stormwater flooding from several overland flow paths. The area is also subject to tidal inundation from the Parramatta River. However, there are no significant areas subject to high hazard in the 100 year McIlwaine Park average recurrence interval (ARI) flood event. Redevelopment of Rhodes East provides the opportunity to decrease the risk of flooding via upgrading stormwater drainage, provision of a flood wall, development consolidation and use of rainwater tanks and on-site detention to improve stormwater quality. Views The topography of the Investigation Area allows for some views across to the Parramatta River and Sydney CBD to the east. In other directions views are limited and / or restricted by the existing built form within the Investigation Area, the raised level of the railway line and the adjoining development at Rhodes West. The main view corridors and axis include: Uhrs Reserve ●● View corridor from the highest point eastwards to the Parramatta River; Blaxland Road with Rhodes West beyond ●● Views from Rhodes Station across McIlwaine Park to Brays Bay; ●● Glimpses of the Parramatta River and Sydney CBD beyond through breaks in the built from along Llewellyn Street; ●● Visual connection to the west across the railway line to Hoskins Reserve; and ●● Views towards the Parramatta River at the top of Blaxland Road from the boat ramp adjacent to the railway bridge. The retention of these views within the redevelopment of Rhodes East is an important element in retaining the existing character and context of the area. Whilst opportunities exist to create new views and vistas within the development, retention of existing view axis may require the establishment of view setbacks which limit build-to lines, ground floor and upper level setbacks.
Source: Department of Planning and Environment and RobertsDay
18 Rhodes East Priority Precinct Investigation Area SECTION 3 : KEY CONSIDERATIONS
Landscape and open space summary A summary of the landscape and open space constraints and opportunities is set out in Table 3 and shown in Figure 8.
TABLE 3: LANDSCAPE AND OPEN SPACE CONSTRAINTS AND OPPORTUNITIES
Constraints Opportunities
Need to sensitively integrate the existing landscape features, Build upon the established existing landscape character including heritage street trees, into the new development
Existing views and view corridors Utilise the topography to create and define views and view corridors
Localised overland stormwater flooding Improve and maximise linkages between existing and new areas of open space
Tidal inundation from the Parramatta River Create new open spaces in the northern part of the precinct where existing lots can be readily redeveloped
Integrate new, quality areas of open spaces into new development
Decrease the risk of flooding via stormwater management and a flood wall
FIGURE 8: LANDSCAPEParramatta AND NATURAL River ENVIRONMENT SUMMARY MAP
Wentworth Point Uhrs Ryde Bridge Reserve
Leeds St
Cavell Ave
Walker St Averill St Parramatta River
western Nina Gray Ave winter winds Denham St Bennelong Bridge (3pm) Views east/ southeast to Blaxland Rd summer winds City Cropley St (3pm)
Gauthorpe St Llewellyn St
Planning Flood Level Concord Rd
Public Open Space McIlwaine Park
Mangroves Rhodes Acid Sulfate Soil Station 10m Contours
Privatised Edge Brays Bay
Natural High Point Rhodes West southern Hill Top winter winds (3pm) Views to City
Prevailing Winds Rhodes Corporate Investigation Area Boundary Park
Concord Hospital Source: RobertsDay
Planning Report 19 SECTION 3 : KEY CONSIDERATIONS
3.9 Built form Building heights A new multi-purpose community facility, The Connection, The existing built form across the precinct comprises has recently been opened (January 2017) in Rhodes West. predominately single storey detached houses with limited small This is one of the LGA’s largest centres, offering several scale commercial uses located opposite the station and an multi purpose rooms, an auditorium / hall, a learning space industrial area centred around Leeds Street. including suites and some staff offices, and a café / restaurant. Surrounding the site is a waterplay facility, playground and During previous consultation it was clear that the local community waterfront promenade. considered the need for building heights design to step down to the water, scaled to retain key views and minimise overshadowing, As part of proposals for the Rhodes Station Precinct, west of the and create a human scale development was important. station, a new public recreation centre is planned comprising a gym, swimming pool, health and wellness facility, indoor The community also generally favoured lower rise development courts, child care centre, café and retail units. Council is and some feeback received considered taller buildings may currently awaiting a development application for this centre and be appropriate in certain locations if lower densities could be associated residential development. achieved elsewhere. Contamination Existing social infrastructure Land in the north of the precinct has a long history associated The following existing community facilities are located within with industrial use. A Contamination and Acid Sulphate Soils the Rhodes East precinct: (ASS) Assessment has been undertaken (Appendix J) to identify ●● Rhodes Community Centre, Blaxland Road – former the potential for contamination issues that may have a material primary school containing two large rooms and kitchen impact on the draft Precinct Plan. This identified six Areas of facilities. Used by a wide variety of community groups; Environmental Interest (AEI) in relation to contamination in the ●● Rhodes Fire Station, Concord Road – volunteer Investigation Area. Of these six areas, two areas - industrial land (retained) facility; which was formerly used as a sawmill and reclaimed land in the ●● St Mary and St Merkolius Orthodox Coptic Church, Cavell northern portion of 1-3 Leeds Street - were considered to require Avenue – established in the LGA at Burwood in 1987, moving further investigation and assessment. to Rhodes East in 1988. The current church building was This further investigation and assessment has subsequently been opened in 1999; undertaken and, while a number of potential contamination ●● Childcare centres – two privately run childhood education risks were identified, these risks can be managed through and care centres; and the Council’s current DCP controls and with guidance in the ●● Concord Community Hostel, Cavell Avenue Council’s Contaminated Land Policy. The investigation findings – 62 bed residential care hostel and secure dementia unit. did not indicate any issues that would have a material impact on the preparation of a draft Precinct Plan.
20 Rhodes East Priority Precinct Investigation Area SECTION 3 : KEY CONSIDERATIONS
Built form summary A summary of the built form constraints and opportunities is set out in Table 4 and shown in Figure 9.
TABLE 4: BUILT FORM CONSTRAINTS AND OPPORTUNITIES
Constraints Opportunities
Need to sensitively integrate the heritage items into Plan and deliver affordable homes as an integral part of the rezoning new development
Existing community uses to be integrated Build upon the established existing character of Rhodes East
Lot amalgamation will be necessary to deliver a Enhance and sustain established community uses cohesive plan Plan and deliver a new school, if required, for the existing and future community
Maximise good solar access provided by the location of the Parramatta River
Develop a building height and density strategy that focusses around the station, adjacent to existing tall buildings and around key destinations
Provide a variation of building heights and density that responds to the existing landscape and land uses, and delivers a high – low urban form
Parramatta River FIGURE 9: BUILT FORM SUMMARY MAP
Wentworth Point
Ryde Bridge
Leeds St
Cavell Ave
Walker St Averill St Parramatta River
Nina Gray Ave Denham St
Bennelong Bridge
Blaxland Rd
Cropley St
Gauthorpe St Llewellyn St
Concord Rd McIlwaine Park
Rhodes Station Brays Bay Heritage Item
Rhodes West Community Facility
Rhodes West - 33ha, 5000 dwellings
Rhodes East - 33ha, 274 existing dwellings Rhodes Investigation Area Boundary Corporate Park
Source: RobertsDay
Planning Report 21
RHODES EAST PRIORITY PRECINCT STRUCTURE PLAN BUILT FORM Concord Hospital April 2017 COMMUNITY AND STAKEHOLDER CONSULTATION 4
4.1 Overview The involvement of the local community and key stakeholders An overview of the key consultation activities undertaken has been an important part of the planning for Rhodes East. to date is outlined below. The Department has worked closely with Council and various government agencies, as well as key stakeholders, community groups and the local community. A range of consultation activities have already been undertaken and the feedback has been useful in the development of the draft Precinct Plan. The presentation of the draft Precinct Plan provides an additional opportunity for the local community to have their say in the planning for Rhodes East, prior to the area being rezoned.
The Department launched an online survey in October 2015 to seek the community’s feedback on their vision for Rhodes East. Online Survey and A community drop in information session was held at Rhodes in December 2015, attended by 150- information session 200 people. 196 responses were received to the survey - a summary of the survey results is available on the Department’s website and also shown in the graphic opposite.
The Department and Council held three community workshops in March 2016 to explore community and stakeholder preferences for any new development at Rhodes East. Approximately 200 people attended. Community Questions discussed during the workshops were also placed on the Department’s website to workshops give community members who could not attend the workshops an opportunity to give feedback. 57 responses were received. A summary of the responses received from the workshops and via the website is available on the Department’s website and also shown in the graphic opposite.
A dedicated webpage is available on the Department’s website which provides an overview of the investigation and allows people to register for project updates. The webpage is updated as Website planning progresses. planning.nsw.gov.au/rhodeseast
Working Group The Department has met regularly with Council, Transport for NSW, RMS, Department of Education meetings and other government agencies to develop the draft Precinct Plan.
The Department has held a number of stakeholder briefing sessions during the investigation phase Stakeholder to understand the key opportunities and constraints throughout Rhodes East. This has involved briefings a Steering Group and local community groups.
22 Rhodes East Priority Precinct Investigation Area SECTION 4: COMMUNITY AND STAKEHOLDER CONSULTATION
4.2 How consultation has informed the proposal 1. Improvements The information gathered through the various consultation to local retail methods outlined above has been a used to develop the draft precinct proposal. The following key messages, from the community, have shaped the proposed land use and built 2. form outcomes. Focus on quality open space Need for quality rather than facilities and quantity infrastructure to support growth
3. Affordable housing is important
4. Need for a 1. new school Scaling down of heights to the foreshore 2. Improving east to west relationships
3. Access to Parramatta Understanding River foreshore the local character important and context 4. Best location for increased density around the station 5. Integrating 1. the local Improvements character to the existing road network
2. Train service improvements
3. Improve east / west Access to connectivity public transport and transport routes
4. New pedestrian and cycle links 5. Upgrades needed to facilities
Planning Report 23 SECTION 4: COMMUNITY AND STAKEHOLDER CONSULTATION
PHOTOGRAPHS TAKEN DURING THE COMMUNITY CONSULTATION EVENTS
Source: City of Canada Bay Council
4.3 Consultation strategy To ensure the community is informed about the proposals for Rhodes East, a range of communication tools will be used to seek community and stakeholder involvement. A summary of the consultation program is provided below.
CONSULTATION PROGRAM
Media Website Online Council Announcement Release Update Survey Briefings
Working Priority Precinct Council Stakeholder Group Investigation Briefing Briefings Meetings
WE ARE HERE
Media Resident and Website Online Council and Email Community Exhibition Release and Landowner Update and Survey and Stakeholder Notification Info Sessions Advertisement Notification Social Media Factsheets Briefings
Review Publish Recommend- Post-Exhibition Submissions Submissions ations
Media Website Email Rezoning Release Update Notifications
24 Rhodes East Priority Precinct Investigation Area RHODES EAST VISION 5
Rhodes East will be a model for sustainable, low-rise high This vision is supported by the following key objectives: density development, which builds upon the existing character and heritage of the area. It will provide more high Planning quality housing choice, close to public transport and catering Ensure Rhodes East can meet the challenges to a variety of household types. It will be supported by of the future by building sustainability and connections to the water, and local streets will be redesigned longevity into planning, design and commercial to support walking, cycling and use of public transport. capability from the start; Improved amenity will encourage residents and visitors to spend time and continue to take pride in the area. Active transport Design integrated transport services and experiences that prioritise walking, cycling and the use of public transport.
Affordable housing Provide affordable housing options for key workers in the area, for example people working in occupations such as teaching, child care, policing or nursing;
Density with a human scale Deliver a range of built forms, from terraces to apartment buildings, that promotes activity on lower levels of buildings. The range of built forms will result in more open space, more sunlight into buildings, and a closer connection to the ground;
Waterfront access Provide enhanced public access to the Parramatta River foreshore, including the provision of housing and public open space with views to the water; and
Public spaces Provide a range of high quality, pedestrian prioritised public spaces that are safe for gathering and socialising.
The draft Rhodes East vision and supporting objectives were developed by the City of Canada Bay Council following Future Cities Program workshop, coordinated by the Future Cities Collaborative. The draft vision and objectives have been further developed and refined using community input received during the investigation process.
