Carter Street, Lidcombe Priority Precinct Finalisation Report

November 2015

© Crown copyright 2015 Published November 2015 NSW Department of Planning www.planning.nsw.gov.au

Disclaimer: While every reasonable effort has been made to ensure that this document is correct at the time of publication, 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 upon the whole or any part of this document. Contents

Executive summary ...... iii The proposal ...... iii Exhibition ...... iii Assessment ...... iv Key changes ...... vi Regional infrastructure contributions ...... vii Glossary ...... viii

1 Introduction ...... 1

2 Consultation summary ...... 3 2.1 Government agency consultation...... 3 2.2 Landowner consultation ...... 4 2.3 Community consultation ...... 4 2.4 Submissions overview ...... 4 2.5 Submitter views ...... 5 3 Urban design review ...... 8 3.1 Consultant’s methodology ...... 8 3.2 Consultant’s findings...... 9 3.3 Conclusion ...... 13 4 Pipeline easement ...... 14

5 Regional infrastructure contributions ...... 15 5.1 Goodman draft VPA ...... 16 6 Issues raised in public submissions ...... 17 6.1 Traffic ...... 17 6.2 Public transport ...... 18 6.3 Schools ...... 20 6.4 Odour ...... 20 6.5 Car parking ...... 21 6.6 Community facilities and services ...... 21 6.7 Density and height of buildings ...... 22 6.8 Open space ...... 22 6.9 Noise ...... 23 6.10 Affordable / public housing ...... 24 6.11 Retail services ...... 24 6.12 Contamination ...... 25

Carter Street Priority Precinct Finalisation Report ▪ Page i 7 Comments from precinct landowners ...... 26 7.1 Goodman property landholdings ...... 26 7.2 Landholdings west of Hill Road ...... 29 7.3 12-14 Birnie Avenue ...... 29 7.4 Landholdings south of Carter Street ...... 30 8 Comments by Auburn Council ...... 32 8.1 Community facilities ...... 32 8.2 Education facilities ...... 32 8.3 Public open space ...... 33 8.4 Traffic impacts and road network ...... 34 8.5 Car parking ...... 35 8.6 Odour ...... 36 8.7 Noise ...... 36 8.8 Contamination ...... 37 8.9 Built form and density ...... 37 8.10 Economic feasibility ...... 38 8.11 Water management ...... 38 8.12 Staging ...... 39 9 Comments by State government agencies ...... 40 9.1 Sydney Olympic Park Authority ...... 40 9.2 Environment Protection Authority ...... 41 9.3 Sydney Water ...... 42 10 Recommended changes ...... 43

Appendix A Auburn City Council submission ...... 48

Appendix B State government agency submissions ...... 49

Appendix C Carter Street Priority Precinct – Urban Design Review ...... 50

List of Figures Figure 1 Exhibited Carter Street Precinct indicative structure plan ...... 2 Figure 2 Frequency of issues raised in public submissions ...... 5 Figure 3 Survey results – Importance of key planning issues ...... 6 Figure 4 Survey results – Importance of access to local services and facilities ...... 6 Figure 5 Survey results – Support for residential zoning ...... 7 Figure 6 Revised Carter Street Precinct structure plan ...... 10 Figure 7 Proposed DCP Active Street Frontages Map ...... 12 Figure 8 Goodman VPA Contribution Areas ...... 16 Figure 9 Goodman alternative structure plan ...... 26 Figure 10 Goodman staging plan ...... 28

List of Tables Table 1 Summary of recommended changes to exhibited maps and controls ...... 43 Table 2 Revised infrastructure summary ...... 45

Page ii Carter Street Priority Precinct Finalisation Report Executive summary This Finalisation Report has been prepared in support of the rezoning proposal for approximately 52 hectares of land known as the Carter Street Priority Precinct. The NSW Government endorsed this area as a Priority Precinct as part of the 2012-13 Budget on the basis of its location as part of the broader Sydney Olympic Park Strategic Centre which is designated to accommodate significant jobs and housing growth, and that it: • connects to Sydney Olympic Park and parklands, which offer a high level of amenity in a natural environment; • is adjacent to major sports, recreational and entertainment facilities; • optimises the significant government infrastructure investment in the transport network including, Olympic Park Train Station, existing bus services, M4 Motorway and Parramatta Road, and • responds to strong local market demand for additional employment and housing.

The proposal The proposal involves a rezoning process to establish new planning controls for the precinct, by amending Auburn Local Environmental Plan 2010 . A draft development control plan has also been prepared to guide future development. The Department of Planning and Environment prepared a rezoning proposal to enable the redevelopment of the precinct for: • a high density urban community with potentially over 5,500 dwellings, including a range of housing options from townhouses to apartments in buildings of 4-20 storeys; • employment uses along the M4 Motorway corridor, within buildings up to 6 storeys; • a mixed use village centre and village square focused around Uhrig Road; • a new primary school; • a multi-purpose community facility; and • new open space including a 1.8 hectare park at Hill Road, a village park on Uhrig Road, and a new linear foreshore reserve along Haslams Creek south of John Ian Wing Parade.

Exhibition The precinct proposal was publicly exhibited from 13 March to 24 April 2014. Notification cards were sent to 2,600 surrounding properties. Auburn Council, Transport for NSW, Sydney Olympic Park Authority, Department of Education and Communities, Environment Protection Authority, NSW Trade and Investment and Sydney Water were notified of the public exhibition. 50 submissions were received during the exhibition period, resulting in a response rate of less than 2%. Of the 31 individual public submissions received, 29% were form letters. The key issues raised in submissions relate to:

Carter Street Priority Precinct Finalisation Report ▪ Page iii • traffic; • public transport; • schools; • odour; • parking; • community facilities; • building height and density; • open space; and • noise. An online survey reinforced the importance of public transport and education facilities to the local community. The survey also showed 63% of respondents either supported the proposal or were neutral and 37% opposed.

Assessment The following key issues were assessed to inform the rezoning proposal. Traffic, transport and parking The traffic and transport assessment identified the potential impacts of the proposal on the local area, and its proximity to Sydney Olympic Park generally. The Department acknowledges that the regional transport network which services the precinct experiences congestion in peak periods. The NSW Government is committed to delivering transport improvements to this area. The new metropolitan strategy A Plan for Growing Sydney identifies the Greater Parramatta to Olympic Peninsula Growth Area, which includes Carter Street. Establishing a priority growth area allows the Government to better plan and co-ordinate investment in infrastructure so that it is delivered where and when it is needed to facilitate development. To address infrastructure planning for this growth area TfNSW is currently preparing a regional traffic study to identify the impacts of WestConnex and confirm specific upgrades required to the regional transport network including the potential for a westbound off-ramp from the M4 Motorway at Hill Road. TFNSW is also examining regional improvements to the public transport network including improved bus services and the introduction of light rail from Parramatta. The proposed car parking rates for residential uses are considered appropriate as they are consistent with Auburn Development Control Plan 2010 except that the proposed rates are maximum rates. Event car parking is the responsibility of SOPA. Current arrangements for event parking would need to be reviewed once precinct planning was finalised. Social impacts (schools, open space and community facilities) An assessment of existing social infrastructure in the area was undertaken. The proposal will accommodate a new primary school and public open space together with community facilities as agreed with Council at the development application stage. As part of an urban design review following public consultation, a 2ha school site has been identified adjacent to the major open space and recommended to be zoned SP2 Infrastructure (School) to provide greater certainty. Department of Education and Communities has confirmed this arrangement is satisfactory and that it is considering options for a new high school site within the wider area.

Page iv Carter Street Priority Precinct Finalisation Report The urban design review also recommended an increase in the amount and distribution of public open space across the precinct, including increasing the largest park from 1.8ha to 2.98ha. Environmental impacts (odour and noise) The Lidcombe Liquid Waste Treatment Plant immediately to the north of the precinct is the largest such treatment facility in NSW providing critical capacity for this sector of the State's economy. The Department acknowledges that the plant currently has significant odour impacts on the surrounding area, particularly residents at Newington, and that the facility would impact on future residents of the Carter Street Precinct. Given the existing adverse impacts and changing land uses within the vicinity of the facility it is considered that it would need to cease operations in the long term. Accordingly, the Department established an interagency working group and engaged an environmental consultant to prepare a study to consider options for ensuring alternative liquid waste treatment capacity is available after the current lease expires in 2025. The report identifies potential locations for a new plant for further examination. Section 48A of the Sydney Olympic Park Authority Act 2001 would apply to any residential development within the precinct, meaning that no action can be taken in relation to noise impacts associated with major events which do not exceed 85dB (A) (L A10, 15mins ) at the closest residential façade. The noise impact assessment concludes that noise from traffic and Sydney Olympic Park sources can be suitably mitigated by means of feasible acoustic glazing designs. Urban design and built form In response to comments raised in submissions about the proposed building heights and density, the lack of open space including playing fields to support the future population, the need to identify and secure a site for a primary school, and the indicative street layout and its relationship to the staging of development, the Department engaged an independent planning and urban design consultancy to undertake a peer review of the proposal and the submissions. In summary the consultant recommends a number of amendments to the indicative structure plan related to the following. • Reorientation of the grid style street network layout square to Carter Street to maximise solar access performance of future built forms. • Retention of Uhrig Road on its existing alignment and relocation of the John Ian Wing Parade extension to the north to align to existing land ownership and lease arrangements. • Provision of an additional intersection on Hill Road with a new east-west street parallel to Carter Street for alternative access to the precinct, as the Carter Street / Hill Road intersection is impacted upon by M4 Motorway / Parramatta Road traffic congestion. • Removal of indicative vehicular connections through to Old Hill Link at the request of SOPA as they are restricted by the existing bus parking area. The potential remains for these connections to be made in the future if required. • Enlargement and repositioning of the major open space from 1.8ha to 2.98ha to accommodate two full size sports fields in addition to passive recreation and detention basin functions. • Reconfiguration of the smaller open spaces to provide two parks and one hardscape space within the local centre ranging from 1,200sqm to 5,200sqm. • Widening of the linear reserve along the southern bank of Haslams Creek from 10m to 20m. • Designation of a 2ha school site to the north of the major open space. • Consolidation of the local centre around Uhrig Road rather than extending along the rear of properties fronting the southern side of Edwin Flack Avenue.