Planning Report 25 DRAFT PRECINCT PLAN 6
This section of the report illustrates how the Rhodes East draft 6.2 Development feasibility testing Precinct Plan was prepared in response to various in-depth Another key investigation involved testing the scale of investigations, modelling and testing. It also summarises the development required to provide a commercially acceptable proposed land uses within the precinct, access, movement and return whilst ensuring that agreed broader public benefits transport measures, public open space and built form, social could be achieved. infrastructure provisions as well as proposed planning controls. Noting traffic and transport constraints, combined with 6.1 Transport capacity modelling community and Council’s vision of medium rise high density During previous consultation sessions, the local community development for Rhodes East, an assessment of the base raised reservations with respect to the existing traffic and feasibility i.e. the minimum commercially viable level of transport situation in the precinct. The community commented development, was undertaken (Appendix K). This analysis that the road and rail network was currently operating at, or close identified a series of building typologies for each ‘Character to, capacity. Subsequent detailed transport analysis confirmed Area’ within the precinct and took into consideration the the same. following criteria: Any additional vehicular or passenger movements from new ●● Existing land values; development at Rhodes East would therefore need to be ●● Units sales and size of comparable developments; carefully modelled and appropriate mitigation measures put in ●● Construction costs; place and improvements proposed to ensure that any additional ●● Affordable housing contribution; population can be supported. ●● State infrastructure contribution; Accordingly, various development scenarios were modelled ●● Council fees and charges; and to assess the traffic impacts on the road network but to also provide an indication of potential public transport demand. ●● Other miscellaneous costs. These scenarios ranged from land use options that proposed In certain locations, FSR and building height controls in excess of new development across the entirety of the investigation area, base feasibility are proposed in order to incentivise developers to more modest land use options which indicated development to deliver public benefits such as new streets. These incentives at limited locations within the precinct. would be delivered via site-specific bonuses and carefully The results of the transport modelling are set out in detail within controlled to ensure taller buildings are strategically located to the Traffic and Transport Assessment (Appendix F) and have minimise impact on adjoining development, and to minimise been prepared in close collaboration with Transport for NSW visual impact from the public domain. (TfNSW) and the Roads and Maritime Services (RMS). 6.3 Rezoning of land In summary: The results of the detailed transport analysis and feasibility testing ●● Concord Road, a congested arterial road, is a key bus have determined that it is not viable to redevelop the whole of and freight corridor; the Investigation Area. In response to the results of technical studies and investigations undertaken, the draft Precinct Plan ●● During peak hours train loads approach capacity proposes to rezone land between the railway line and Concord at Rhodes Station; Road only. However, it is to be noted that committments to the ●● The local road network is constrained and has a lack delivery of infrastructure are essential to trigger rezoning within of bus priority opportunities; the precinct post exhibition. Government may also choose ●● Major transport infrastructure (such as the railway line and to consider a phased approach to the rezoning based on Concord Road) act as barriers to east-west movements infrastructure availability. for walking and cycling; ●● Mitigation measures will be required to key intersections on Concord Road to ensure travel times are not significantly altered; ●● Additional southbound train services will be required during the morning peak; and ●● A change in travel behaviour is critical for the success of the draft Precinct Plan.
26 Rhodes East Priority Precinct Investigation Area SECTION 6: DRAFT PRECINCT PLAN Parramatta River
FIGURE 10: LAND TO BE REZONED MAP
Ryde Bridge
Leeds St
Cavell Ave
Walker St Averill St
Nina Gray Ave Parramatta River Denham St
Bennelong Bridge
Blaxland Rd
Cropley St
Gauthorpe St Llewellyn St
Concord Rd McIlwaine Park
Rhodes Station
Land ready to be Rezoned Brays Bay Investigation Area Boundary Rhodes West Source: RobertsDay
6.4 Character-led development Rhodes Corpo- Following a thorough site analysis, four character areas have Buildings will be flexible and multi- purpose and, whilst they may been identified (see Appendix L) within the land proposed to be have larger floor plates, a fine grain frontage to public areas will rezoned. Statements of intent have been developed for each of be created. The built form will respond to the northern aspect the character areas, providing an outline of the future vision and of the character area through the sensitive allocation of height desired future character: combined with block permeability and building separation ensuring pedestrian level views of Parramatta RiverConcord from the Hospital Rhodes East Gateway centre of Rhodes East. This character area will proudly announce arrival at Rhodes East The High Point from the south and guide people to the Station, to McIlwaine Park and foreshore links beyond. The built form will reflect its location The High Point will largely consist of residential and community RHODES EAST PRIORITYadjacent PRECINCT to the Station with increased STRUCTURE density and encourage thePLAN uses through a ‘density done well’ approach that will deliver use of public transport as opposed to the private vehicle. a diversity of heights and human scale built form focusing on a BASE balance between increased housing, public/ private amenity March 2017 The proposed heights will allow views over McIlwaine Park and an active and safe pedestrian environment. and Parramatta River. The built form will provide an active, mixed used podium and street level frontage with and formal Future development will facilitate enhanced connectivity between landscaping that complements the character of McIlwaine Park. the east and west of the Peninsula, to public transport and will create localised ‘place’ features along key desire lines and view axis. There will be street level activation and a safe, pedestrian friendly environment will be prioritised to promote connectivity between Concord Road Corridor the Station, across Concord Road, into McIlwaine Park and link The Concord Road Character Area will build on its primary role to Parramatta River. as a transit- focused corridor. Increased walking, cycling and bus patronage will be promoted through combined public domain Leeds Street Foreshore Precinct and built form frontage strategies. This character area will provide a multi-modal, water- based destination. The Leeds Street Foreshore Precinct will introduce Landscaping along Concord Road will provide shade meaningful visual and physical connections to the water in and pedestrian amenity whilst also screening residential addition to a vibrant mix of uses. The lifestyle and activities development from the busy road. A combination of retail, promoted within this Character Area will prioritise pedestrians residential and adaptable building frontages will activate and and facilitate human interaction. future-proof this character area. Planning Report 27 SECTION 6: DRAFT PRECINCT PLAN
6.5 Draft Precinct Plan The draft Precinct Plan proposes the following uses: City of Canada Bay Council commissioned an Affordable Housing Strategy to be prepared (Appendix M) outlining the mechanisms ●● 3,589 dwellings (8,255 population); by which affordable housing could be delivered at Rhodes East. ●● 6,000-6,500m2 (GFA) of convenience and 7,000m2 of destination retail space; The Government has recently amended the EP&A Act relating to the delivery of affordable housing which allows ●● A new primary school; affordable housing to be applied to an area subject to a ●● New areas of public open space including a civic plaza, Special Infrastructure Contribution. foreshore plaza, corner plazas and potentially a river pool; Council is currently considering the outcomes of the Affordable ●● 300m2 (GFA) of space within ‘mixed use corners’ for Housing Strategy and working with the Department to determine community, cultural or retail use; and how the Affordable Housing will be delivered. ●● 2,900m2 (GFA) of adaptive ground floor uses (office space). Retail / Commercial 6.6 Land uses A range of retail and commercial uses are proposed across the Residential precinct to support the new population and offer retail choice. Forecasts The type and location of the proposed retail has been designed to The draft Precinct Plan represents the long term vision for the complement the existing retail and commercial uses in the peninsula redevelopment of Rhodes East. It envisages that development and to improve access and convenience for the local community. will be delivered over a 20 year period; the overall effects on The proposed retail and commercial uses include: the precinct will therefore not be evident immediately. Also, the existing land ownership within the precinct means that land Rhodes East Gateway – convenience retail is proposed adjacent to amalgamation is required in order to deliver the draft Precinct Plan. the station as part of the Rhodes East Gateway area. Potential uses may include a supermarket, speciality grocer, restaurants and take- Some locations, particularly around the station and in the north aways, speciality and personal services, and non-retail services. around Leeds Street, may be redeveloped in the short-term following any rezoning. Leeds Street Foreshore Precinct – destination based retail – stores that attract customers regardless of location The dwelling growth likely to occur as a result of the proposed – are proposed within the Leeds Street Foreshore Precinct. rezoning at Rhodes East has been projected in order to identify the Such uses could include a micro-brewery, speciality retail, infrastructure needs over time. Rhodes has been one of the fastest wine bars and cafes and a small gourmet supermarket growing suburbs in Sydney in terms of dwelling completions with (maximum 1,600m2 GFA). an average of around 450 dwellings every year from 2008-2013. Given the need to amalgamate sites a lower annual completion ‘Mixed use corners’ – in addition to specific retail and rate of between 200-350 dwellings per year has been used to commercial use locations, future flexibility and opportunities for inform the dwelling projections shown in Table 5. growth are proposed via the identification of three mixed use corners. These mixed use corners, combined with corner plazas, are potential locations for a small cafe, wine bar, art gallery, bike TABLE 5: DWELLING AND POPULATION PROJECTIONS TO 2030 workshop or office space. 2019 - 2023 - 2027 - 2031 - Extg 2022 2026 2030 2034 Adaptive Ground Floor – adaptive ground floors are proposed for buildings along Concord Road to provide flexible spaces for Dwgs/ 200 350 250 200 either residential or office use. These will be controlled through the annum Local Environmental Plan (LEP). Dwgs 274 800 2200 3200 3600 Community Uses Pop 733 1840 5060 7360 8280 The additional population at Rhodes East will be supported by a range of community uses including a variety of open spaces, a new primary school and community facilities. Affordable Housing Economic modelling, based on the minimum feasible residential The existing community facilities of the Coptic Church, development across the Investigation Area concluded that a Community Hostel, Community Hall and Fire Station have also 5% Affordable Housing contribution (in cash or works in kind) be integrated into the draft Precinct Plan as part of the community from residential development was viable across the precinct. spine associated with Cavell Avenue. The proposed planning controls provide flexibility for the services to either remain in their Eligibility of the tenants for the Affordable Housing will be current form or to be redeveloped into new facilities. determined in line with the criteria set out in City of Canada Bay’s Affordable Housing Policy. This includes an assessment of income with priority given to applicants working in the LGA and who are permanently employed in health services, childcare, public primary and secondary education, emergency services, public transport, City of Canada Bay, retail, laboring, manufacturing and hospitality.
28 Rhodes East Priority Precinct Investigation Area SECTION 6: DRAFT PRECINCT PLAN
FIGURE 11: DRAFT PRECINCT PLAN
Parramatta River
Wentworth Point Ryde Bridge
Leeds St
Cavell Ave
Walker St Averill St Parramatta River
Nina Gray Ave Denham St
Bennelong Bridge
Blaxland Rd
Cropley St Residential
Mixed Use including potential primary school
Gauthorpe St Llewellyn St Destination Retail (with residential above)
Pedestrian Link
Pedestrian Bridge Concord Rd McIlwaine Park Potential Pedestrian Railway Overpass Location
Rhodes Land Bridge Site Station Adaptive Ground Floor Priority (with residential above)
Mixed Use Corner
Rhodes West Corner Plaza Public Open Space
River Activation
Rhodes Ferry Wharf (proposed) Corporate Park Land to be Rezoned
Source: RobertsDay
Concord Hospital
Planning Report 29 SECTION 6: DRAFT PRECINCT PLAN
Public Open Space Community meeting and activity spaces A variety of public open spaces, pedestrian connections and The central and accessible location of the Rhodes East Gateway public plazas are proposed within the draft Precinct Plan, provides the opportunity for the primary school location and its connecting with the existing open space network and increasing grounda to also be used for community meeting and activity spaces public access to the waterfront. outside of school hours. The existing heritage listed Community Hall The plaza in the Leeds Street Foreshore Precinct is intended on Blaxland Road could be retained and enhanced. to be publicly accessible at all times and provide seamless Further investigations into the various options for accommodating integregation of private uses such as restaurant seating within the additional community use spaces will be undertaken by public use of soft landscaped open space. Council progressively as the new community moves into the area. New Primary School 6.7 Access and movement Floorspace for a new primary school for up to 600 pupils is The Traffic and Transport Assessment has been completed proposed as part of the Rhodes East Gateway. It’s size and (Appendix F) which considers the impact of the proposed general location has the following benefits; rezoning on traffic, performance of roads and intersections, ●● proximity to public transport, including the bus and rail parking, public transport usage and travel demand management. interchange at Rhodes Station and the bus corridor along To improve connectivity, the draft Precinct Plan proposes Concord Road; additional streets, pedestrian / cycle paths and bridges, each ●● connecting to Rhodes West at a key existing crossing of the located to maximise the choice for movement and reduce travel railway line as part of the station concourse; times for pedestrians and cyclists to key destinations such as the ●● promotion of active transport, particularly walkability within station, planned ferry wharf and community facilities. the Precinct and en route to other services and facilities in the Context sensitive streets local area; and The principles of TfNSW’s Movement and Place Framework ●● proximity and ease of access to McIlwaine Park and the (TfNSW) have been used to inform the Context Sensitive Streets Parramatta River foreshore. Strategy adopted for the proposed rezoning. The Department of Education is exploring all opportunities to The primary aim of the Context Sensitive Streets Strategy is to cater for future growth in this area and will continue to work integrate transport, urban design, landscape and place making to with Council, Department of Planning and Environment, other realise positive improvements to the public domain and to help agencies and the local community to meet the needs of students facilitate a modal shift that will reduce private car reliance and use. within the area. The Rhodes East Context Sensitive Streets Strategy creates a ARTIST’S IMPRESSION OF RHODES EAST GATEWAY street network where the key linkages will provide safe and efficient access for all users, prioritising pedestrians, cyclists, public transport and then vehicle infrastructure/ investment in order to support a vibrant civic life. The proposal generally reflects this intent, and supports the land use, density and street function of the different Character Areas. However, the character of the north – south streets remains consistent across different Character Areas to ensure legibility and provide clear connections to the station and to the Parramatta River. The future character of the Rhodes East Streets will be further reinforced through the scale, location and appearance of the built form, complementing existing character areas. New streets New streets are proposed to improve connectivity and promote pedestrian activity across the precinct. Their addition also assists with encouraging a finer grain of development as smaller, more compact blocks are created to provide a human scaled environment that has the ability to accommodate a range of housing types and sizes. The three new streets provide east to west connections between Cavell Avenue and Blaxland Road. It is proposed that these streets will be delivered as a bonus incentive to developers via new clauses in the Local Environmental Plan (LEP). These clauses will link the additional height and FSR to the delivery of the new streets and will clearly identify the maximum height and FSR Source: RobertsDay increase that can be achieved.
30 Rhodes East Priority Precinct Investigation Area SECTION 6: DRAFT PRECINCT PLAN
An outline of the proposed street types and a description of the Rhodes East context is provided in Table 6 and shown on Figure 12.
TABLE 6: PROPOSED STREET TYPES Character area Street name Rhodes East street type Description
An arterial road with generous setbacks to allow for mature Concord Road Corridor Concord Road Greenway Boulevard landscaping and wide footpaths creating a buffer between Concord Road and the adjacent development.
An important link between the Leeds Street Plaza / Ferry Wharf Rhodes East Gateway/ The and the station with a dedicated cycleway connecting High Point / Leeds Street Blaxland Road Commuter Street commuters and residents to these key destinations. New Foreshore Precinct tree planting between parking bays will provide screening of the rail infrastructure and shade for pedestrians.
A shared street where pedestrians have priority reflective Leeds Street Foreshore Leeds Street Destination Street of the intent to create an activated mixed use destination Precinct around the Leeds Street Plaza.
An important connection between Leeds Street Foreshore The High Point / Leeds Precinct and Rhodes East Gateway providing access to Cavell Avenue Community Spine Street Foreshore Precinct key existing community uses such as the Coptic Church, Community Hostel and Community Centre.
Averill Street Fine grain diverse streets that offer pedestrian amenity with The High Point Denham Street Local Street landscaping that provides seasonal variation. New streets Parramatta River
FIGURE 12: CONTEXT SENSITIVE STREETS PLAN
Wentworth Point Ryde Bridge
Leeds St
Cavell Ave
Walker St Averill St Parramatta River
Nina Gray Ave Denham St
Bennelong Bridge
Blaxland Rd
Cropley St
Gauthorpe St Llewellyn St Greenway Corridor
Commuter Street
Destination Street Concord Rd
Community Spine McIlwaine Park
Local Street
Pedestrian Link Rhodes Station Foreshore Pedestrian Path
Pedestrian Bridge Brays Bay Potential Pedestrian Railway Overpass Location Rhodes West Land Bridge Site
Public Open Space
River Activation Rhodes Ferry Wharf (proposed) Corporate Land to be Rezoned Park
Source: RobertsDay
Planning Report 31 Concord Hospital
RHODES EAST PRIORITY PRECINCT STRUCTURE PLAN STREET HIERARCHY April 2017 SECTION 6: DRAFT PRECINCT PLAN
6.8 Public and active transport Aside from creating a local street network that is designed for ●● Increased frequency and span of hours of services using people, a key transport objective of prioritising public and active the Bennelong Bridge to connect to Wentworth Point and transport is adopted as part of the draft Precinct Plan. Sydney Olympic Park; Train ●● Improving frequency and span of hours of the M41 along Concord Road, consistent with Sydney’s Bus Future As identified in the Traffic and Transport Assessment, the existing (TfNSW, 2013) to provide stronger connections to Ryde and rail network is already congested and approaching capacity at Macquarie Park; Rhodes Station during peak hours. With the additional demand anticipated from the additional population proposed at Rhodes ●● Local bus network redesign opportunities to improve East the Traffic and Transport Assessment identified that a further 1.1 wayfinding and quality of services for customers; southbound rail services are required in the one-hour morning peak. ●● Improved bus stop facilities and walking access to stops on Concord Road and linking to Rhodes Station; To provide these additional services, several options could be adopted; ●● Improving interchange facilities at Rhodes Station including high quality shelters and seating for waiting customers. ●● Timetable adjustments to allow for additional services to stop at Rhodes or diversion onto Metro lines (such as at Epping) thereby These options will require further investigation by TfNSW increasing capacity further along the Northern Line at Rhodes; including engineering design and will require significant government funding and approvals. ●● Quadruplication of the Northern Line through Rhodes and north over the Parramatta River rail bridge, allowing more New Ferry Wharf services to stop at Rhodes Station; and The new ferry wharf is proposed to be located within the Leeds ●● Mass transit introduction by providing a new station and Street Foreshore Precinct and will provide ferry users with access service at Rhodes or by allowing existing passengers to from the broader Rhodes Peninsula and train station to Parramatta interchange and connect through to the Sydney or Parramatta and Sydney CBD. The NSW Government have committed to the and therefore alleviating congestion on the Northern Line. delivery of the Ferry Wharf as part of the Transport Access Program and this is anticipated to be delivered within the next 3-5 years. These options will require further investigation by TfNSW and will require significant government funding and approvals. RMS and TfNSW will explore several options before finalising the location of a new Ferry Wharf. The location included within the Bus draft Precinct Plan is tentative and will be finalised after adequate Opportunities for better bus services, improvements and engagement with the local community. The precinct planning upgrades within the local area and along Concord Road to process provides an opportunity to integrate the wharf into the address future growth challenges to meet customer demand overall plans for Rhodes East, removing any navigation issues raised. in the long term have been identified, namely;
ARTIST’S IMPRESSION OF THE LANDBRIDGE
Source: RobertsDay
32 Rhodes East Priority Precinct Investigation Area Parramatta River
Wentworth Ryde Bridge
SECTION 6: DRAFT PRECINCT PLAN Leeds St
Cavell Ave FIGURE 13: PEDESTRIAN RAIL BRIDGE EXTRACT Two potential locations (see Figure 13) for the new pedestrian rail
Walker St Averill St bridges include: ●● Between Gauthorpe Street on the west and Blaxland Road / Llewelyn Street junction on the east; or Parramatta River
Nina Gray Ave ●● Between Nina Gray Avenue on the west and Blaxland Road / Denham St new street junction on the east.
Bennelong Bridge As part of the consultation on the draft Precinct Plan, input from the local community is sought to determine the final location of
Blaxland Rd a pedestrian bridge.
Cropley St Parking To assist in minimising the amount of vehicular traffic generated as a result of the development and to encourage the use of
Gauthorpe St alternative types of transport, maximum off-street car parking Llewellyn St Residential rates are proposed at Rhodes East. Mixed Use including potential These rates are based on the proximity of the developmentprimary school to the train station, the promotion of walking andDestin cyclingation Retail throughout the precinct and the availability of daily(with uses, reside servicesntial abov e) Concord Rd and facilities within the precinct and the immediate area. The Pedestrian Link McIlwaineparking Park rates are proposed to be supplemented by car share car Pedestrian Bridge Source: RobertsDay parking provision and increased minimum bicycle parking rates. The plans for Rhodes East can only be achievedP withoten tialdramatic Pedestrian Railway RhodesStation to McIlwaine Park Landbridge reduction in the number of cars anticipated on theOverpass street Location As part of Rhodes East Gateway, a new land bridge is proposed network. To achieve this, fundamental changes to car ownership Station Land Bridge Site which will provide a safe and convenient pedestrian connection expectations and travel behavioural patterns are required. Zero between the station (and Rhodes West), the new community, parking rates have been proposed for developmentAdap tivelocated Ground Floor Priority and retail hub, and McIlwaine Park (potentially including a river within 400m of the train station to facilitate the density(with reside andn yieldtial abov e) pool), crossing both Blaxland Road and Concord Road. proposed in the draft Precinct Plan. Mixed Use Corner Pedestrian rail bridge In addition, car share rates (1 per 20 dwellings and 1 per 40 Rhodes WestA new pedestrian rail bridge is proposed linking Rhodes East dwellings within and outside 400m of the stationCorner respectively) Plaza to Rhodes West and, combined with the proposed land bridge and electric vehicle charging stations (1 per 20 dwellings / 1 Public Open Space within the Rhodes East Gateway, will increase connectivity within per 40 dwellings within and outside of 400m of the station respectively) are proposed. the peninsula whilst providing safe pedestrian access over major River Activation transport routes. Rhodes TABLE 7: MINIMUM BICYCLE PARKING RATES Ferry Wharf (proposed) Land use Resident/ staff Visitor Corporate Land to be Rezoned Park Residential 2 per dwelling 2 per 10 dwellings Commercial 2 per 150m2 GFA 2 per 400m2 GFA Retail 2 per 250m2 GFA 4+2 per 100m2 GFA Industrial 2 per 10 employees 4+2 per 100m2 GFA
TABLE 8: MAXIMUM CAR PARKING RATES Concord Hospital Land use Within 400m of station Outside 400m of station
Residential 0 space per dwelling 0.5 space per dwelling Visitor 0 space per dwelling 0.1 space per dwelling Commercial 1 space per 150m2 GFA 1 space per 100m2 GFA Retail 1 space per 100m2 GFA 1 space per 70m2 GFA RHODES EAST PRIORITY PRECINCT STRUCTURECafes and restaurants PLAN1 space for every 150m² GFA or 1 space for every 1 space for every 100m² GFA or 1 space for every 6 seats (whichever is the lesser) 4 seats (whichever is the lesser) STRUCTURE PLAN Industrial 1 space per 150m2 GFA 1 space per 120m2 GFA April 2017
Planning Report 33 SECTION 6: DRAFT PRECINCT PLAN
Road and intersections upgrades Proposed improvements at key intersections have been Continued growth in travel in and around Rhodes is anticipated identified within the Traffic and Transport Assessment to regardless of the Rhodes East development. Therefore, in the support the draft Precinct Plan, including; wider area, the following intersections have been identified as requiring upgrading and improving: 1. Concord Road / Averill Street – extension of the southbound right hand turn bay, 4. Devlin Street / Victoria Road widening of Averill Street, additional left-turn lane on 5. Church Street / Morrison Road Averill Street and a new pedestrian bridge; 6. Church Street / Junction Road 2. Cavell Avenue / Averill Street 7. Concord Road / Homebush Bay Drive – new single lane roundabout; and 8. Homebush Bay Drive / Rider Boulevard 3. Cavell Avenue / Leeds Street – minor widening to the intersection. Further investigation by RMS into the detailed design and funding will be required regarding the above potential The timing of the upgrades will be implemented as intersection upgrades, regardless of the outcome of the development progresses and as agreed with RMS. Rhodes East draft Precinct Plan.