Carter Street Priority Precinct Finalisation Report ▪ Page v • Extension of the Enterprise Corridor to the west of Birnie Avenue given constraints associated with existing pipeline easements and the preference to locate residential development away from the M4 Motorway. The review proposes a cluster of three towers ranging from 20-30 storeys to mark the Uhrig Road local centre and recommends taller buildings be positioned at the south-eastern corner of the site to earmark the entry point off Birnie Avenue, adjacent to the M4 Motorway. Further it recommends the proposed taller elements along Hill Road be lowered and buildings to the north and along the eastern and western edges of the public open spaces be restricted to a maximum of 8-12 storeys to mitigate the impact of overshadowing whilst maintaining an appropriate scale of development to contain the space. Building heights are recommended to be increased on the landholdings to the west of Hill Road and east of Birnie Avenue as the review recognised that these sites had the potential to accommodate additional yield and to provide a greater incentive to redevelop. The review states that it is important to note that the FSR control should be the determining factor. The FSR control is intended to restrict development such that the maximum height cannot be achieved in every building across an individual block. Consistent with the exhibited proposal, the review recommends maintaining the exhibited FSR yield of 1.5:1 to 2:1 across the precinct. After detailed analysis of building heights and modelling of floor space, the review identified that the proposed residential and local centre zones could accommodate approximately 6,100 dwellings. The review recommends redistribution of FSRs to achieve the desired built form outcomes and to marry with the proposed changes in building heights. The consultant’s resultant FSRs range from 1.5:1 to 4:1 inclusive of proposed roads. The review also considers that an active street frontages control needs to be introduced in key areas of the B2 zone to ensure that active street frontages are achieved in such locations. Although Auburn Council also requested such controls be included in the LEP, in subsequent advice they confirmed their preference that they be inserted into the DCP. In principle the Department agrees with the consultant’s recommendations with the exception of the proposed increase in building height. Where the consultant recommends one x 30 storey building, four x 20 storey buildings, the Department recommends that the maximum height be limited to 22 storeys for the five tallest buildings to ensure that the 30 storey residential towers within Sydney Olympic Park remain the dominant built form elements of the wider Olympic Peninsula. By way of comparison, the proposal as exhibited provided for five x 20 storey buildings. This approach means that the FSRs would range from 1.5:1 to 3.5:1 inclusive of new roads to ensure that they correspond to the proposed height refinements.

Key changes The Department’s assessment of issues raised in submissions, and the recommended changes to the exhibited maps and controls for the precinct are detailed in this Finalisation Report. The key recommended changes to the exhibited maps and controls include: • consolidating the B2 Local Centre zone around the existing alignment of Uhrig Road; • expanding the RE1 Public Recreation zone to cover all of the proposed open space, including a larger central open space to accommodate playing fields and a wider Haslams Creek foreshore reserve; • identifying an SP2 Infrastructure (School) site; • extending the B6 Enterprise Corridor zone eastwards along the M4 Motorway; • refining the exhibited FSR controls to range from 1.5:1 to 3.5:1 across the precinct;

Page vi Carter Street Priority Precinct Finalisation Report • refining the exhibited building height controls across the precinct to reflect the desired built form; and • increasing the maximum building height from 64m (20 storeys) to 72m (22 storeys). Even though the overall FSR remains the same as that exhibited, the review has demonstrated that the dwelling capacity could range from the 5,500 exhibited up to 6,400 depending on final dwelling sizes and actual take-up rates. This Finalisation Report forms the basis of a recommendation to the Minister for Planning for the endorsement of the rezoning and planning controls for the Carter Street Priority Precinct.

Regional infrastructure contributions The exhibited proposal for the Carter Street Priority Precinct highlights the need for regional infrastructure to support the proposal including a primary school and upgrades to the regional traffic network. Concern was raised through the consultation process about the timing and delivery of this infrastructure. The Department considers that it is appropriate that developers within the Carter Street Precinct provide contributions toward regional infrastructure similar to the approach taken in greenfield areas where there is potential for a significant impact on regional infrastructure. Accordingly a clause has been included in the draft SEPP which requires a developer to demonstrate that satisfactory arrangements are in place for the provision of designated State public infrastructure prior to approval being granted for subdivision or development for residential accommodation or commercial purposes. Based on a cash contribution rate of $100 per sqm there is potential to generate $65 million from the areas which are proposed to be zoned for high density residential and local centre development within the precinct. Using an average apartment size of 100sqm the cash contribution per dwelling would be $10,000. Goodman draft VPA Goodman Property Service (Goodman) is the major landowner within the Carter Street Priority Precinct, owning 27ha or half of the precinct, which represents 80% of the land proposed to be rezoned for residential or local centre (mixed use) purposes. A draft VPA has been negotiated between the Department and Goodman which would deliver cash payments of about $55 million toward regional road infrastructure delivered across five Contribution Areas and a 2ha primary school site, comprising 1ha for the school and 1ha for associated open space. The cash payments would be generated from the maximum allowable gross floor area on the relevant land under the amended LEP charged at $100 per sqm. Under the terms of the draft VPA the school site would need to be dedicated to the Minister for Planning or nominee no later than 2026. The developer would also be required to remediate the site to a level acceptable to the Minister. The cash contribution for each Contribution Area would need to be paid prior to any development approval being granted within that area. Public notice of the draft VPA was given between 29 July and 2 September 2015.

Carter Street Priority Precinct Finalisation Report ▪ Page vii Glossary Auburn DCP Auburn Development Control Plan 2010 Auburn LEP Au burn Local Environmental Plan 2010 Canada Bay Council City of Canada Bay CBD central business district Contributions Plan Section 94 Development Contributions Plan Council Auburn City Council DA development application DCP development control p lan DEC Department of Education and Communities Department, the Department of Planning and Environment draft DCP Carter Street Draft Development Control Plan, February 2014 EEC endangered ecological community EPA Environment Protection Authority EP&A Act Environmental Planning and Assessment Act 1979 Finalisation Report Carter Street P riority Precinct Finalisation Report, November 2015 FSR floor space ratio GFA gross floor area ha hectare LEP local environmental p lan LGA local government area Planning Report Carter Street UAP Planning Report, February 2014 precinct, the Carter Street Priority Precinct proposal, the Carter Street UAP Proposal , February 2014 RMS Roads and Maritime Services SEPP 65 State Environmental Planning Policy No 65 – Design Quality of Residential Apartment Development SOPA Sydney Olympic Park Authority sqm square metres TfNSW Transport for New South Wales TMAP Traffic Management and Accessibility Plan VPA voluntary planning agreement

Page viii Carter Street Priority Precinct Finalisation Report 1 Introduction On 16 March 2013 the NSW Premier announced the Urban Activation Precincts program (now known as Priority Precincts) as an important component of a package of wider housing delivery and jobs initiatives. Through consultation with local communities and councils, Priority Precincts aim to deliver more homes in places with access to infrastructure, transport, services and jobs. The benefits to the community will include greater housing choices, increased amenities and services and improved public spaces. The Carter Street Precinct was proposed as a Priority Precinct as it: • supports the broader Sydney Olympic Park Strategic Centre which is designated to accommodate significant jobs and housing growth; • connects to Sydney Olympic Park and parklands, which offer a high level of amenity in a natural environment; • is adjacent to major sports, recreational and entertainment facilities; • optimises the significant government infrastructure investment in the transport network including, Olympic Park Train Station, existing bus services, M4 Motorway and Parramatta Road, and • responds to strong local market demand for additional employment and housing. Endorsement of the precinct as a Priority Precinct by the NSW Government initiated the preparation of a planning framework to facilitate development of a new, high quality urban community. The Carter Street Priority Precinct comprises 52 ha of land directly south west of Sydney Olympic Park within the Auburn local government area. The precinct is an established industrial area with mainly large warehouse facilities offering logistics services. The Department of Planning and Environment prepared a rezoning proposal (refer indicative structure plan in Figure 1) to enable the redevelopment of the precinct for: • a high density urban community with potentially over 5,500 dwellings, including a range of housing options from townhouses to apartments in buildings of 4-20 storeys; • employment uses along the M4 Motorway corridor, within buildings up to 6 storeys; • a mixed use village centre and village square focused around Uhrig Road; • a new primary school; • a community facility, and • new open space including a 1.8 hectare park at Hill Road, a village park on Uhrig Road, and a new linear foreshore reserve along Haslams Creek south of John Ian Wing Parade. The proposal was supported by recommended land use zones and controls to be incorporated into Auburn LEP, and a draft DCP. The proposal was publicly exhibited from 13 March until 24 April 2014. This Finalisation Report considers issues raised in the submissions received in response to the exhibition, and recommends a modified rezoning proposal.

Carter Street Priority Precinct Finalisation Report Page 1 Precinct Support Scheme The proposal is eligible for up to $5 million in funding from the Precinct Support Scheme, which was established to assist local councils to upgrade local infrastructure and provide high quality urban environments. This funding is in addition to the local developer levies collected through Section 94 plans. Auburn Council have indicated that they support directing this funding to the establishment of a cycleway and associated improvements to link the Carter Street Precinct to Lidcombe Station, and the improvement of cycle networks along the M4 Motorway, potentially including a new bridge across Haslams Creek and local park improvement and augmentation outside the precinct should funding allow.