FIGURE 14: ROAD AND INTERSECTIONS UPGRADES MAP
4
5
6
3
2 1
7
8
Source: Department of Planning and Environment
34 Rhodes East Priority Precinct Investigation Area SECTION 6: DRAFT PRECINCT PLAN
6.9 Landscape and open space During previous consultation sessions, community members Public Domain expressed the view that there is already a reasonable amount Rhodes East Gateway Plaza and Land bridge of existing open space in the precinct and noted opportunities to As part of the Rhodes East Gateway, a retail frontage on part of the improve the connections between this open space and Rhodes landbridge is proposed, co-located with the proposed primary East. Feedback suggested that any new open space in Rhodes East school, retail, residential and community uses, close to the station. should cater to the residents, be of a high quality and connected The proposed plaza would also provide part of the connection to open spaces in the surrounding area. between Rhodes West, via the station concourse, and McIlwaine Landscape strategy Park across the proposed land bridge, providing approximately The overall landscape strategy, as detailed in the Public 3,000m2 of public space. Domain Plan (Figure 15 and at Appendix N) aims to: Leeds Street Foreshore ●● Prioritise pedestrians; A variety of open spaces are proposed along the foreshore ●● Encourage engagement within the landscape; within the Leeds Street Foreshore Precinct including: ●● Provide a clear hierarchy of streets through ●● Waterfront promenade connecting to Rhodes West and landscape treatment; to the east under Concord Road; ●● Establish an easy to navigate environment; ●● Village green / plaza area totalling 4,500m2; ●● Connect existing and proposed open spaces into a unified ●● Multi use paved space for sports and events; and continuous network; ●● Pedestrian connection to the new Ferry Wharf; Proposed Ferry Wharf Location ●● Provide connections to and along the waterfront; and ●● Access to the existing boat ramp and jetty; and ●● Retain and enhance existing open spaces, trees and ●● Terraced landscape to the water edge. Rhodes Station landscape features. River activation FIGURE 15: PUBLIC DOMAIN PLAN WENTWORTH POINT Open Space / Parkland Proposed Ferry Wharf Location
Rhodes Station 2 Gateway Arcade/Land Bridge River activation 1
WENTWORTH POINT Open Space / Parkland Existing Mangrove / Ecological Habitat 2 Gateway Arcade/Land Bridge 1 Existing Mangrove / Ecological Habitat Green Streets LEEDS ST 3 Green Streets LEEDS ST 3
Pedestrian Only Streets Pedestrian Only Streets
E
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C L L AVE Existing Open Space E RILL ST
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CROPLEY ST RHODES 3. Uhrs Point Reserve STATION 5 .
4. King George V Reserve 6 GA UTHORPE ST
P YN ST
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T K OK OD A MEMORIAL
W A LK RHODES STATION . 7 5
6
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7 SECTION 6: DRAFT PRECINCT PLAN
Corner Plazas with mixed use opportunity constraints. The report also provided a number of pool design Three corner plazas are proposed, within the ‘mixed use options and water treatment methods. corners’, to provide activity and spill out space, and small areas Should the river quality be tested to be suitable for swimming, for seating. a natural swim site is the preferred option. Otherwise, the next Upgrades to Existing Parks preferred river pool design is an enclosed baths on pylons with In addition to the new areas of open space, upgrades are an impermeable basin. In the longer term the basin could be proposed to Blaxland Road terminus area, Uhrs Reserve and removed to enable the use of natural river water as and when it is McIlwaine Park. These upgrades include: deemed that the river water is swimmable. The design includes an 8-lane, 25m long lap pool and a 50m2 pool for children. Blaxland Road terminus area (northern end) – an area within the Leeds Street Foreshore Precinct to be resurfaced, City of Canada Bay Council is a member and supporter of the new planting, recreation facilities and new on-site rain water ‘Our Living River’, is an initiative delivered by the Parramatta detention / retention facilities. River Catchment Group which aims to improve the quality of the Parramatta River, ultimately with the aim to improve the water Uhrs Point Reserve – upgrades to the open space area, quality to a level which will allow recreational activities such as new planting, launch ramp and on-site rain water detention / swimming to take place. retention facilities. (Note: any upgrades to the existing building facilities is the responsibility of the Sea Scouts and Crown Lands). Further investigations into the detailed design of the river activation, including the potential river pool, will be undertaken McIlwaine Park – new planting and potential to reconfigure the by Council. existing car park as a result of the proposed landbridge landing. Public art River activation The City of Canada Bay Rhodes Peninsula Art Plan was The Parramatta River foreshore is a key asset to the Rhodes developed in consultation with the community in 2013. Peninsula and increased access to the foreshore was identified It outlines the public art principles, themes and opportunities as an important need for existing residents as part of previous within the peninsula. community consultation. It is therefore proposed to activate the river within Brays Bay (adjacent to McIlwaine Park) with upgraded In accordance with the Art Plan, permanent public art could planting, increased access and the potential for a river pool. be integrated into the landscape as part of the Leeds Street Foreshore Precinct, in the corner plazas, along pedestrian A preliminary assessment of the feasibility of a river pool links, within existing parks and reserves, and may include at Rhodes East was undertaken by ARUP (Appendix O) to CAVELL AVE IS EXTENDED TO THE WATER WITH A PEDESTRIAN sculptural art, lighting,CONNECTION typography LINKING THE and/orSTATION TO THEgraphic EXPERIENCE- in BASEDpaving scope the likelihood of the suitability of a pool within the site FORESHORE DESTINATION AND PLAZA, WATERFRONT PROMENADE and interactive art. AND NEW FERRY STOP
ARTIST’S IMPRESSION OF LEEDS STREET FORESHORE PRECINCT
ROBERTS DAY | 57
Source: RobertsDay
36 Rhodes East Priority Precinct Investigation Area SECTION 6: DRAFT PRECINCT PLAN
Parramatta River FIGURE 16: BUILDING HEIGHT
Wentworth Point Ryde Bridge
Leeds St
Cavell Ave
Walker St Averill St Parramatta River
Nina Gray Ave Denham St
Bennelong Bridge
Blaxland Rd
Cropley St
Gauthorpe St 6 Storeys Llewellyn St
8 Storeys
9 Storeys
Concord Rd 11 Storeys McIlwaine Park 15 Storeys 25 Storeys Rhodes 30 storeys
38 Storeys Height FSR Bonus Eligibility (in Brays Bay additional to the above heights) View Shed Rhodes West Public Open Space
River Activation Ferry Wharf (proposed) Rhodes Land to be Rezoned Corporate Park Source: RobertsDay 6.10 Built form Concord Hospital The built form strategy for Rhodes East has been designed to Building form and scale contribute to the physical definition ensure that an increase in residential density will not adversely of the street network and the hierarchy of public spaces. impact the amenity of existing and surrounding residential areas The proposal includes a range of building heights across RHODES EAST PRIORITYwhilst creating a PRECINCThuman scale environment. STRUCTURE Consideration PLANRhodes East to encourage variety, diversity and different has been given to providing a transition in height and scale architectural styles whilst ensuring the creation of low to mid-rise, HEIGHT to adjoining areas, providing appropriate setbacks to existing high density development. May 2017 roads and retaining key view lines to the water and the Sydney The proposed FSR controls ensure that maximum heights CBD skyline. cannot be achieved across an entire block but deliver a ‘high Building heights low model’ of built form. Taller built form elements can be As already identified, the proposed building height and FSR located within each block without overshadowing adjoining controls have been derived from the development feasibility development whilst seeking to achieve a high quality, pedestrian test of ‘base case’ typologies to inform an understanding friendly public realm and the provision of a range of building of the minimum scale of development required to provide typologies and housing choice. commercially acceptable returns, minimise traffic and transport Where the three new roads are proposed, height and impacts, contribute to the infrastructure necessary to support the FSR bonuses are identified to incentivise developers to expanded community and complement the existing identified construct them. character areas. Exception to Height of Buildings and Exception to FSR clauses Proposed maximum building heights, with the exception of will be inserted into the LEP that clearly link the additional height bonus heights for the delivery of new local roads, are shown and FSR to the delivery of the new roads. In addition, the LEP on the Building Heights Plan (Figure 16). Taller buildings are will clearly identify the maximum height and FSR increase that carefully located close to key community services and facilities, can be achieved through infrastructure delivery and where these near the train station and along the rail line before stepping bonuses can be achieved. down towards Concord Road. Development that occurs under the above clauses will be required to demonstrate design excellence as outlined in the LEP.
Planning Report 37 SECTION 6: DRAFT PRECINCT PLAN
Parramatta River FIGURE 17: VIEW SHARING PLAN
Wentworth
Point Ryde Bridge
Leeds St
Cavell Ave
Walker St Averill St Parramatta River
Nina Gray Ave Denham St
Bennelong Bridge
Blaxland Rd
Cropley St
Gauthorpe St Llewellyn St
Concord Rd McIlwaine Park
Rhodes
Rhodes West Retained Public Views Viewpoints Brays Bay Proposed View Shed
Visual Axis Rhodes West
Public Open Space
River Activation Rhodes Ferry Wharf (proposed) Corpo- Land to be Rezoned rate Park
Source: RobertsDay
Views Visual AssessmentConcord Hospital Key views have been identified from, across and within Rhodes A Visual Assessment of the draft Precinct Plan has been undertaken East. These have been taken into account as part of the (Appendix P) and assesses the impact that future development development of the draft Precinct Plan. at Rhodes East may have on the visual landscape from the RHODES EAST PRIORITY PRECINCT STRUCTURE PLAN surrounding and publicly accessible areas. Key vantage points VIEW SHARING Overall, the draft Precinct Plan has been designed to: with the most prevalent views of the proposed land to be rezoned April 2017 ●● Celebrate the existing view axis to Mcllwaine Park and were identified and utilised to access the impact of the proposals. the Parramatta River; In summary, the Visual Assessment identifies that the draft Precinct ●● Create a northern water/foreshore view through a pedestrian Plan would have a moderate visual impact on the surrounding extension of Cavell Avenue and new pedestrian connection context. leading to the proposed Ferry Wharf and a view setback Whilst the generally mid rise buildings proposed in the Leeds south of Averill Street; Street Foreshore Precinct will significantly alter the riverine ●● Establish height limits within the identified view sheds that will landscape as seen from the northern banks of the Parramatta ensure views from The High Point and centre of the area are River, this is consistent with redevelopment already occurring on preserved; and the northern foreshore. In addition, the change of land use from ●● Respectfully consider the Rhodes West view impacts. light industrial development to mixed use, supported by high Whilst the urban redevelopment of Rhodes East will change quality landscape and open space visible from the water will the built form landscape, a sensitive design response will considerably enhance this area. facilitate view sharing through combined bulk, scale, height The taller towers proposed within the Rhodes East Gateway will be and view controls, in particular: visible from the southern approach to the peninsula along Concord ❍❍ Fine- grain: smaller building footprints enable view Road and from Brays Bay Reserve. However, narrower towers, corridors between upper levels to be maintained whilst or small floorplate towers, are used to minimise overshadowing also reducing overshadowing, impacts and the maximum heights proposed remain lower than the ❍❍ Human scale: diverse building forms that provide medium existing development on the western side of the station. density lifestyle choice in non-tower forms, ❍❍ Maximum heights: maximum floor space and heights have been proposed to ensure transparency in the planning approach.
38 Rhodes East Priority Precinct Investigation Area SECTION 6: DRAFT PRECINCT PLAN
Heritage Additionally, the Visual Assessment considered the potential A number of local heritage items are located within the precinct impact on views from private apartments located in Rhodes and, based on recommendations contained within the Heritage West. The narrower towers proposed, careful placement of Assessment (Appendix G), specific design controls have been permissible landmark heights and relative lower heights limit developed for their adaptive reuse and / or proposed adjacent the impact on views from Rhodes West towards the Sydney development, as shown in Table 9. CBD skyline. Whilst not heritage listed, the Coptic Church on Cavell Avenue has a strong historical association with the community and is to be retained in situ. The design controls have been incorporated in the draft Precinct Plan and through proposed development controls such as setbacks.
TABLE 9: HERITAGE ITEMS DESIGN CONTROLS Listed Heritage Item Design Control
Existing Federation period house to remain in situ and retained as residential or incorporate a complimentary change of use. 59 Blaxland Road and Existing front lawn presentation and trees to be retained and / or upgraded. New development to be setback 35 Cavell Avenue by 2m from common boundary and limited to 2 storeys. Additional setback of 4m required for medium rise (5-8 storeys) or 6m for high rise (above 8 storeys). Front setbacks for new development adjacent to be consistent with existing front setbacks.
Existing historic school building should be retained in situ and incorporated into any redevelopment. 63 Blaxland Road The large trees, particularly to the north, should be retained.
4a Cavell Avenue Existing heritage trees should be retained and incorporated into any redevelopment of the remainder of the site. (indigenous trees only)
Existing face brick of the industrial building to be retained and incorporated into any new development at the rear or on adjoining sites. New development at the rear can be hard against the rear of the brick section. 14 Cavell Avenue Adjoining sites may be redeveloped with zero lot boundary separations but retain the prevailing setback from the front boundaries.
Palm trees must be retained and protected. Where trees are missing from the established planting rhythm Cavell Avenue street trees or in poor health, they should be replanted to create a substantial streetscape character and public benefit.
Where trees are missing from the established planting rhythm or in poor health, they should be replanted to Uhrs Point Reserve create a substantial streetscape character and public benefit.
The indigenous planting in McIlwaine Park must be retained and protected. Where trees are missing from the McIlwaine Park established planting rhythm or in poor health, they should be replanted to create a substantial streetscape character and public benefit.
14 CAVELL AVENUE CAVELL AVENUE STREET TREES
Source: Department of Planning and Environment Source: Department of Planning and Environment
Planning Report 39 SECTION 6: DRAFT PRECINCT PLAN
Setbacks As Rhodes East is an existing community, including a number of The setback distances, along with the requirement for terrace heritage items, a range of front setbacks are proposed that respect buildings to front the streets, encourages community interaction the existing building alignment, whilst also considering the future and a streetscape that is friendly for walking and cycling. land use, function and intended character. These are detailed and shown on the Setbacks Plan (Figure 18). Parramatta River
TABLE 10: PROPOSED SETBACKS FIGURE 18: SETBACKS PLAN
Character area Street Existing Proposed Wentworth Rhodes East Point Blaxland Road 0-1.5m 1-2m Ryde Bridge Gateway
Leeds St Leeds Street 7m Leeds Street 1-2m Foreshore Precinct Cavell Ave
Walker St Blaxland Road 5m 1-2m & 2-4m Averill St Parramatta River
Street Nina Gray Ave Concord Road Denham St Concord Road Varies Greening – 0.6-1 metres Corridor Bennelong Bridge 6m 1 metres
Blaxland Rd 1-2 metres Cropley St Averill Street 5-6m 2-4m 1-3 metres 2-4 metres
Gauthorpe St The High Point Denham Street 5m 1m Llewellyn St 6 metres Pedestrian Link New Streets – 1m & 2-4m Public Open Space Concord Rd River Activation McIlwaine Park Ferry Wharf (proposed)
North/South Axis Blaxland Road 5m 2-4m Land to be Rezoned Rhodes (across Character Station Areas) Cavell Avenue 5-7m 0.6-1m Brays Bay
Parramatta River Rhodes West Source: RobertsDay
FIGURE 19: PRIMARY AND SECONDARY STREETS Rhodes Corporate Park Wentworth Point Ryde Bridge Concord Hospital
Leeds St
Cavell Ave
Walker St RHODES EAST PRIORITY PRECINCT STRUCTURE AverillPLAN St STREET SETBACKS Parramatta River Nina Gray Ave Denham St May 2017
Bennelong Bridge
Blaxland Rd
Cropley St
Gauthorpe St Llewellyn St
Concord Rd McIlwaine Park
Rhodes Station
Brays Bay Primary Streets Secondary Streets Rhodes West Public Open Space
River Activation Ferry Wharf (proposed) Rhodes Land to be Rezoned Corporate Park Source: RobertsDay
40 Rhodes East Priority Precinct Investigation Area Concord Hospital
RHODES EAST PRIORITY PRECINCT STRUCTURE PLAN FRONTAGES April 2017 SECTION 6: DRAFT PRECINCT PLAN
6.11 Sustainability Active Frontages The Sustainability Assessment (Appendix H) outlines how the A public domain that supports and encourages pedestrian key vision of Rhodes East of a high level of sustainability could movement can be achieved through a fine grain block pattern, be achieved and tested to prioritise walking, cycling and the activated streets and human scaled development fronting onto use of public transport ahead of private vehicles. The City of a defined hierarchy of streets. Canada Bay is also committed to higher levels of sustainability and as part of the Rhodes East investigation, the Council Primary and Secondary Streets are proposed within the draft has undertaken further study into precinct wide sustainable Precinct Plan; Primary Streets are principal pedestrian access roads infrastructure options. whereas Secondary Streets provide vehicular access points. In order to achieve this, the following elements are an integral Figure 19 shows which streets are designated as Primary and part of the draft Precinct Plan; Secondary (buildings north of Leeds Street and within the Rhodes East Gateway are exempt from the proposed active Improving walkability and cyclability through a connected frontages control in order to enable large floorplate network of pedestrian friendly streets, and new connections, non-residential uses). particularly to key destinations; additional land uses within walking / cycling distance; and reduced parking standards and These streets will be required, via the LEP, to contain terrace increased bicycle parking facilities. building forms on at least; Implementation of precinct-wide sustainability initiatives ●● 85% of any Primary Street frontage; and such as a recycled water network and private electrical network. ●● 60% of any Secondary Street frontage. These precinct wide initiatives are to be accompanied by pipe networks, easement spaces within buildings, and locations Minimum and maximum Frontages within developments to operate utilities. Minimum and maximum lot frontages are proposed in accordance with the intent of the specific Character Areas Increased sustainability targets - the Building Sustainability Index to create a fine grain, activated and visually interesting built (BASIX) is a scheme that regulates the energy efficiency and water form and streetscape outcome. Together these controls will consumption of residential buildings. As it is the primary mechanism minimise the visual impact of new development on neighbouring by which sustainability is implemented in residential buildings, properties and the public domain by limiting the bulk and scale of enhanced targets have been investigated and a resultant likely development. payback timing calculated. Targets are based on a reduction in water consumption and greenhouse gas emissions from pre-BASIX To encourage efficient development of site for multi-storey (2004) buildings. It is proposed that any new development will be development, a minimum lot frontage of 25m is proposed for all required to demonstrate and achieve the following higher water development sites within Rhodes East. and energy saving targets via the SEPP BASIX online tool; Maximum lot sizes and frontages are proposed for Rhodes East ●● 50% for water consumption Gateway and the Leeds Street Foreshore Precinct. ●● 40% for energy consumption TABLE 11: MAXIMUM LOT FRONTAGES Flood planning - due to Rhodes East’s location on the Parramatta Maximum Maximum lot River, it is important to ensure that future development on land that Location lot size (m2) frontage (m) is subject to flooding is identified and performance requirements considered in the assessment of any development application. A Rhodes East Gateway 4,000 50 new clause is proposed to be included in the LEP to ensure that Concord Road Corridor 4,000 60 future development on flood prone land meets a specific set of criteria. 6.12 Design Review Panel Recently Council put forward and adopted the motion to set up a formal Design Review Panel to review proposals for developments over 4 storeys. This is likely to also include commercial and multi dwelling development. The panel will be set up in the next 6 months and comprise independent urban design and architectural professionals, as well as other representatives. It is therefore envisaged that future development in Rhodes East over 4 storeys will be subject to a Design Review Panel process.
Planning Report 41 SECTION 6: DRFAT PRECINCT PLAN
6.13 Proposed planning controls ARTIST’S IMPRESSION OF BUILT FORM The Minister can amend the City of Canada Bay Local Environmental Plan (LEP) 2013 through a State Environmental Planning Policy (SEPP) under Section 37 of the EPA Act. In accordance with Section 38 of the EPA Act, an Explanation of Intended Effect of the proposed amendment has been prepared (Appendix A). The proposed draft LEP amendments seek to achieve the following: ●● Rezoning to predominantly R4 – High Density Residential within the central spine of the peninsula. The extended Leeds Street industrial area is to be rezoned to B4 - Mixed Use, along with the area immediately surrounding the Rhodes Railway Station. A 20m wide foreshore RE1 – Public Recreation zone will extend from Uhrs Point Reserve to the termination of Blaxland Road. Source: RobertsDay ●● New building height controls – Concord Road with heights ●● Flood planning areas mapped and a new clause setting out of 20m and to 20m-31m in the central spine and towards the criteria against which development applications are to be Blaxland Road. Spot heights of 35m are proposed along assessed in these area. Blaxland Road with up to 79m in the Leeds Street Foreshore Precinct and 119m in the Rhodes East Gateway. Other key elements of the draft Precinct Plan include: ●● New FSR controls – generally ranging from 1.18:1 to 9.5:1 are ●● A targeted provision of 5% Affordable Housing through new proposed to facilitate the new fine grain and low rise higher development to assist key workers and lower income earners density environment in tandem with the new height controls. to live within the Rhodes East area; and ●● Provision of new local roads will be provided via a new ●● Upgrading of the sustainability credentials of development bonus height and FSR provision. at Rhodes East to achieve new higher water and energy ●● New Active Street Frontages are proposed in the Rhodes savings targets under the BASIX SEPP process. East Gateway along Blaxland Road and within the Leeds Amendments to the existing LEP maps are required to achieve the Street Foreshore Precinct. above, along with the need for new maps. These are outlined in ●● Controls to help define a finer grain and human scaled Table 12 and a selection shown in Figures 20-23 and Appendix B. development outcome to promote a more pedestrian friendly and activated urban form and community. TABLE 12: AMENDMENTS PROPOSED TO LEP MAPS This includes a Mixed Use Corners Strategy throughout the LEP Maps Action area and flexible planning provisions to ensure adaptable ground level floor space along Concord Road is available Land Zoning Map Zones to be amended to reflect the should the market decide retail and commercial uses are draft Precinct Plan preferred. Height of Building heights to be amended to reflect ●● New foreshore access and linkages through rezoning and Buildings Map the draft Precinct Plan other appropriate measures. New exception to building height areas to be included ●● Establishment of new built form controls including setbacks to achieve improved outcomes adjacent to or near heritage Floor Space Ratio FSRs to be amended to reflect the draft items. Map Precinct Plan New exception to FSR areas to be included ●● Additional land uses in selected locations to assist with the provision of local services, and to bring a new richness, Lot Size Map Amended to remove the minimum lot sizes diversity, vibrancy and vitality within key parts of the peninsula and add maximum lot sizes within the precinct for the local and wider community. This includes seeking to Active Street New map tile to be added to include provide for destinations at the foreshore within the Leeds Frontages Map new active street frontages Street Foreshore Precinct tied to new ferry infrastructure and a walking/cycling environment; more shops, food and Flooding New map Planning Map drink premises, services and community facilities and social infrastructure in pockets of the peninsula, as well as potential Local Provisions New map to identify maximum retail for a new public river pool off McIlwaine Park. Map 1 floorspace, mixed use corners and adaptable floor space ●● Mandating dual reticulation piping to provide separate reticulation for both potable and non-potable water. Local Provisions New map identifying parking restrictions Map 2