Figure 1 Exhibited Carter Street Precinct indicative structure plan

Page 2 Carter Street Priority Precinct Finalisation Report 2 Consultation summary

2.1 Government agency consultation Consultation was carried out with relevant government agencies by way of: • a Steering Group, comprising the Department and Auburn Council councillors; and • an Agency Working Group, bringing together input from Auburn Council officers, Transport for NSW, Sydney Olympic Park Authority, Department of Education and Communities, and UrbanGrowth NSW. The Steering Group and Agency Working Group met a number of times through the development of the proposal. The outcomes of these meetings are discussed in Section 4 of the Planning Report. Auburn Council, Transport for NSW, Sydney Olympic Park Authority, Department of Education and Communities, Environment Protection Authority, NSW Trade and Investment and Sydney Water were notified of the public exhibition. Submissions were received from Auburn Council, Sydney Olympic Park Authority, Sydney Water and the Environment Protection Authority. Issues raised by Auburn Council are discussed in Section 8, and by State government agencies in Section 9. Following the exhibition further discussions were held with DEC regarding requirements for the school, Waste Asset Management Corporation and EPA regarding the adjacent liquid waste treatment plant and TfNSW regarding regional traffic and public transport initiatives. Refinements to the indicative structure plan that emerged from the urban design review (refer Section 3) led to the identification of a site for the school along the northern edge of the precinct adjacent to Sydney Olympic Park. This location is consistent with DEC’s advice that the school should be located away from Carter Street. Due to concerns raised regarding the long term future of the liquid waste treatment plant located north of the precinct within Sydney Olympic Park discussions were held with the Waste Asset Management Corporation as owner of the land on which the treatment plant is located and the EPA as regulator. A working group was initiated to examine the long term future of the plant, in particular its relocation within the Sydney region with a study of relocation options undertaken. As the existing leases expire in 2025 it is considered that there is a maximum ten year window in which to resolve this issue, given the extent of existing (Newington) and proposed (Sydney Olympic Park, Wentworth Point and Carter Street) residential development in the vicinity. The release of the metropolitan strategy A Plan for Growing Sydney in December 2014 has added further impetus to the Carter Street Priority Precinct and other adjoining precincts with the designation of the Greater Parramatta to Olympic Park Priority Growth Area. This has also reinforced the need for TfNSW to progress the regional traffic study for the greater area. Work on the study has commenced. It includes the examination of a westbound off-ramp from the M4 Motorway at Hill Road and other regional roads and intersections within and surrounding the peninsula.

Carter Street Priority Precinct Finalisation Report Page 3 2.2 Landowner consultation A landowners’ forum was established and met four times during the development of the exhibited proposal. The outcomes of this forum are discussed in Section 4 of the Planning Report. All landowners were notified of the exhibition of the proposal. Seven submissions were received from or on behalf of landowners and the issues raised in these submissions are discussed in Section 7.

2.3 Community consultation Public exhibition Postcards notifying the community of the public exhibition of the proposal were distributed to approximately 2,600 surrounding properties. Advertisements were placed in local and metropolitan newspapers. The exhibition material was made available for 43 days, from 13 March until 24 April 2014. The Department organised two information sessions at the Quest Hotel, Sydney Olympic Park. Around 20 people attended the two sessions, comprising predominantly local residents from the surrounding areas of Newington, Wentworth Point and Lidcombe. Exhibition material was available from a dedicated page on the Department’s website, with additional hard copies made available at the Department’s Information Centre, Auburn Council, Auburn City Library, Lidcombe Library, Newington Library, and the Sydney Olympic Park Authority. Online survey An online survey regarding the proposal was also completed by 51 respondents. The survey could be completed online from 13 March until 24 April 2014 and included 13 questions about various aspects of the proposal.

2.4 Submissions overview A total of 50 submissions were received during the exhibition period. Issues raised in these submissions are discussed in Section 6. Copies of the submissions are on the Department’s website. Submissions were made by 31 individuals. The majority were from residents of the surrounding areas, including 14 from Wentworth Point residents and 13 from Newington residents. Eight submissions were received from the following community interest groups or other organisations: • Sydney Olympic Park Business Association • Urban Taskforce Australia • Australian Institute of Architects NSW Chapter • Royal Agricultural Society of NSW • Shelter NSW • Newington Soccer Club • Wentworth Point Community Central • Council of Social Service of NSW A further four submissions were made by government agencies including the Sydney Olympic Park Authority, Sydney Water, the Environment Protection Authority and Auburn Council. Seven submissions were received from or on behalf of landowners within the precinct. Of the 31 individual public submissions received, 29% were a form letter prepared on behalf of the submitters.

Page 4 Carter Street Priority Precinct Finalisation Report 2.5 Submitter views The views represented in the public submissions from individuals and organisations were varied. Figure 2 identifies the key issues and the frequency with which each of these issues was raised. Transport was the predominant concern with traffic being raised in 28 submissions (72 %) and public transport in 26 submissions (67%). This was followed by provision of schools and odour associated with the liquid waste treatment plant with 23 and 18 submissions (59% and 46%) respectively raising these concerns. This was followed by parking and community services / facilities which were raised in 7 and 6 submissions respectively (18% and 15%). The remainder of issues were raised in four or less submissions.

30

25

20

15

10 Numberof responses

5

0

Figure 2 Frequency of issues raised in public submissions

Survey The web-based online survey asked participants to rate the importance of a range of issues in considering the future of their local area, and the importance of access to a range of services and facilities in their local area. The results shown in Figure 3 and Figure 4 reinforce the importance of public transport and education facilities to the local community.

Carter Street Priority Precinct Finalisation Report Page 5 120%

100%

80%

60%

40% Not at all 20% Not Very

0% Quite Very

Figure 3 Survey results – Importance of key planning issues

120%

100%

80%

60% Not at all 40% Not Very Quite 20% Very 0%

Figure 4 Survey results – Importance of access to local services and facilities

A question was also included in the survey asking the participants whether they support the proposed approach of applying a residential zoning across the majority of the precinct to transform

Page 6 Carter Street Priority Precinct Finalisation Report the precinct to an active place for living and working. Figure 5 below shows the responses, with 35% in support of the proposal, 28% neutral and 37% opposed.

Support Do not support 35% 37%

Neutral 28%

Figure 5 Survey results – Support for residential zoning

Carter Street Priority Precinct Finalisation Report Page 7 3 Urban design review In response to comments raised in submissions the Department engaged an independent planning and urban design consultancy to undertake a peer review of the proposal and the submissions. A number of landowners within the site sought increased height and floor space potential within their land holdings. The major landowner, Goodman also raised concern about inconsistencies between the indicative street layout and the timing of expiration of lease arrangements across the site which would constrain the orderly development of the precinct. Landowners to the south of Carter Street raised concern about the potential land use conflicts associated with proposed residential development on the north side of Carter Street. Agency and public submissions raised concern about the proposed heights and density, the lack of open space including playing fields to support the future population, and need to identify and secure a site for a primary school. In particular Auburn Council had concerns about the ability of the proposal to meet the Residential Flat Design Code (now the Apartment Design Guide) and SEPP 65. Council also considers that 25% of the site should be public open space. SJB Architects and Planners were commissioned to undertake a critical review of the proposal as exhibited, including the indicative structure plan, its ability to comply with SEPP 65, testing of FSRs on a block by block basis, and the level of provision of open space and provide recommendations in relation to any amendments to the proposed zones, development standards and built form controls resulting from their findings.

3.1 Consultant’s methodology The methodology adopted by the urban design consultant comprised a review and/or analysis of the indicative structure plan, the road network/street reserves, open space, built form, massing, shadow impact, yield and staging. Broad principles The consultant’s methodology was based on the following broad principles, as set out in their report at Appendix C. • Street layout and hierarchy is a primary driver for the configuration of the entire precinct. • Building heights should identify gateways to and key destinations in the precinct. • All residential areas within the precinct should be within 200m of an area of local open space. • Block layouts and building footprints should be designed to comply with SEPP 65. • Small block grid patterns should be encouraged to ensure a fine grain of development and maximise permeability. • Building footprints should enable gaps and views between buildings to provide for outlook and privacy and to promote permeability. • Building setbacks should increase with distance from the town centre.

Page 8 Carter Street Priority Precinct Finalisation Report 3.2 Consultant’s findings Revised structure plan In summary the consultant recommends a number of amendments to the indicative structure plan related to the following (see Figure 6). • Reorientation of the grid style street network layout square to Carter Street to maximise solar access performance of future built forms. • Retention of Uhrig Road on its existing alignment to address existing land ownership. • Relocation of the John Ian Wing Parade extension to the north to align to existing lease arrangements. • Provision of an additional intersection on Hill Road with a new east-west street parallel to Carter Street for alternative access to the precinct, as the Carter Street / Hill Road intersection is impacted upon by M4 Motorway / Parramatta Road traffic congestion. • Removal of indicative vehicular connections through to Old Hill Link at the request of SOPA as they are restricted by the existing bus parking area. The potential remains for these connections to be made in the future if required. • Enlargement and repositioning of the major open space from 1.8ha to 2.98ha to accommodate two full size sports fields in addition to passive recreation and detention basin functions. • Reconfiguration of the smaller open spaces to provide two parks and one hardscape space within the local centre ranging from 1,200sqm to 5,200sqm. • Widening of the linear reserve along the southern bank of Haslams Creek from 10m to 20m. • Designation of a two hectare (2ha) school site to the north of the major open space. • Consolidation of the local centre around Uhrig Road rather than extending along the rear of properties fronting the southern side of Edwin Flack Avenue. • Extension of the Enterprise Corridor to the west of Birnie Avenue given constraints associated with existing pipeline easements and the preference to locate residential development away from the M4 Motorway.

Development Yields The review tested the development yields on a block-by-block and building-by-building basis using all of the developable land, including the potential forgone for new roads and parks. The consultant’s test scheme indicates the residential yield within the precinct could be approximately 6,100 dwellings based on 606,873sqm GFA and 1 dwelling per 100sqm of residential GFA. The Department’s Urban Feasibility Model was also re-applied to the precinct. Due to changes in market conditions, their subsequent testing indicated that another 500-900 dwellings, or a total of 6,400 dwelling are feasible. Therefore, even though the overall FSR remains the same as that exhibited, the review has demonstrated that the dwelling capacity could range from the 5,500 exhibited up to 6,400 depending on final dwelling sizes and actual take-up rates. The retail yield in the consultant’s test scheme is 11,025sqm GFA, though it is noted that the building envelopes have the capacity to deliver more retail, if required to meet the 12,000sqm in the exhibited proposal. The consultant’s test scheme also includes 30,139sqm of commercial GFA within the local centre. As the proposed employment land, the B6 Enterprise Corridor, is to be extended there is potential to deliver approximately 204,000sqm GFA which could equate to approximately 6,800 jobs, based on

Carter Street Priority Precinct Finalisation Report Page 9 the rate of 1 job per 30sqm. However, as identified in the Planning Report the traffic assessment utilises 111,000sqm of employment GFA due to existing traffic conditions and the anticipated take- up rates of this sector.

Figure 6 Revised Carter Street Precinct structure plan

Open Space The revised total open space across the precinct has an area of approximately 4.75ha which equates to 14% of the area proposed as residential/local centre (33.6ha) and 9% of the total precinct area. This calculation excludes the bio-retention swale and the landscape setbacks along Carter Street, Hill Road and from the M4 Motorway which would be maintained in private ownership. It also excludes the existing public reserve owned by Auburn City Council at the corner of Carter Street and Hill Road due to its poor useability and the likelihood it will be compromised by future M4 Motorway works. This reserve is proposed to remain RE1 Public Recreation in the interim; however it could eventually be rezoned to B6 Enterprise Corridor as proposed for the adjoining employment land, once road requirements have been determined. The extent of open space is considered to be consistent with the level of provision for similar urban development sites including Wentworth Point, Victoria Park in Zetland and the former ACI site at South Dowling Street as explained in detail in Section 8.3. SEPP Amendments The exhibited proposal and associated planning framework proposes to amend the current planning framework under the Auburn LEP through a SEPP Amendment including amendments to the Land Use Zoning Map, Height of Buildings Map and Floor Space Ratio Map. The peer review examined

Page 10 Carter Street Priority Precinct Finalisation Report each of the proposed maps and recommends changes to all three based on the findings outlined above. The proposed changes are summarised below.

Zoning The review recommends changes to the zoning plan to align with the changes to the indicative structure plan. It also recommends that the nominated school site be zoned SP2 Infrastructure and the Sydney Water Pumping Station (SPS) at the western end of the precinct be zoned RE1 Public Recreation, consistent with the proposed zone for the surrounding land. The SPS is permissible in the RE1 zone under SEPP (Infrastructure) 2007. It is noted that the RE1 land surrounding the SPS is not in public ownership.

Building Heights The review recognised that there was little variation in the proposed height controls across the precinct and that there was opportunity to deliver a range of different heights to achieve a varied built form. The review proposes a cluster of three towers ranging from 20-30 storeys to mark the Uhrig Road local centre and recommends taller buildings be positioned at the south-eastern corner of the site to mark the entry point off Birnie Avenue, adjacent to the M4 Motorway. Further it recommends the proposed taller elements along Hill Road be lowered and buildings to the north and along the eastern and western edges of the public open spaces be restricted to a maximum of 8-12 storeys to mitigate the impact of overshadowing whilst maintaining an appropriate scale of development to contain the space. Building heights are recommended to be increased on the landholdings to the west of Hill Road and east of Birnie Avenue at the south-eastern corner of the precinct as the review recognised that these sites had the potential to accommodate additional yield and to provide a greater incentive to redevelop.

Floor Space Ratio The review states that it is important to note that the FSR control should be the determining factor. The FSR control is intended to restrict development such that the maximum height cannot be achieved in every building across an individual block. The FSR control would therefore result in a variety of heights across individual height zones. The review recommends redistribution of the exhibited FSR that makes provision for new roads and parks to achieve the desired in built form outcomes and to marry with the proposed changes in building heights. The consultant’s resultant FSRs range from 1.5:1 to 4:1 inclusive of proposed roads (refer Appendix C). In terms of overall development potential, this is consistent with the exhibited FSR controls.

Active Street Frontages Under Auburn LEP the B2 Local Centre zone permits the construction of stand-alone residential flat buildings. The review considers that an active street frontages control needs to be introduced to key areas of the B2 zone to ensure that active street frontages are achieved in such locations. The review includes a draft Active Street Frontages Map (see Figure 7) supported by an Active Street Frontages clause. Although Auburn Council also requested such a map and clause be included in the LEP, in subsequent advice they confirmed their preference that it be inserted into the DCP.

Carter Street Priority Precinct Finalisation Report Page 11

Figure 7 Proposed DCP Active Street Frontages Map

Key Sites The review also recommends the identification of key sites within the precinct that are proposed to have height controls of 20 or more storeys and are typically the gateway or landmark sites that form the markers within the precinct. The purpose is to achieve a higher level of design quality with these landmark buildings by requiring a Stage 1 DA to establish overall massing, building heights, public domain interfaces and delivery of infrastructure to ensure that each site is considered in its entirety. The draft DCP as exhibited contains a provision for an initial development application for the major land parcel in the precinct that addresses these key site issues. Council has indicated their preference that these matters remain in the DCP. DCP Amendments The only changes recommended by the review in respect of the draft DCP relate to ensuring that the appropriate character is achieved through street typologies, appropriate building setbacks and building lengths. As a consequence of the matters raised above, the review recommends consequential amendments to all draft DCP maps including the indicative structure plan, the street network, the public spaces plan, the setbacks plan and the pedestrian and cycle access plan. Changes are also recommended to the wording of Section 4.2 Setbacks and public domain interface to reflect the amended setbacks and Subsection 4.1(3) Building height and form in relation to separation distances and building footprint sizes. Revised street sections are also proposed. These changes are outlined in detail in the consultant’s report at Appendix C.

Page 12 Carter Street Priority Precinct Finalisation Report 3.3 Conclusion In principle the Department agrees with the consultant’s recommendations with the exception of the proposed increase in building height. Where the consultant recommends one x 30 storey building, four x 20 storey buildings, the Department recommends that the maximum height be limited to 22 storeys for the five tallest buildings to ensure that the 30 storey residential towers within Sydney Olympic Park remain the dominant built form elements of the wider Olympic Peninsula. By way of comparison, the proposal as exhibited provided for five x 20 storey buildings. This approach means that the FSRs would range from 1.5:1 to 3.5:1 inclusive of proposed roads to ensure that they correspond to the proposed height refinements. In summary the Department endorses the key recommendations of the urban design consultant which comprise revisions to the exhibited maps and consequential amendments to the DCP. Notably the revisions to the proposed land use zoning map incorporate the following: • an enlarged B2 Local Centre zone focussed on Uhrig Road; • a marginally larger B6 Enterprise Corridor zone; • a significantly increased RE1 Public Recreation zone; • a reduced R4 High Density Residential zone; and • the introduction of the SP2 Infrastructure zone to identify the school site. It is noted that the land to be zoned RE1 Public Recreation and the SP2 School would be subject to a land acquisition clause. The school site, which is the subject of a draft voluntary planning agreement as set out in Section 5, would comprise 1ha for the school with the remainder as open space associated with the school, to be made available for public use outside of school hours. The Department generally supports the more detailed height and FSR maps proposed by the review except that: • heights should range from 24m (6 storeys) to 72m (22 storeys), and • FSRs should range from 1.5: to 3.5:1 corresponding to the revised height map. The Department also supports the inclusion of an active frontages map in the DCP.

Carter Street Priority Precinct Finalisation Report Page 13 4 Pipeline easement A number of oil and gas pipelines traverse the Carter Street Precinct within a services easement through private landholdings on the south side of Carter Street. As a result of discussions with NSW Trade and Investment which highlighted the presence of this easement, the Department commissioned an assessment of the risks associated with the pipelines to understand the potential impacts, if any, on the type of development proposed within the precinct. The up to 40m wide easement runs parallel to Carter Street for the full length of the precinct (as illustrated in the setback diagram in the proposal and Figure 12 of Appendix C). The risk assessment concluded the high density residential on the north side of Carter Street was acceptable given the distance between the pipelines and the proposed development. However, for the areas on the south side of Carter Street it was recommended that despite the very low risk, consideration should be given to limiting development on the southern edge of the easement to two storey business uses for the first 20m. In view of these findings, the Department has recommended that the proposed residential zoning to the east of Birnie Avenue and south of the Carter Street alignment be altered to match the adjacent proposed B6 Enterprise Corridor zone. This change is consistent with Auburn Council’s position that the B6 zone is appropriate adjacent to the M4 Motorway. The Department recommends that in finalising the DCP for the precinct, appropriate controls be included to limit development on the south side of Carter Street as discussed above.