Local Provisions New map to identify minimum and maximum Map 3 lot frontages
42 Rhodes East Priority Precinct Investigation Area Canada Bay Local Environmental Canada Bay Canada Bay Canada Bay Plan 2013 Local Environmental Local Environmental Local Environmental SECTION 6: DRAFT PRECINCT PLAN Plan 2013 Plan 2013 Plan 2013 Land Zoning Map Sheet LZN_001 Height of Buildings Map DRAFTHeight of Buildings Map Land Zoning Map Sheet HOB_001 DRAFT Sheet HOB_001 Sheet LZN_001 DRAFT FIGURE 20: PROPOSED DRAFT LEP ZONING PLAN FIGURE 21: PROPOSED DRAFT HEIGHT OF BUILDINGS PLAN RYDE LGA
DRAFT Zone Maximum Building Height (m) Maximum Building Height (m) RYDE LGA B1 Neighbourhood Centre I 8.5 T4 28.0 I 8.5 T4 28.0 B3 Commercial Core J 9.5 T5 29.0 RYDE LGA RYDE LGA Zone J 9.5 T5 29.0 B4 Mixed Use K 10.0 U1 31.0 B6 Enterprise Corridor B1 Neighbourhood Centre K 10.0 U1 31.0 L 11.0 U2 32.0 B7 Business Park B3 Commercial Core L 11.0 U2 32.0 M 12.0 V 35.0 E2 Environmental Conservation N 14.0 W1 41.0 B4 Mixed Use M 12.0 V 35.0 IN1 General Industrial O1 15.0 W2 42.0 B6 Enterprise Corridor N 14.0 W1 41.0 R1 General Residential O2 16.0 X 47.0 B7 Business Park O1 15.0 W2 42.0 R2 Low Density Residential P1 17.0 Y 50.0 O2 16.0 X 47.0 E2 RE1 Environmental Conservation R3 Medium Density Residential P2 18.0 RE1 Z 59.0 IN1 General Industrial P1 17.0 Y 50.0 R4 High Density Residential Q 20.0 AA 63.0 R1 General Residential P2 18.0 Z 59.0 RE1 Public Recreation R1 21.0 AB1 79.0 B4 Q 20.0 LEEDS STREET RE1 R2 Low Density Residential AA 63.0 RE2 Private Recreation M R2 22.0 ERE AB2 84.0 DIT H AV X R1 ENU R3 21.0 AB1 79.0 E Medium Density Residential SP2 Infrastructure S1 23.0 AB3 93.0 X RE1 AB1 X R2 22.0 R2 R4 AB2 84.0 DARLING AVENUE High Density Residential RE1 SEPP SEPP (Major Development) 2005 V LEEDS STREET S2 24.0 AB4 97.0 X AVERILL STREET M S1 RE1 ERE 23.0 DIT AB3 93.0 X H A RE1 DM Deferred matters VEN U1 Public Recreation T1 25.0 AC 119.0 UE X T4 U1 S2 V RE2 24.0 AB4 97.0 AB1 Area A Private Recreation B4 R2 X CAVELL AVENUE T2 26.0 N AD1 125.0 T2 INA G DAR LIN G AVEN UE V RAY AVE T2 LEEDS STREET RE1 LEEDS STREET NUE R4 I T1 25.0 AC Q SP2 M 119.0 M X TIMBROL AVENUE DENHAM STREET AVERILL STREET Infrastructure ERE ERE T3 27.0 AD2 127.0 AB1 DIT Cadastre DIT R2 H AV H AV EN EN U1 BLAXLAND ROAD T2 26.0 UE UE T1 SEPP SEPP (Major Development) 2005 AD1 125.0 Cadastre 01/09/2016 @ Land and Property Information T4 U1 T2 T2 V PEAKE AVENUE R4 Area A CAVELL AVENUE NINA DARLING AVENUE DAR LIN G AVEN UE G RAY T3 27.0 T2 AVEN UE Area B AD2 C Q DM 127.0 ROP Deferred matters T2 LEY V I LANE TIMBROL AVENUET1 DEN HAM STR EET I AVERILL STREET AB1 AVERILL STREET Q CROPLEY STREET I RE1 Area Subject of Exception Provisions BLAXLAND ROAD T1 WALKER STREET RHODES T4 T2 U T2 T2 T2 E PEAKE IV R AVENUE Q D
CAVELL AVENUE CAVELL AVENUE R3 NIN NIN E A G A G N RAY RAY I CR Cadastre AVENUE AVEN L OPL UE E Q E Area B I Y LA R GAUTHORPE STREET NE Q O V Area Subject of Exception Provisions R4 V H Area C TIMBROL AVENUE TIMBROL AVENUET1 S U CROPLEY STREET DENHAM STREET DEN HAM STR EET Cadastre LLEWELLYN STREET I R2 I I AB1 WALKER STREET Cadastre 01/09/2016 @ Land and Property Information BLAXLAND ROAD BLAXLAND ROAD T4 B1 I T2 AA I U E Cadastre 01/09/2016 @ Land and Property Information IV PEAKE AVENUE R4 PEAKE AVENUE T2 R D T2 Q PARRAMATTA E N I L Q E R GAUTHORPE STREET LGA O H RHODES Cadastre C C CONCORD ROAD S ROP Q ROP LLEWELLYN STREET LEY LEY LAN V I LAN ANNIE LEGGETT PROMENADE E U Area C E SP2 V CROPLEY STREET CROPLEY STREET M Cadastre 01/09/2016WALKER STREET @ LandRHODES and Property Information AB1 WALKER STREET I Railway AD1 AA I T1 MARQUET STREET E E PARRAMATTA Q IV IV I T2 R R D D E E B4 S1 N N T2 LGA I I Q L R3 L CONCORD ROAD E E R GAUTHORPE STREET R GAUTHORPE STREET O O ANN IE LEGGETT PROMEN ADE H H X S S RHODES W2 T5 LLEWELLYN STREET V LLEWELLYN STREET RE1 E2 AB1 B1 M
MARQUET STREET PARRAMATTA PARRAMATTA T1 AD1 MARY STREET AB3 RE1 Q AC T2 Q LGA LGA MAR Y STRE AD2 S1 ET EAST J
CONCORD ROAD CONCORD ROAD ANNIE LEGGETT PROMENADE ANN IE LEG E GETT PROMEN ADE NU X VE S1 AB4 SP2 R A IE W2 T5 EV T5 Railway S SP2 MARY STREET AB1 Classified MARQUET STREET MARQUET STREET MA AB3 Road RE1 Q RY ST 001 B4 REET EAST B4 Q AC N Q JEAN W AILES A AD2 VENUE AB2 J RE1 SEVIER AVENUE S1 AB4 E2 002E2 006 Q MARY STREET 004 MARY STREET T5 N K O Q LEWIS AVENUE K O D A RE1 D T R1 R 001 R A AC V K JEAN W E M AILES A Q L B7 EM VENU E MAR MA U Y ST RY ST OR REE N REET O I T EAST EAST B AL R W E A Q I D L E K NU R W N Q VE A R A AB2 Y VIE Q SE 003 005 007 V 002 LEWIS AVENUE K O SP2 SEVIER AVENUE 004 006 KO E2 DA ALFRED STREET D T LO R R 001 A A C Classified CH MAREE PARADE V K E M N Q L T4 EM 001 U O Q R Q SP2 O I B4 Road RE1 Q B AL R W E A Hospital D L R1 I K N R W JEA JEA RE1 A N WA N W Y ILES A AILES A VENUE VENU E 002 003 005 007 N I 004 006 N ALFRED STREET 002 004 006 Q TULLOCH AVENUE RE1 LOCH MAREE PAR ADE E2 Q V CONCORD WEST LEWIS AVENUE LEWIS AVENUE K O K O K HILLY STREET O KO I D D D D R A R A O A T N A T U V R V R L E AC E A T E FREMONT STREET L L C O IV P K K N R H E2 U M U M B7 E Q T4 A D O O O E V Y I M M E A E B O B O B N R2 KILLOOLA STREET R Q R N H I D R I I U S X A A R A E BU O E L E L E A R W N M V D D W O E L TULLOC H AVENUE 003 I I O H S2 007 A N A R N A 005 R R T U T I L L H E P R1 K K S 003 W W O CONCORD WEST 005 007 A A H Y 0 200 400 Metres M Y N HARRISON AVENUE I I O SP2 U RE1 ALFRED STREET E2 ALFRED STREET O j LT U O N L T E FREMONT STREET LOCH MAREE PARADE @ A3 LOCH MAREE PAR ADE N O IV P I Scale:1:10,000 Classified A N R R1 H V A D O Projection: GDA 1994 E V AY R1 E N E B N I D HILLY STREET U B4 N SH I A E U U X KILLOOLA STREET O Road E EB A R RE1 N M V MGA Zone 56 O O E L SP2 R H N A U IT T I P H E S R3 O Hospital I H 0 200 MERVILLE STREET 400 Metres M HAR RISON AVEN UE I RE1 I E O I V U I L R j T I D O N S2 H I A TULLOCH AVENUE TULLOC H AVENUE T 1:10,000 @ A3 V M R NE RE1 Projection:BR GDA 1994 Scale: E LA O A N ACE D U PAL W L E S2 Map Identification Number: 1520_COM_LZN_001_010_20170502 T E CONCORD WEST CONCORD WEST N Y N E MGA Zone 56 P N W L A C I E Canada Bay Q CURRAWANG STREET O O U U M MERVILLE STREET L T LT O O N E N E Canada Bay HILLY STREET IV V A R P FREMONT STREET A RI P I V D H V D H FREMONT STREET E E Y O E Y O V N BA E N A E I U N U B R H R2 KILLOOLA STREET H N D E US I E2 E S I I N B X N BU X 0 E D O E KILLOOLA STREET D Local Environmental H O 0 A A 200 M A M A T R O 200V O V R E 400 Metres T H E 400 O H O RB AN Metres R T E R R L H N H N O A CE L D ALA U I U L HILLY STREET W P E A E A L IT IT T E P Local Environmental N Y P S E O OS P W L j j H H Map Identification Number: 1520_COM_HOB_001_010_20170502 A HARRISON AVENUE HAR RISON AVEN UE C R1 E I CURRAWANG STREET Scale:1:10,000@ A3 O I Plan 2013 Projection: GDA 1994 SP2 Projection:O GDA 1994 Scale: 1:10,000 @ A3 U U L L M T T O O N N MGA Zone 56 Classified MGA Zone 56 Plan 2013 A I A I V V E E N N Canada U B4 U S2 RE1 Bay Canada Bay E Road E RE1 R1 M R3 Q R1 Local Environmental Local EnvironmentalMERVILLE STREET MERVILLE STREET E E IV I V R R D Active Street Frontages Map Map Identification Number: 1520_COM_LZN_001_010_20170502 D H Floor Space Ratio Map H T Source: Department of Planning and Environment T Source: Department of Planning and Environment Map IdentificationRBR Number: 1520_COM_HOB_001_010_20170502 RBR O A O A D D Plan 20 W W DRAFT 13 L Plan 2013 L T E T E N Y N Y E P E P W L W L A A E Sheet ASF_001 E C C LAN LAN E Sheet FSR_001 E ACE CE PAL PALA CURRAWANG STREET CURRAWANG STREET Floor Space Ratio Map Active Street Frontages Map Sheet FSR_001 Sheet ASF_001 DRAFT RYDE LGA FIGURE 22: PROPOSED DRAFT FLOOR SPACE RATIO PLAN FIGURE 23: PROPOSED ACTIVE STREET FRONTAGES PLAN Maximum Floor Space Ratio (n:1) D 0.50 T2 2.10 Active Street Frontages
F 0.60 T3 2.20 Active Street Frontages RYDE LGA Maximum Floor Space Ratio (n:1) H 0.70 T4 2.30 RYDE LGA D 0.50 T2 2.10 Active Street Frontages I 0.75 U1 2.50 Cadastre F 0.60 T3 2.20 L 0.90 U2 2.70 Active Street Frontages Cadastre 01/09/2016 @ Land and Property Information H 0.70 T4 2.30 N 1.00 U3 2.90 RYDE LGA I 0.75 U1 2.50 O 1.18 V 3.30 Cadastre L 0.90 U2 2.70 Q1 1.30 Y1 4.50 Cadastre 01/09/2016 @ Land and Property Information N 1.00 U3 2.90 Q2 1.35 Y2 4.60 O 1.18 V 3.30 R 1.40 Z1 5.60 Q 1 1.30 Y1 4.50 S1 1.50 Z2 5.86 Q T3 2 1.35 Y2 4.60 S2 1.60 AA 6.80 R 1.40 Z1 5.60 S3 1.76 AB1 7.50 S1 Z2 AA LEEDS STREET S1 1.50 Z2 5.86 T2 S1 T3 S4 1.80 AB2 7.77 M U2 LEEDS S ERE TREET DIT H A VEN UE S2 1.60 ME AA RED 6.80 ITH S5 1.83 AC 8.20 AVE T3 NUE
S3 1.76 DAR LIN G AVEN UE AB1 7.50 S6 1.90 AD 9.50 S6 S1 O
D ARL Area A AVERILL STREET ING S4 1.80 S1 AVEN AB2 7.77 T1 2.00 AE 12.78 UE Z2 AA AVE T2 RILL S V E TREET S1 U
T3 N PARRAMATTA ELL AVENUE S5 1.8 U2 LEED LEEDS STREET E 3 S STRE T1 V AC 8.20 ET A CAV S1 L N ME ME LGA L INA G RED RE E RAY AVE IT DIT V N UE H AV H AV A ENU ENU C S6 1.90 E E N AD 9.50 INA G D Area Subject of Exception Provisions RAY AV A TIMBROL AVENUE DEN HAM STR EET ENUE O S1
R D
S6 O AXLAND ROAD U1 D BL N S1 A Area B DEN T1 O TI L HAM S Area1 2. M X 00 B TREET AE 1 D DAR LIN G AVEN UE R A 2.78 AR O LIN Area A L L G AV A B EN Refer to Clauses 4.4 (2A) - (2D) VE UE N U3 PEAKE AVENUE UE S1 T4 PARRAMATTA AVE AVERILL STREET RILL T V E S P TRE E E CR U ET O AK E PL N E T1 E R Y L E A A LG V T NE A V E S N T O A U E E D Y C CROPLEY STREET A L S1 E RO rea Su E b L P ject of Except R LE ion Provisio L Y n E s T LA P N V S E O A Area1 WALKER STREET
R R C D N CAVELL AVENUE N E INA IN C D A GRAY G RAY K Area C A T4 AVENUE Cadastre AVEN UE L O S1 A Area1 R W U1 E D D U2 Refe O IV r to Clauses N 4.4 (2A) - (2D D R ) T A TIMBROL AVENUE IM Are D L a B DE DEN HAM STR EET O B NH S5 E R X AM Area1 O ST N A R L EET E I L Cadastre 01/09/2016 @ Land and Property Information Area1 A IV L V B BLAXLAND ROAD E E R N U3 R GAUTHORPE STREET U D E O E S1 H RHODES N T4 I S L LLEWELLYN STREET P PEAKE AVENUE E E R GAUTHO ET A O RP E K T E STR STR E H EE A E T LYN S EL VE E LEW NU R L E T O T E S Cad E D a Y stre R CR CR E O O T PL PL RHODES L S EY EY L L P ANE ANE R Area 1 O PARRAMATTA E T4 R K D AB C CROPLEY STREET L Area C D A S2 A Cadastre 01/09/2016 W WALKER STREET O LGA @ Land U2 Area R and Property Information 1 S1 O D CONCORD ROAD R S5 O D O E E C ANN IE LEGGETT PROMEN ADE V DRAFT I IV N R R O Are C D a1 D T E E E S3 N N I I ANNI E L E R L LEGG V E T E E TT PROM R GAU R GAUTHORPE STREET ENADE S T O Y2 O HORP E T H ST H REE MARQUET STREET S T E EET S RHODES U N STR Y Q WELL LLE LLEWELLYN STREET R A RHODES M AB2 Z S2 AB PARRAMATTA DR D AFT A O S1 O R D LGA AD R O C N O T C CONCORD ROAD MARY STREET E S3 ANN IE LEGGETT PROMEN ADE ANNIE L E S3 AE EGGETT R PROME T V NADE S Y2 MAR T Y STRE E E T M U AR Y STRE Q ET EAST R
A
M MARQUET STREET MAR AB2 Y STRE ET EAST UE EN Z AV ER VI E SE NU VE Y R A AD VIE SE
S3 AE O MA MARY STREET 001 RY ST REET JEAN W AILES A 001 VENU E JEAN W AILES A VENUE MAR MAR Y STRE Y STRE ET EAST ET EAST
UE UE EN EN K AV AV 002 LEWIS AVENUE O R Y 006 K R 004 O IE IE D EV EV A S S D T R R K A A O C 002 LEW V K 006 IS A K E 004 VENU O M E D L EM A U D T OR R R O IA O A AC B L V K R W 0 E M E 01 001 A L E M D L U O I K R R O I W B AL A Y R W JEAN E A WAI D L LES A JEA I T4 K VEN N W R W UE AILES A VENU E A 003 T 007Y E 005 E D ALFRED STREET TR S LOCH MAREE PAR ADE D E 003 005 007 R Area1 F L 002 002 AL O C 004 006 004 006 H M A R E LEWI LEWIS AVENUE E S AVE K K P NUE O O A K K R D O O A D D D R D D A R A E A T A T V R A V RA E C E C L K L K Area1 U M ME U O M O EM B OR B OR D R IA R IA TULLOC H AVENUE E L E L W W I D D T4 A I A Area1 R L R L CONCORD WEST K K S2 00 W W 3 0 003 T 0 A 7 007 A 005 005 T U EE Y Y L R D LO T C CONCORD WEST S D H D A E V FR Area1 E O L L N N U A O ALFRED STREET Area1 U L T I E FREMONT STREET C E O V P H LOCH MAREE PAR ADE N RI H M T A D O A D E V AY E R O E E Area4 B N D HI E U R N H I A N L T D U S X LLY E T E S F E BU A KILLOOLA STREET O P O IV P R E V R A N R H Area1 A E N OM R D O L O H E L A M R N A STREE A V AY E O O U IT E B O Area1 T H D D N N L N D H E P H I E S I L T A L S U U X I O O E B D A K L E S R Y H N M 0 V 200 T 400 Metres O HO E R L T Are R N E A S a1 T U E IT HAR RISON AVEN UE H Area1 E T P T D S R O E H I 0 200 400 Metres D O E D U T L S2 Area1 j H T A R O Area4 R N T I Area1 A U TULLOC H AVENUE O S Area1 Scale: 1:10,000 @ A3 V L O D E L U Projection: GDA 1994N N O LT D A U D C j O V E I H CONCORD W CONCORD WEST N E E ST N A Area1 N V 1:10,000 A MGA Zone 56 U N Scale: @ A3 V E E Area1 E Area1 N Projection: GDA 1994 N Area4 U U O E E ET O O E U T U R L D E MGA Zone 56 T MERVILLE STREET T E LT S O R O E N E N E I IV T D V LL A R P S F A RI P FREMONT STREET I V D H Area1 A R V D H V E Y O L E E Y O R N BA E O N A E E E U N M U B M V E SH O O Are E SH Area4 N I I L a1 R N BU D X L N BU IX E I T D N E D D 0 2 O 0M A K A O M A KILLOOLA STREET A 00 R O 200V O V R 400 Metre T H E 400 MetresS O H E O H s T T H N T R N R R H E RB NE U L H U L A Area E IV HILLY STREET R E L 1 E A A O A C E T I E A I L IT R AL T W D P P L P L D T S Y S E O O H N Y D H H Map Identification Number: 1520_COM_ASF_001_010_20170502T j D T E j H S HAR RISON AVEN UE E P RB NE T E A A R W L L R O A R E R A AC R D T C PAL P Scale: 1:1 O I O I E W L S E roje 0,00 Projection: GDA 1994 S Are T ctio 0 U Scale: A a1 E n: GDA 1994 @ A 1:10,000rea1 @ A3 U E G CURRAWANG STREET 3 O L L N Y N T N T T A O D D O E P W N A L V Map Identification Number: 1520_COM_FSR_001_010_20170609 N A W A rea4 A R MGA Zone 56 MGAA Zone 56 E A C R V N V E E U E U N Area1 E Area1 N C U O U E E I ET E TR S Area4 LE IL V ER M MERVILLE STREET
E E IV I V R R D D Map IdentificationH Number: 1520_COM_ASF_001_010_20170502 Source: Department of Planning and Environment H Source: Department of Planning and Environment T T Map Identification N RBR RBR um O ber: 1520_COM_F A T O A SR_00 D 1_010_ E D 20 W 170609 W L E L T E R T E N Y T N Y E S E P G P W L N W L A A A NE NE C W C E LA E LA E A E LAC AC R PA PAL R U C CURRAWANG STREET Planning Report 43 SECTION 6: DRAFT PRECINCT PLAN
6.14 Rhodes East Development Control Plan ARTIST’S IMPRESSION OF THE HIGH POINT Site specific development controls for Rhodes East will be included within a Rhodes East Development Control Plan (DCP) (Appendix Q) and will support the Canada Bay Local Environmental Plan provisions for the precinct. The draft Rhodes East DCP includes the vision, objectives and controls for the public domain and built form. The DCP also provides detailed development and design guidance to achieve the intended built form and urban design outcomes. The DCP supports design at a block by block level and provide guidelines to inform the treatment of the public and private domain, bonus heights associated with infrastructure provision, access and parking and a suite of important controls to achieve a desirable outcome for the precinct.
FIGURE 24: EXTRACTS FROM THE DRAFT DCP
Maximum lot size Applies to High Point (4000 m2) + Concord Rd corridor (4000 m2)
min 85% street frontage Source: RobertsDay
min 60% street frontage 6.15 Sydney Regional Environmental Plan (SREP) 4 m Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2 m 2005 (Harbour REP) (SREP) covers all the waterways of the Secondary street Harbour, the foreshores and entire catchment. It establishes 60% 85% Primary street a set of planning principles and also zones the waterways to suit the differing environmental characteristics and land uses of the harbour. The waterways adjacent to Rhodes East are zoned W1 – Maritime Waters and W2 – Environmental Protection as shown in Figure 24. Within both zones swimming enclosures and swimming pools are currently prohibited. The draft Precinct Plan includes potential for a new public swimming pool in the Parramatta River, adjacent to McIlwaine Park in Brays Bay. Amendments are therefore proposed to the SREP to 4 m 2 m permit public swimming pools in W1 and W2 zones with consent. 6.16 State Environmental Planning Policy 70 – Affordable Housing (SEPP 70)
85%
Primary street It is proposed to amend State Environmental Planning Policy 70 – Affordable Housing (SEPP 70) to identify that there is a need for affordable housing in the City of Canada Bay and
60% enable Council to impose an affordable housing levy. Secondary street It is therefore proposed to amend Clause 9 of SEPP 70 to identify that there is a need for affordable housing in the Source: RobertsDay City of Canada Bay. This will enable Council to levy an affordable housing contribution which will be implemented through a clause in the LEP.
44 Rhodes East Priority Precinct Investigation Area INFRASTRUCTURE AND FUNDING 7
One of the critical elements of the draft Precinct Plan is to identify 7.1 Infrastructure schedule the infrastructure required to support any proposed growth at The tables below provide a summary of the infrastructure items Rhodes East. This includes upgrades to the State, regional and which are required to support the proposed development of local infrastructure. the precinct, including local and regional traffic improvements, public transport improvements and community infrastructure. The infrastructure items will be funded by a range of sources as highlighted in the tables. The identification of the items, cost estimate, delivery and timing has been informed by the variety of technical studies undertaken as part of the Priority Precinct Investigation process.
TABLE 13: CURRENT AND COMMITTED PROJECTS Item Delivery Status
Ferry wharf NSW Government Committed as part of the Transport Access Program. Further investigations into the detailed design of the new ferry wharf to be undertaken by RMS and, once completed, a date for construction advised but it is anticipated to be delivered within the next 3-5 years.
Rail services Transport for NSW Timetable upgrades are proposed in 2018 which will provide an extra four limited stop suburban services per hour in the morning peak from Hornsby to Central stopping at Rhodes.
Rail corridors Transport for NSW Investigation into the potential for new rail corridors has commenced and due to be completed by early 2017.
TABLE 14: INFRASTRUCTURE SCHEDULE Measure Cost Estimate Responsibility Delivery Assumptions Roads
R1 $ 3,700,000 State Government To be funded by SIC. Upgrades required to create a Greenway Boulevard Concord Road including surface treatments, in ground service upgrade (existing works, pavements, planting, rain gardens and street) street furniture.
R2 $ 14,600,000 State Government To be funded by SIC. New left turn lane, extension of right turn bay and Concord Road new pedestrian footbridge. / Averill Street intersection upgrade
R3 $ 5,050,000 Council To be funded by Section Upgrades required to create a Community Spine Cavell Avenue 94 Contributions. including surface treatments, in ground service upgrade (existing works, pavements, planting, rain gardens and street) street furniture.
R4 $ 4,410,000 Council To be funded by Section Upgrades required to create a Destination Street Leeds Street 94 Contributions. including surface treatments, in ground service upgrade (existing works, pavements, planting, rain gardens and street) street furniture.
R5 $ 6,550,000 Council To be funded by Section Upgrades required to Local Streets including Local Streets 94 Contributions. surface treatments, in ground service works, upgrades pavements, planting, rain gardens and (remainder of street furniture. existing streets)
Planning Report 45 SECTION 7: INFRASTRUCTURE AND FUNDING
Measure Cost Estimate Responsibility Delivery Assumptions
R6 $ 2,200,000 Council To be funded by Section New local road recommended to improve New road 94 Contributions. connectivity. Costs include demolition, surfacing, embellishment planting, rain gardens and street furniture. Land to be provided by Blaxland Road to proponent with bonus Cavell Avenue FSR / height transfer. (south)
R7 $ 2,150,000 Council To be funded by Section New local road recommended to improve New road 94 Contributions. connectivity. Costs include demolition, surfacing, embellishment planting, rain gardens and street furniture. Land to be provided by Blaxland Road to proponent with bonus Cavell Avenue FSR / height transfer. (central)
R8 $ 2,150,000 Council To be funded by Section New local road recommended to improve New road 94 Contributions. connectivity. Costs include demolition, surfacing, embellishment planting, rain gardens and street furniture. Land to be provided by Blaxland Road to proponent with bonus Cavell Avenue FSR / height transfer. (north)
R9 $ 800,000 Council To be funded by Section New single lane roundabout. Cavell Avenue 94 Contributions. / Averill Street intersection upgrade
R10 $ 1,200,000 Council To be funded by Section Minor widening of the intersection. Cavell Avenue 94 Contributions. / Leeds Street intersection upgrade Improvements for pedestrians and cyclists
P1 $ 5,650,000 State Government To be funded by SIC. Upgrades recommended to the regional cycle Blaxland Road network and to create a Commuter Street including upgrade including surface treatments, in ground service works, cyclepath pavements, planting, rain gardens and street furniture to support anticipated growth.