Page 14 Carter Street Priority Precinct Finalisation Report 5 Regional infrastructure contributions The exhibited proposal for the Carter Street Priority Precinct highlights the need for regional infrastructure to support the proposal including a primary school and upgrades to the regional traffic network, in particular the four gateways to the wider Olympic Peninsula: from the M4 Motorway and Parramatta Road at Hill Road, Parramatta Road / Birnie Avenue, Silverwater Road / Holker Street and Homebush Bay Drive / Australia Avenue (refer Section 6 in the Planning Report). Concern was raised through the consultation process about the timing and delivery of this infrastructure. Department of Education and Communities also confirmed the need for a primary school to support the proposed growth within Carter Street. Through the urban design peer review a 2ha school site was identified, comprising 1ha for a primary school and 1ha for supporting open space, which would be publicly accessible outside school hours through arrangements to be agreed at the DA stage. DEC has advised that the identified site meets its needs in terms of size and location. TfNSW is currently preparing a regional traffic study for the Greater Parramatta to Olympic Peninsula Priority Growth area which is identified in A Plan for Growing Sydney . The study will confirm the upgrades required to the regional transport network for the greater area and identify delivery and funding mechanisms. The Department considers that it is appropriate that developers within the Carter Street Precinct provide contributions toward regional infrastructure similar to the approach taken in greenfield areas where there is potential for a significant impact on regional infrastructure. The Government’s policy on regional infrastructure contributions for greenfield areas sets out that developers contribute 50% of the cost of infrastructure required for regional road infrastructure and land for social infrastructure i.e. schools. Accordingly a clause has been included in the draft SEPP which requires a developer to demonstrate that satisfactory arrangements are in place for the provision of designated State public infrastructure prior to approval being granted for subdivision or development for residential accommodation or commercial purposes. Further, the major landowner within the precinct (Goodman) has offered to enter into a voluntary planning agreement (VPA) to establish arrangements for delivery of regional infrastructure contributions to support development envisaged within their landholdings. This offer comprises dedication of the 2ha school site and a cash contribution of $100 per sqm of floor space (approximately $55 million) toward regional road upgrades. Based on an average apartment size of 100sqm the cash contribution per dwelling would be $10,000. The Department has carried out a benchmarking analysis of regional infrastructure contributions within greenfield areas across the state which confirms that $10,000 per dwelling is generally consistent with the rates that apply in greenfield areas. Based on the cash contribution rate of $100 per sqm to be applied to the major landholding there is potential to generate a further $10 million from the remaining areas which are proposed to be zoned for high density residential development within the precinct.

Carter Street Priority Precinct Finalisation Report Page 15 5.1 Goodman draft VPA Goodman Property Services (Goodman) is the major landowner within the Carter Street Priority Precinct, owning 27ha or half of the precinct. This area represents 80% of the land proposed to be rezoned for residential or local centre (mixed use) purposes. A draft VPA has been negotiated between the Department and Goodman which would deliver cash payments of around $55 million toward regional road infrastructure delivered across five Contribution Areas (as shown at Figure 8) and a 2ha primary school site, comprising 1ha for the school and 1ha for associated open space. The cash payments would be generated from the maximum allowable gross floor area on the relevant land under the amended LEP charged at $100 per sqm. Under the terms of the draft VPA the school site would need to be dedicated to the Minister for Planning (or the Minister’s nominee) by September 2026. The developer will also be required to remediate the site and issue the Minister with a Site Audit Statement which certifies that the school site is suitable for the proposed uses of a primary school and for public sports and playing fields, either unconditionally or subject to conditions which are acceptable to the Minister with a $1m security retained for 12 months after dedication. The cash contribution applicable to each Contribution Area would need to be paid prior to any development approval being granted within that area. Public notice of the draft VPA was given between 29 July and 2 September 2015.

Figure 8 Goodman VPA Contribution Areas

Page 16 Carter Street Priority Precinct Finalisation Report 6 Issues raised in public submissions The issues raised most frequently in the public submissions were: • traffic; • public transport; • schools; • odour; • parking; and • community services and facilities. In addition, the following issues were raised in less than five submissions each: • building height and density; • open space; • noise; • affordable/public housing; • retail services; and • contamination. The Department’s consideration of these issues is provided below. Copies of the submissions are on the Department’s website.

6.1 Traffic Issues raised A key area of concern for local residents is the existing traffic congestion around Sydney Olympic Park, and that additional development at Carter Street is likely to exacerbate this situation. In particular the intersections at Australia Avenue / Homebush Bay Drive (DFO roundabout) and Bennelong Parkway / Hill Road, and along Parramatta Road, Holker Street and Silverwater Road were identified as areas experiencing traffic congestion. Carter Street and its intersections with Birnie Avenue and Hill Road were also highlighted as areas of concern. Further, the traffic situation worsens when events are held at Sydney Olympic Park. Submissions requested the following. • No development proceed until transport network improvements are delivered. • A regional traffic assessment be prepared, taking into consideration cumulative impacts of the developments within the wider area. • The impacts of WestConnex on the precinct be further considered. • A westbound off-ramp be provided at Hill Road, in addition to the eastbound on-ramp which has been funded as part of WestConnex.

Carter Street Priority Precinct Finalisation Report Page 17 • Hill Road be reclassified from a local road to a major road to reflect its role as a strategic link to and from Sydney Olympic Park. Response The Department acknowledges that the regional transport network which services the precinct experiences congestion in peak periods. Further the traffic study which was exhibited for Carter Street (Parsons Brinkerhoff November 2013) confirmed that this congestion would be exacerbated as a result of elements of the Carter Street proposal and other growth planned within the wider area, particularly for the regional gateways to the precinct at Parramatta Road / Hill Road and Parramatta Road / Birnie Avenue. The NSW Government is committed to delivering transport improvements to this area. The new metropolitan strategy A Plan for Growing Sydney identifies the Greater Parramatta to Olympic Peninsula Growth Area, which includes Carter Street. The strategy notes that establishing a priority growth area allows the Government to better plan and co-ordinate investment in infrastructure so that it is delivered where and when it is needed to facilitate development. To address infrastructure planning for this growth area TfNSW is currently preparing a regional traffic study to identify the impacts of WestConnex and confirm the specific upgrades required to the regional transport network. The study will also consider traffic impacts associated with events at Sydney Olympic Park. To ensure that development within the precinct contributes to the cost of necessary upgrades to the regional road network a clause has been included in the draft SEPP which requires a developer to demonstrate that satisfactory arrangements are in place for the provision of designated State public infrastructure prior to approval being granted for subdivision or development for residential accommodation or commercial purposes. Further, as noted in Section 5.1 a draft VPA has been negotiated with the major landowner, Goodman, which will generate around $55 million in cash contributions. TfNSW has identified the potential to provide a westbound off-ramp from the M4 Motorway at Hill Road. There is potential to allocate some funding for the westbound off-ramp from any VPAs that are negotiated for the precinct, including the Goodman VPA. Proposed land acquisition requirements for such a ramp are indicated on the proposed amendments to the Auburn LEP Land Acquisition Map. The traffic study exhibited for Carter Street confirmed that the local traffic network can support the proposed residential and retail development and up to 111,000sqm of commercial / employment floor space. This quantity of commercial / employment floor space is likely to either exceed or reflect the take up within those areas proposed to be zoned for employment purposes. A number of local intersection upgrades, also required to support the proposal, are outlined in the infrastructure schedule which formed part of the exhibited Planning Report.

6.2 Public transport Issues raised The adequacy of the public transport network to support the proposal was raised as an area of concern. Public transport improvements are considered to be required as a matter of priority and prior to any additional development. The following specific issues were highlighted. • Future residents are unlikely to use public transport given that most of the site is over 800 metres from Olympic Park Train Station.

Page 18 Carter Street Priority Precinct Finalisation Report • Services to Olympic Park Train Station are not direct and frequency is inadequate, and direct services should be provided during commuter times. • A bus link should be provided to Auburn or Lidcombe station given that the site is not in close proximity to public transport. • Bus services in the area are limited, over capacity, infrequent and often delayed. • There are concerns about whether additional buses can adequately address public transport needs. • More direct public transport routes are required from Wentworth Point to Rhodes. • Direct non-stop peak bus services are needed between Strathfield Station, Sydney Olympic Park and Wentworth Point for commuters to Sydney Olympic Park and would also provide benefits for the precinct. • Ferry services will be inadequate to service the growing population in the area, and are not frequent enough for commuters. • Parking at the ferry wharf is inadequate. • Viability of ongoing and/or increased ferry services may be compromised by foreshore water damage. • Detailed plans for the light rail from Homebush Bay to Parramatta have not been provided. • There are very limited transport options from Wentworth Point to Parramatta, given its significance as an employment centre. • The public transport options from the site are too limited to achieve any significant mode shift. Response The distance to Olympic Park Train Station is acknowledged, however a range of initiatives will improve public transport connections to and from the precinct as discussed below. • Bus service improvements as indicated in the exhibited transport report will be delivered as development progresses within the area, and may include a direct service to Parramatta, faster services to Burwood and Strathfield and extended hours of operation. • 25 additional Parramatta River ferry services were recently introduced, supported by an upgrade to the Olympic Park Ferry Wharf. • The construction of the Homebush Bay Bridge, due for completion in March 2016, will improve access from Wentworth Point to Rhodes Train Station. Further, the NSW Government has committed $1 billion to accelerate work on the Parramatta Light Rail proposal. The Government is currently investigating the feasibility of four potential light rail routes, including one from Parramatta to Olympic Park and Strathfield / Burwood, to identify the best option to improve public transport connections between Parramatta and key destinations in the Western Sydney area. Infrastructure planning for the Greater Parramatta to Olympic Peninsula Growth Area discussed in Section 6.1 will also consider the need for additional public transport infrastructure. There are no additional commuter parking spaces proposed for the ferry wharf at this stage since it is intended to be mainly used by local passengers and not as a destination interchange.

Carter Street Priority Precinct Finalisation Report Page 19 6.3 Schools Issues raised Concern was raised over the adequacy of education facilities in the area, including both primary and secondary schools. Newington Public School is significantly over capacity, and currently has 12 demountable classrooms which is limiting playground area. The submissions note that a primary school is to be provided as part of the proposal, but raise concern that a specific site has not been identified, and request that the school be provided in the early stages of development. The need for a high school in the local area was also raised, with concerns that students in the area currently have to travel to Strathfield. Response A proposed new primary school at Wentworth Point, expected to be completed by 2017, will alleviate pressure on Newington Public School. Further, DEC has confirmed that the development proposed within the precinct would generate demand for an additional primary school. As part of the urban design review a 2ha school site has been identified to the north of the precinct adjacent to the major open space (refer Section 3.2), with 1ha to accommodate the school and 1ha for open space which would be available for the school during school hours but open to the public at other times. The 2ha school site is the subject of a VPA, which requires it to be dedicated to the NSW Government, as set out in Section 5. DEC has confirmed that the proposed site meets its needs for a future primary school and that it is satisfied with the arrangements for its dedication under the draft VPA. DEC has also confirmed that it is considering options for a new high school site within the wider area.

6.4 Odour Issues raised Submissions raised concern about the odour impacts of the Lidcombe Liquid Waste Treatment Plant both on existing residents of Newington, and on future residents of the precinct. Many submitters request that the operations at the plant cease and be relocated elsewhere. Response The Lidcombe Liquid Waste Treatment Plant is the largest liquid waste treatment facility in NSW and provides critical capacity for this sector of the State's economy. In addition to its capacity to treat large volumes of liquid waste, it also has the capacity to treat a wide range of liquid waste types, including some that have few, if any, other treatment options in NSW. The Department acknowledges that the plant currently has significant odour impacts on the surrounding area, particularly residents at Newington, and that the facility would impact on future residents of the precinct. Further, the site of the plant has been identified for mixed use (residential and commercial) under the Sydney Olympic Park Master Plan 2030, and zoned B4 Mixed Use under the State Environmental Planning Policy (Major Development) 2005. The liquid waste treatment plant site is leased by a private operator from the NSW Government, with the current lease arrangements due to expire in 2025. Given the existing adverse impacts and changing land uses within the vicinity of the facility it is considered that it will need to cease operations, and that the lease should not be extended beyond its existing terms. However, it is important that at the same time a plan is established for the long term treatment of liquid waste streams across Sydney and NSW.

Page 20 Carter Street Priority Precinct Finalisation Report Accordingly, the Department established an interagency working group comprising representatives of Department of Planning and Environment, Department of Premier and Cabinet, Waste Assets Management Corporation (the landowner), Environment Protection Authority, Sydney Olympic Park Authority and Sydney Water. To assist the interagency working group the Department engaged an environmental consultant to prepare a study to consider options for ensuring alternative liquid waste treatment capacity is available. The report identifies potential locations for a new plant for further examination.

6.5 Car parking Issues raised The following concerns were raised about car parking. • Insufficient car parking has been provided, should be at least 1 space per bedroom, and visitor parking should be increased to 0.5 spaces / dwelling. • Inadequate parking is available for existing residents in the surrounding area. • Special event parking restrictions are required. Response The proposed car parking rates for residential uses are considered appropriate as they are consistent with Auburn Development Control Plan 2010 except that the proposed rates are maximum rates. It is considered unlikely that the proposal would result in increased demand for parking in surrounding existing residential areas such as Newington and Wentworth Point, given their distance from the precinct. It is the responsibility of SOPA to accommodate event car parking. The Carter Street Transport Impact Assessment confirmed that Carter Street and Uhrig Road are the subject of a traffic management designation under the Sydney Olympic Park Authority Act 2001. These streets currently have a 2 hour parking restriction during events, effectively removing event parking from these areas. Parking restrictions could be imposed for new streets within the precinct, supported by a parking permit scheme for residents, to achieve a similar result. This would be subject to further consideration by Auburn Council.

6.6 Community facilities and services Issues raised The need for the following additional facilities to support the development was raised in submissions: • community and health facilities, including an early childhood health centre; • emergency services facilities; • additional library facilities; and • day care and preschool facilities. It was also suggested that a social planning study be prepared by the Department, Auburn Council and Sydney Olympic Park Authority for the wider Sydney Olympic Park area to identify necessary community facilities and services, and exhibited and finalised before rezoning of the precinct.

Carter Street Priority Precinct Finalisation Report Page 21 Response The Planning Report identifies the need for a community facility to support the proposal. The final location and size of the facility, and the need for additional local community facilities such as libraries, would be resolved as the project progresses. It is understood that Council it to revise its section 94 contributions plan following any rezoning of the precinct, and this would include further details of contributions towards local community facilities. Health and emergency services facilities would be delivered by NSW Health and the relevant emergency services providers as appropriate. The Planning Report also identified the need for two child care centres to support the proposal. The proposed R4 High Density Residential and B2 Local Centre zones allow child care centres with development consent.

6.7 Density and height of buildings Issues raised Concerns were raised about the density of development and height of buildings including that high rise buildings are not appropriate or justified and eight storeys should be the maximum height for residential buildings. The Urban Taskforce considers that: • the built form controls are too prescriptive in identifying specific sites for taller buildings; • the precinct could support more buildings with heights in excess of 20 storeys; and • buildings of up to 30 storeys consistent with Sydney Olympic Park may be suitable. Response The urban design peer review confirmed that the maximum overall density of development is appropriate as are taller buildings in certain locations such as the local centre and key gateways to the precinct. The review recommends building height limits ranging from 24m (6 storeys) to 68m (20 storeys) with one building to 100m (30 storeys) to ensure a variety of building forms. However, as set out in Section 3.3, the Department recommends heights ranging to 72m (22 storeys); to ensure that the 30 storey residential towers within Sydney Olympic Park remain the dominant built form elements of the wider Olympic Peninsula.

6.8 Open space Issues raised The following concerns were raised about the proposed provision of open space. • Not enough open space has been provided for the proposed population. • Bicentennial Park is a regional facility and is over capacity and local parks are needed within Carter Street. • Playing fields are needed for local team sports. Sydney Olympic Park facilities are only available for elite sports, and only two playing fields are currently available for community sports clubs within Auburn local government area. • Playgrounds should have shade facilities so they can be used year round. • The proposal does not enhance and complement the bush and water frontage within Newington on the other side of Haslams Creek.

Page 22 Carter Street Priority Precinct Finalisation Report Response As part of the urban design review the amount of open space in the precinct has been increased to 4.75ha. The major open space has been increased from 1.8ha to 2.98ha which can accommodate two full size sports fields for formal recreation, in addition to also performing passive recreation and detention basin functions. This open space has also been located more centrally to improve accessibility and has been set back from the Hill Road frontage. In addition the open space along the south shore of Haslams Creek has been confirmed as 20m wide and is proposed to be zoned RE1 to secure its delivery. Further consideration of the level of provision of open space is provided in Section 8.3. The detailed design of playgrounds is considered at development application stage.

6.9 Noise Issues raised Submissions highlighted that the noise impacts of the V8 Supercars has not been considered and that this along with noise from other events will result in unacceptable noise impacts on future residents. The Sydney Olympic Park Business Association considers that the design of residential developments should allow for increased major event noise levels and light spillage. The Royal Agricultural Society of NSW considers that: • reference should be made to Sydney Olympic Park Authority Act 2001 Section 48A which protects major events from noise impacts; and • consideration should be given to a significantly increased setback and/or construction of a significant commercial strip between any residential development and Edwin Flack Avenue.

Response The V8 Supercars event occurs once each year for a short duration. It has not been considered in the noise assessment on basis that the building treatment and glazing design to mitigate the associated noise levels would result in an unreasonable impact on the design quality and cost of apartments. An increased setback or commercial strip between residential development and Edwin Flack Avenue has not been included. However, existing commercial buildings within Sydney Olympic Park already provide a buffer to the precinct along some parts of Edwin Flack Avenue. Further, it is likely that additional commercial buildings will be constructed along this frontage under Sydney Olympic Park Master Plan 2030 , for example in the location of the existing bus parking. In addition, the proposed location of the school adjacent to Edwin Flack Avenue provides a substantial buffer between the adjacent stadium and residential development in this location. The school is also less likely to be impacted by major events which are usually held on weekends or in the evening. Section 48A of the Sydney Olympic Park Authority Act 2001 would apply to any residential development within the Carter Street Precinct, meaning that no action can be taken in relation to noise impacts associated with major events which do not exceed 85dB (A) (L A10, 15mins ) at the closest residential façade. This is discussed in further in Sections 8.7 and 9.1.

Carter Street Priority Precinct Finalisation Report Page 23 6.10 Affordable / public housing Issues raised The following was suggested in terms of delivering affordable housing within the precinct. • Housing NSW should be involved to provide public and affordable housing. • An affordable housing component should be provided and an affordable housing strategy developed for the wider Sydney Olympic Park area. • Increasing supply should not be the sole mechanism to address housing affordability, and housing affordability contributions should also be imposed. It was also requested that development controls are needed to encourage apartments with a range of bedroom numbers including for large families and to deliver features conducive to children living in medium and high rise apartments. Response The NSW Government’s metropolitan strategy A Plan for Growing Sydney includes an action to deliver more opportunities for affordable housing including through developing a comprehensive approach that involves all stakeholders and providing affordable housing in Government-led urban renewal projects. Given that the proposal had substantially progressed prior to the release of A Plan for Growing Sydney , and that the Government is currently working with stakeholders to develop a policy position on the delivery of affordable housing it would be unreasonable to require an affordable housing contribution for the precinct. Development in the precinct will be required to comply with the Apartment Design Guide which requires: • a variety of apartment types with the mix to be informed by population trends and market demands, and the apartment’s location in relation to public transport, employment and education centres, and • flexible apartment configurations to support diverse household types and stages of life.

6.11 Retail services Issues raised The lack of local retail services in the wider area was raised, in particular the need for additional facilities near Wentworth Point. Response The feasibility analysis exhibited for the proposal (JLL October 2013) estimated that the proposal would generate demand for 8,000–12,000sqm of retail floor space. A local centre forms part of the proposal which can support in excess of this quantity of retail development. Additional retail facilities are also expected to be developed within Sydney Olympic Park including within the town centre and at the Olympic Park ferry wharf site at Wentworth Point, and as part of the Wentworth Point Priority Precinct.