P2 $ 3,500,000 State Government To be funded by SIC. New pedestrian bridge recommended to improve Railway overpass connectivity over the railway line based on Pedestrian Bridge Design Standards. Potential locations between Llewellyn Street and Gauthorpe Street or Denham Street and Nina Gray Avenue.
P3 $ 16,400,000 State Government To be funded by SIC Delivery of the land bridge to McIlwaine Park to be Land bridge / Proponent and delivered via a linked to the mixed use development within the construction Planning Agreement. Rhodes East Gateway.
P4 $ 4,000,000 Council To be funded by Section Public domain works to the land bridge. Land bridge 94 Contributions. embellishment
P5 $ 350,000 Council To be funded by Section New pedestrian access recommended to improve Leeds Street 94 Contributions. connectivity. Costs include demolition, surfacing, connections planting and street furniture. to foreshore embellishment
P6 $ 300,000 Council To be funded by Section New pedestrian access recommended to improve Averill Street to 94 Contributions. connectivity. Costs include demolition, surfacing, Leeds Street link planting and furniture. Land to be provided as embellishment a public access through site link.
46 Rhodes East Priority Precinct Investigation Area SECTION 7: INFRASTRUCTURE AND FUNDING
Measure Cost Estimate Responsibility Delivery Assumptions Open space and social infrastructure
OS1 $ 9,100,000 State Government To be funded by SIC New foreshore access and plaza area Leeds Street / Proponent and delivered via a recommended to create a destination adjacent to Foreshore Planning Agreement. the new ferry wharf. Costings include demolition, embellishment surfacing, planting, open space facilities and on site including Blaxland rain water detention / retention facilities. Road terminus (north end) and Leeds Street to foreshore pedestrian connections
OS2 $ 1,100,000 Council To be funded by Section Upgrades recommended to open space area, Uhrs Point Reserve 94 Contributions. planting, launch ramp and new on-site rain water upgrade detention / retention facilities. Upgrades to existing building facilities is the responsibility of the Sea Scouts and Crown Lands.
OS3 $ 800,000 Council / To be funded by Section Setback and ground floor commercial provided Mixed use Proponent 94 Contributions. by proponent. corner plazas Paving, street furniture, way-finding signage embellishment and lighting.
OS4 $ 1,650,000 Council To be funded by Section Upgrade works and sea wall along foreshore plus McIlwaine Park 94 Contributions. allowance made to reconfigure existing car park upgrade due to new land bridge.
OS5 River $ 5,000,000 Council Further investigations Potential river pool design could be enclosed baths Activation into the detailed design on pylons with impermeable basin and long term of the river activation option to remove basin to enable use of natural river project, including the water recommended design option. potential for a river pool to be undertaken by Council. To be funded by Section 94 Contributions.
OS7 $ 6,500,000 Council Further investigations Additional facilities recommended for Rhodes East, Community into the various options as upgrades to the existing community centre, an Centre for accommodating the alternative site or as part of a mixed use scheme. additional space will be undertaken by Council. To be funded by Section 94 Contributions.
Education
E1 Primary State Government To be partially funded Delivery of the primary school shell to be linked New primary education / Proponent by SIC and primary to the mixed use development within the school land and contribution: school delivered via a Rhodes East Gateway. building shell $15,800,000 Planning Agreement. Secondary To be determined education in consultation with contribution: the Department of Education. $ 5,100,000
E2 New primary State Government To be determined school fit out in consultation with the Department of Education.
Planning Report 47 SECTION 7: INFRASTRUCTURE AND FUNDING
7.2 Infrastructure funding The items identified in Table 14 will be funded through different Local infrastructure mechanisms depending upon whether they are state, district A number of upgrades to local infrastructure have been or local items. identified including local road upgrades, provision of and District infrastructure upgrade to existing social infrastructure and open space, and improvements for pedestrians and cyclists. District infrastructure is provided by the NSW Government. Local infrastructure is delivered by local councils. It includes The Department recommends the application of a Special infrastructure designed for local communities and is funded under Infrastructure Contribution (SIC) to the Precinct to deliver long Section 94 of the Environmental Planning and Assessment Act 1979. term State infrastructure needs. The SIC is a financial payment made by the developer during the development process to City of Canada Bay Council has proposed to amend its Section help fund regional infrastructure, alongside funding by the 94 Development Contributions Plan (2015) to include the local NSW Government through the Budget process. This combination infrastructure items identified and a draft is exhibited alongside ensures the cost of infrastructure is shared proportionally between this draft Precinct Plan. the broader community and new residents. TABLE 15: POTENTIAL REGIONAL INFRASTRUCTURE The Department has investigated and modelled the capacity UPGRADES IDENTIFIED of future development to pay a SIC contribution in consultation Measure Responsibility with key infrastructure agencies and stakeholders. A SIC rate will be determined through an analysis of the precinct’s growth Public transport patterns, infrastructure needs and costs, and development Rail – potential upgrades and State Government feasibility to ensure any change does not impact on the ability of improvements including: the development to be delivered. ●● Timetable adjustments The finalised infrastructure list and SIC rate will be publicly ●● Quadruplication of the Northern Line exhibited at a later date. It is anticipated that the SIC levy will ●● Mass transit introduction be approximately $20,000 per new dwelling. Initial testing has State Government confirmed an ability to pay. Bus – potential upgrades and improvements including: NSW Government may part forward fund key infrastructure, ●● Increased frequency of existing services following entering into commercial arrangements with the ●● Improved network design relevant proponent to deliver the infrastructure. It is anticipated ●● Improved bus stops this would be by way of planning agreements. ●● Upgraded interchange facilities These agreements will be finalised prior to the rezoning of the at Rhodes Station land and will be publicly notified for a period of 28 days, in Regional/State road network accordance with the planning regulations. Various intersection upgrades including: State Government Infrastructure items identified in Table 15 represent upgrades that are necessary to be delivered regardless of the outcome ●● Devlin Street / Victoria Road of the proposed draft Precinct Plan. These options will require ●● Church Street / Morrison Road further investigation by TfNSW and RMS, including detailed ●● Church Street / Junction Road engineering design and will require significant government ●● Concord Road / Homebush Bay Drive funding and approvals. ●● Homebush Bay Drive / Rider Boulevard
ARTIST’S IMPRESSION OF LEEDS STREET FORESHORE PRECINCT
Source: RobertsDay
48 Rhodes East Priority Precinct Investigation Area SECTION 7: INFRASTRUCTURE AND FUNDING
7.3 Utilities and services Precinct Support Scheme (PSS) As Rhodes East is already an established area, all utility services NSW Government has allocated approximately $5 million to are currently available to the precinct. Augmentation (as required) fund local infrastructure upgrades at Rhodes East via the Precinct will need to be undertaken as part of the next stage of the Support Scheme (PSS). The intention of the funding is to enable planning process. Council to provide local infrastructure that will directly benefit In relation to the existing water and sewer network, trunk and the community. The funding is in addition to development treatment capacity is available but will need to be monitored in contributions (i.e. Section 94 contributions) and could be used the context of the overall growth of the Greater Parramatta to the by Council, for example, to develop a new local park, upgrade Olympic Peninsula. Upgrades are therefore likely. existing open space, improve the local streetscape or provide additional community facilities, amongst other things. As outlined in the Hydrology and Flooding Report (Appendix I), further flood modelling and investigations are required to be Precinct support scheme projects need to satisfy a number undertaken at subsequent stages of the development process of criteria including: but the following opportunities have been identified; ●● Ability to be delivered within a short timeframe; ●● Upgrading stormwater drainage; ●● Ability to provide direct benefits to the community; and ●● Provision of a flood wall; ●● Is not already funded by other means. ●● Use of rainwater tanks and on-site detention to improve The precinct planning process and the community consultation stormwater quality. will identify a number of projects which could be funded (or Recycled water is not currently available at Rhodes East therefore partially funding) through this scheme. Potential projects are proposed amendments to the LEP include the provision to identified in the draft Precinct Plan and include: mandate dual piping at Rhodes East. 1) Community Centre – additional community facilities that builds 7.4 Monitoring upon those provided at The Connection at Rhodes West, to To inform service and infrastructure delivery as Rhodes East ensure provisions across Rhodes are complementary and meet redevelops over the next 15 years, the Department will monitor the needs of the community. and report annually on: 2) River Activation – installation of boardwalk in Brays Bay to ●● Number of housing approvals, construction enable active uses, with the potential for a filtered water river commencements and completions for all housing types; pool, pending water quality. ●● Pipeline for additional housing throughout the Central District 3) McIlwaine Park Upgrade – upgrades to the existing park to planning area (of which Rhodes East forms a part); improve the play area, car park and foreshore access. ●● Performance of City of Canada Bay Council’s development The Department is seeking community feedback via an online processing times; and survey on which of these projects the community would like to ●● Population, household and dwelling projections for the see funded through the Precinct Support Scheme. City of Canada Bay LGA. Following public exhibition, City of Canada Bay Council and the Department will work together to review the shortlisted projects and reach agreement on the recommended project(s) to receive Precinct Support Scheme funding. The Department and Council will then enter into a funding agreement to detail the works to be delivered, the project costs, project completion milestones and payment arrangements.
Planning Report 49 NEXT STEPS 8
8.1 Finalisation of Precinct Plan Following exhibition of the Rhodes East draft Priority Precinct to relevant legal planning documents such as the Sydney Plan, the Department of Planning and Environment, in Regional Environment Plan (SREP) and the City of Canada Bay consultation with Council and key stakeholders, will assess the Local Environmental Plan (LEP). matters raised in the submissions and, where required, amend Approval and publication of the rezoning would enable the rezoning proposal. the lodgement of development applications for individual Once finalised, a recommendation on the rezoning proposal development proposals with City of Canada Bay Council. will be forwarded to the Minister for Planning for decision. City of Canada Bay Council will also adopt a site-specific Following any approval, amendments would need to be made Development Control Plan for Rhodes East to support the rezoning. 8.2 Key actions
The Department will review submissions and make recommendations to the Minister regarding the rezoning for Rhodes East. Unless substantial changes to this proposal are recommended, the SEPP Review public and SREP Amendment will be gazetted and the LEP updated following any approval by the Minister submissions for Planning. If substantial changes are required the proposal may be exhibited again.
Recommendations The Department will review submissions and make recommendations to Council about the draft Rhodes to Council East DCP. Council will adopt the DCP following any necessary revision.
Draft Special The Department will recommend a Special Infrastructure Contribution (SIC) to be applied to the Precinct. Infrastructure The SIC will assist in funding regional infrastructure upgrades identified to support growth over a 20 year Contributions (SIC) timeframe. The SIC will be placed on exhibition at a later date.
Planning The Department will put in place planning agreements with the relevant landowners for delivery of Agreements State and regional infrastructure items
The Department will assist to fund community projects with Rhodes East up to $5 million as part of the Precinct Support Priority Precinct Support Scheme. The Department, in collaboration with Canada Bay Council, will review Scheme (PSS) the submissions from the online survey to select the projects to be funded and enter into the required funded projects funding agreement(s) with Council.
Council to Council will update their S94 Contributions Plan to reflect the infrastructure, services and facilities finalise S94 outlined within this report. Contributions Plan
Additional social Council will undertake further investigations into the various options for accommodating additional infrastructure community facilities within the precinct. investigations
Detailed design of Council will undertake further investigations into the detailed design of the river activation proposal, river activation including the potential river pool.
Finalise location RMS and TfNSW will engage with the community and stakeholders regarding the location of the new of Ferry Wharf Ferry Wharf.
Finalise timing TfNSW is currently investigating the potential for new rail corridors and due to be completed in 2017. for rail timetable Timetabled upgrades are proposed in 2018 which will provide additional services through Rhodes. improvements
50 Rhodes East Priority Precinct Investigation Area