Page 24 Carter Street Priority Precinct Finalisation Report 6.12 Contamination Issues raised Submissions questioned why the contamination assessment only takes into consideration the south side of Carter Street and not the north side where residential development is proposed. Response A Land Capability Assessment (WSP Environment and Energy 2013) was carried out on behalf of Goodman for the land bounded by Sydney Olympic Park, Carter Street, Hill Road and Birnie Avenue, and has been made available on the Department’s website. The assessment comprised a review of previous contamination assessments, as well as additional investigations for the land to the west of Uhrig Road (15, 29-33 and 35 Carter Street) to address the lack of available information. Areas of concern identified in previous assessments include above and below ground storage tanks, soil stockpile areas, garage / maintenance and truck wash areas, and a sewer pumping station. The assessment notes that previous studies had confirmed that the land to the east of Uhrig Road (1- 13 Carter Street and 23 Uhrig Road) can be made suitable for residential and commercial development. The further investigations did not identify any additional areas of concern, and concluded that the land to the west of Uhrig Road is currently suitable for the proposed use, being residential with limited soil access and commercial, subject to the findings of further investigations of areas of concern. The assessment recommended the implementation of remediation actions plans subject to the outcome of the additional investigations. These would be carried out during subsequent stages of development. On this basis the Department is satisfied that the land can be made suitable for residential development and other sensitive uses such as a school. As noted in Section 5.1, the Goodman draft VPA requires confirmation of the suitability of the education land for use as a school and public sports and playing fields.

Carter Street Priority Precinct Finalisation Report Page 25 7 Comments from precinct landowners Some of the key landowners in the precinct raised a number of issues in their response to the exhibition. These issues are discussed below.

7.1 Goodman property landholdings Issues raised Goodman is the major landowner in the precinct. They control all of the land bounded by Hill Road, Old Hill Link/Edwin Flack Avenue (excluding frontage to SOPA lands), Birnie Avenue and Carter Street. A submission was received from Goodman which included an alternative structure plan (see Figure 9) for their landholdings within the precinct. To achieve the alternative structure plan Goodman is seeking an FSR of 2.75:1 and building heights of up to 25 storeys with one tower of 30 storeys resulting in a total of 7,500 dwellings within its landholdings .

Figure 9 Goodman alternative structure plan

Page 26 Carter Street Priority Precinct Finalisation Report Goodman considers that the traffic network could accommodate the increased density on the basis that the Department’s traffic study overestimated trip generation for the precinct. Goodman’s submission included advice from AECOM which recommends the application of a lower trip generation rates of 0.19 trips per dwelling in the AM peak and 0.15 trips per dwelling in the PM peak based on the Roads and Maritime Services Guide to Traffic Generating Development – Updated Traffic Surveys (2013/2014). The Department’s traffic study adopted 0.3 trips per dwelling. Goodman supports the provision of a westbound off-ramp from the M4 Motorway to Hill Road, and considers that this could be funded by development at Carter Street, Wentworth Point and Sydney Olympic Park. Goodman considers that the off-ramp would provide additional capacity in the network to support the requested density increases at Carter Street. Goodman also considers that the Department has overestimated the future population of the precinct by applying an occupancy rate of 2.1 people per dwelling. Goodman considers that 1.8 is a more appropriate rate based on Australian Bureau of Statistics data for Rhodes, Wentworth Point, Pyrmont and Zetland. Goodman considers that an FSR of 2.75:1 would be more consistent with controls applying to nearby sites including Sydney Olympic Park (ranging from 12:1 within the town centre to 5:1 at adjacent to the precinct), and the Wentworth Point Priority Precinct (ranging from 1.25:1 to 2.6:1), as well as controls for other Priority Precincts. Goodman’s submission includes an economic appraisal prepared by SGS Economics which concludes that the economic benefits of allowing higher densities within the precinct outweigh the costs. Notably, the Goodman submission does not comment upon the economic feasibility of the Department’s exhibited proposal. Goodman notes that its landholdings comprise a number of buildings that are the subject of short, medium and long term lease arrangements. Goodman raises concern that the exhibited proposal has not taken into consideration these lease arrangements and the sequence of expiration, which would constrain the orderly development of the precinct. Goodman’s revised structure plan relocates a number of proposed roads to align with these lease expiry timeframes, and includes a proposed staging plan (see Figure 10). Goodman also raises concern about the nature, extent and cost of infrastructure contributions outlined in the Department’s proposal. Goodman considers that a number of the items identified in the exhibited infrastructure summary would provide wider benefits beyond the Carter Street Precinct and that arrangements are required for offsetting these infrastructure costs against section 94 contributions. Goodman considers that either a voluntary planning agreement or an amendment to Auburn Council’s section 94 plan is required prior to rezoning. Response The Department is satisfied that the traffic generation rates used in the transport study are appropriate for this precinct. As noted in Section 6.1, the Department is in discussions with TfNSW about the potential to provide a westbound off-ramp at Hill Road from the M4 Motorway. The implications of such an off-ramp are to be assessed as part of a regional traffic study that will consider the impacts of WestConnex and identify the upgrades required to the regional transport network. Since preparing their submission, Goodman has made an offer to enter into a VPA for designated State public infrastructure for its landholdings at Carter Street as discussed in Section 5.1. Goodman’s VPA could contribute to regional road improvements such as a westbound off-ramp from the M4 Motorway to Hill Road.

Carter Street Priority Precinct Finalisation Report Page 27

Figure 10 Goodman staging plan

The Department does not support an occupancy rate of 1.8 persons per dwelling for the precinct. A review of the Australian Bureau of Statistics data demonstrates that Rhodes has an occupancy of 2.3 persons per dwelling, Wentworth Point 2.0, and Pyrmont 2.1. Furthermore as noted in Section 8.1 the Department supports Auburn Council’s position that the occupancy rate may be higher than 2.1 persons per dwelling, as it is likely to be similar to areas such as Rhodes and Newington at 2.3 and 2.4 persons per dwelling respectively. The urban design peer review (refer Section 3) examined the proposed density in the precinct with a view to achieving a good urban design outcome for the site and the desired future character of a variety of building forms with landscaped setbacks and new open spaces. Furthermore, the review recommended the distribution of the exhibited floor space across the precinct ranging from 1.5:1 to 4.0:1 inclusive of roads to achieve the desired built form and to reflect the revised street layout that addresses Goodman’s concerns regarding existing leases and staging. As set out in Section 3.3, the Department recommends the FSRs range from 1.5:1 to 3.5:1. It is noted that the Department’s recommended revised proposal maintains an overall FSR of 2:1 across the Goodman landholdings consistent with the exhibited proposal. The Infrastructure Summary in the Planning Report indicates the extent of works required to support redevelopment of the Carter Street Precinct. Delivery of the individual items would be negotiated with developers at the DA stage, although it is acknowledged that as some of the requirements would benefit the greater area they should be considered as a works-in-kind offset against any section 94 contribution. The Department is aware that Council intends to amend their section 94 Contributions Plan once precinct planning is finalised.

Page 28 Carter Street Priority Precinct Finalisation Report 7.2 Landholdings west of Hill Road Issues raised A submission was received from the landowner of Lots 4 and 5 DP 1081374, comprising the triangular area of land to the west of the stormwater drainage channel. The submission raises concerns about the viability of the proposed four storey residential development given the costs of remediation and flood mitigation, and that only a small area can be built upon due to existing easements and proposed setbacks. On this basis amendments are sought to the proposal to allow a mix of six and eight storey development. A submission was also received from BBC Consulting Planners on behalf of a prospective purchaser of Lots 4 and 5 DP 1081374, and Lot 1 DP 747776. The submission requested that the proposal be amended to zone Lot 1 DP 747776 to R4 High Density Residential instead of B6 Enterprise Corridor on the basis that building design could address the noise impacts from the M4 Motorway. It was also requested that the built form controls be amended to allow for 20 storey development across these three lots on the basis of that the land available for development is constrained by a number of easements. Response Consistent with the assessment of the pipeline risk described in Section 4, the B6 Business Enterprise zone is recommended for the entire M4 Motorway boundary, with the exception of the triangular land parcel at the western end. Development along the southern edge of this parcel is precluded by the easement itself. However, as the urban design review recognised that the sites proposed to be zoned R4 west of Hill Road had the potential to accommodate additional yield and to provide a greater incentive to redevelop (refer Section 3.2), the review recommends that building heights be increased. The Department concurs with this view and recommends the FSR on these sites increase from 1.5:1 to 1.7:1 including new roads. To achieve these FSRs in the desired built form it is also recommended that the height limits be increased from 15m (4 storeys)/27m (8 storeys) to 42m (12 storeys) on the Hill Road parcel and from 15m (4 storeys)/22.9m (6 storeys) to 55m (16 storeys) on the triangular parcel.

7.3 12-14 Birnie Avenue Issues raised A submission was received from JBA Urban Planning Consultants on behalf of the landowners of 12- 14 Birnie Avenue located on the eastern side of Birnie Avenue. Concern is raised that the controls are overly restrictive in comparison to controls with other areas of the precinct and would impact on the development potential of the site. The following changes to the proposal are sought. • Business uses be permissible below shoptop housing in the R4 zone. • A 20 storey building be permitted within the site to better define the Birnie Avenue gateway to the precinct. • Buildings up to 8 storeys be permitted on the southern portion of the site. • An increase in overall FSR from 1.64:1 to 2.23:1. • Reduction of the 40 metre setback for residential development along the M4 Motorway to 20 metres, as 40 metres is not necessary for acoustic or air quality reasons.

Carter Street Priority Precinct Finalisation Report Page 29 • Reduction of the setback along the Birnie Avenue street frontage from 20 metres to 10 metres, consistent with other major streets in the precinct. Response As described in Section 4, assessment of the pipeline risk resulted in the recommendation that the B6 Business Enterprise zone extend along the M4 Motorway boundary. This change affects approximately two-thirds of the land parcel at 12-14 Birnie Avenue. Similarly as noted in the Planning Report, as the extent of commercial development needs to be limited until further transport initiatives are introduced, the FSR and height of this zone should remain at the 1.5:1 and 24m (6 storeys) as exhibited. In view of this change to business uses, it is proposed that the setback from the M4 Motorway be decreased to 20 metres and to 10 metres from Birnie Avenue. However, as the urban design review concluded that the northern portion of this site had potential to accommodate additional yield and to provide a greater incentive to redevelop (refer Section 3.2) the Department recommends that the FSR for this portion be increased to 3.5:1 with a height limit of 72m (22 storeys). Based on discussions with Council, the Department considers it unnecessary to alter the permissible uses in the proposed R4 zone.

7.4 Landholdings south of Carter Street Issues raised A number of the landowners on the south side of Carter Street have lodged various submissions regarding the impact the exhibited proposal would have on their existing operations. Their main concerns relate to the following. • Insufficient justification for the loss of existing industrial land in the light of the West Central Subregional Strategy (2007) and the Auburn Employment Lands Study (2008) • Perceived land use conflicts relating to hours of operation should the north side of Carter Street be rezoned to high density residential while the south side retains its existing uses. • Future viability of the existing businesses and the unlikelihood of redevelopment to other business or commercial uses in the short to long term. • Constraints to residential development including: o noise from events in Sydney Olympic Park and existing industrial activities; o contamination from past uses; o odour issues from the liquid waste treatment plant; o pipeline easement; o distance to public transport; and o capacity of the local road network. Response The designation of the Greater Parramatta to Olympic Park Growth Area in the new metropolitan strategy A Plan for Growing Sydney has revised the earlier visions for the Carter Street Priority Precinct and other adjoining precincts. The new plan specifies that the emphasis is to deliver homes, local jobs and social infrastructure, which is consistent with the position expressed in the Planning Report. While it is acknowledged that there may be land use conflicts with respect to existing hours of operation, the proposed B6 Enterprise Corridor zone is consistent with the prevailing zoning along

Page 30 Carter Street Priority Precinct Finalisation Report Parramatta Road and the M4 Motorway. There is also the added burden of the pipeline easement that traverses these properties. In regard to the noted constraints to residential development within the precinct, it is considered these are satisfactorily addressed within this report.

Carter Street Priority Precinct Finalisation Report Page 31 8 Comments by Auburn Council Auburn Council raised a number of issues in their response to the exhibition. A copy of their submission is at Appendix A. Their issues are discussed below.

8.1 Community facilities Issues raised The proposal identified the need for a 578sqm community facility. Council questioned the assumptions used to determine this size including the rate of provision of 0.05sqm per person and occupancy rate of 2.1 people per dwelling. Council considers that 0.1sqm per person is more appropriate and would be consistent with the rate of provision in Newington. Council also considers that the occupancy of the area is more likely to be similar to areas such as Rhodes (2.3) and Newington (2.5) rather than Wentworth Point (2.0), Pyrmont (2.1) and Zetland (2.1), and that an occupancy rate of 2.4 would be more appropriate for estimating future population in Carter Street. Council requested that a stand-alone facility be provided within the first stage of residential development. Council also suggested that a multi-purpose indoor recreation facility could be included within the precinct to service the wider area, possibly through adaptive use of a building within the proposed B6 Enterprise Corridor zone. Response The Department agrees with Council’s argument that the occupancy rate in this location may be higher than 2.1 people per dwelling. The appropriate size of the community facility can be resolved by Council through the revision of its section 94 plan. Details of the facility would be subject of further discussions with Council at DA stage. The Instructure Summary included in the Planning Report has been amended accordingly, as set out in Section 10, Table 2. There is also potential that a multi-purpose indoor recreation facility could be funded through section 94 contributions, however any acquisition of a site within the precinct would need to be negotiated by Council.

8.2 Education facilities Issues raised Council made the following comments on the proposed primary school. • A specific 3 hectare site should be identified for the school and zoned SP2 Infrastructure. • The school site should be located away from Hill Road and Carter Street. • The traffic impacts of the school should be considered. • The school should have its own open space and should not rely on use of council open space as this would constrain recreation opportunities of the resident population.

Page 32 Carter Street Priority Precinct Finalisation Report • The school should be operational by at least the beginning of stage 2 of the project. Council also considers that an additional high school is required to support growth in the wider area. Response DEC has confirmed that it requires a 2ha school site within the Carter Street Precinct comprising 1ha for a primary school and 1ha for open space including playing fields which would be publicly accessible out of school hours. The urban design review identified a 2ha school site to the north of the precinct adjacent to the major open space. This parcel is the subject of a VPA in which is discussed in in Section 5.1. The VPA sets out requirements for the land to be dedicated to the NSW Government. The school site is located away from Hill Road and Carter Street and would be accessed from a local road, potentially the John Ian Wing Parade extension. Further consideration of the traffic impacts associated with the school would be considered at DA stage. The timing of the school site would be determined by DEC which has advised that this will depend on progress of development within the precinct and availability of government funding. The VPA makes provision for the land to be dedicated no later than September 2026.

8.3 Public open space Issues raised Council considers that the proposed level of provision of open space is inadequate and should be increased to 25% of the proposed residential areas. In justification Council references the following urban development sites: • Wentworth Point Priority Precinct – 27% • Rhodes – 18% • Harold Park – 35% • Victoria Park – 30% Council also references the Queensland Urban Land Development Authority Park Planning and Design Guideline November 2011 which includes a design standard of one ‘neighbourhood recreation park’ of 0.5-1.0 hectares per 1,000 – 1,500 population. Council considers that sports fields are required to support the additional population as there are limited facilities in the wider area. Council also requests that a Landscape Master Plan and Public Domain Plan be prepared with the lodgement of the first development application for the precinct. Council identifies the potential to connect the proposed foreshore open space along the southern bank of Haslams Creek to the trail beyond John Ian Wing Parade including a pedestrian crossing of John Ian Wing Parade, and to the other side of Haslams Creek to Newington. Response As set out in Sections 3.2 and 6.8 the revised indicative structure plan resulting from the urban design review proposes an increase in the total open space within the precinct to 14% of the residential / local centre area or 9% of the whole precinct. This excludes the existing Council reserve on Hill Road and the bio-swale as these areas will not provide usable open space. The major open space is enlarged to 2.98ha, an area that can accommodate two playing fields and other ancillary recreation areas. The changes to proposed open space are reflected in the amended Infrastructure Summary in Section 10, Table 2.

Carter Street Priority Precinct Finalisation Report Page 33 In determining an appropriate quantity of open space the Department has considered Council’s analysis of the proportion of open space provided within other urban development sites. For the Wentworth Point Priority Precinct, it is acknowledged that a large portion of the site has been identified for open space. However, that foreshore open space will meet the needs of the wider Wentworth Point peninsula. The total percentage of open space identified for the wider Wentworth Point peninsula is approximately 14%. For Harold Park it is noted that a third of this site has been identified for open space, however this also serves a wider function as a riparian and stormwater corridor rather than being based on an assessment of the needs of the future population. The Department also carried out an analysis of the open space at Victoria Park at Zetland and as well as the former ACI site at South Dowling Street, which confirmed that approximately 10% and 13% of these sites respectively have been identified as open space. On this basis the Department considers that the allocation of 14% of the site for open space is appropriate. The requirements for a Landscape Master Plan and Public Domain Plan are recommended to be added to the DCP. Connections to the existing Haslams Creek foreshore can be considered at DA stage.

8.4 Traffic impacts and road network Issues raised Council considers that a broader traffic study is required to identify the impacts of development at Wentworth Point, Carter Street and Sydney Olympic Park, and how these impacts will be addressed. Council has requested that the traffic study for the proposal should be updated to consider the impacts of WestConnex. Council also considers that a westbound off-ramp from the M4 Motorway to Hill Road is required. Council also considers that a car usage mode share reduction of 10% should not be used for the purposes of estimating traffic impacts unless light rail is provided. Council has concerns about the assumption used in the traffic study that only 65% of the potential employment floor space will be developed, and the traffic impacts should the take up be higher. Council has also questioned the calculation of floor space potential applied for the purposes of the traffic study, and to ensure that the impacts are properly assessed that calculation should be the same as that which applies under the proposed development controls. Council requested that the John Ian Wing Parade extension be provided with the first phase of development. Response As discussed in Section 6.1, TfNSW is undertaking a regional traffic study which will identify the impacts of WestConnex including the potential for a westbound off-ramp at Hill Road and confirm the upgrades required to the regional transport network. To ensure that development within the precinct contributes to the cost of the necessary upgrades to the regional road network a clause has been included in the draft SEPP which requires a developer to demonstrate that satisfactory arrangements are in place for the provision of designated State public infrastructure prior to approval being granted for subdivision or development for residential accommodation or commercial purposes. Further a draft VPA has been negotiated with the major landowner, Goodman, which will generate around $55 million in cash contributions which could be allocated to regional roadworks.

Page 34 Carter Street Priority Precinct Finalisation Report TfNSW is also examining regional improvements to the public transport network including bus services and the introduction of light rail from Parramatta. The transport study estimated mode share for cars (drivers and passengers) at 66%. This is based on percentages for surrounding areas including Newington (73%), Wentworth Point (78%), and Rhodes (50%). The mode share applied for Carter Street is considered to be appropriate given that the site has better access to public transport and jobs than Wentworth Point or Newington. It is considered that the mode share for cars could be lower if the additional public transport options were provided. The transport study assessed the potential impact of the employment lands if fully developed as commercial floor space, but concluded that the local traffic network could support 65% of total capacity or 111,000sqm of commercial floor space. The traffic generation figures for employment uses are considered to be conservative as they have been based on high intensity offices uses, rather than a mix of commercial and employment uses which is the most likely outcome in the medium to long term. Further, the JLL report (October 2013) noted that the take up in this area was likely to be below the total capacity. The transport study was based on a dwelling yield of 5,500 dwellings. As noted in Section 3.2, the urban design review confirmed that up to 6,100 dwellings could be achieved while the Department’s Urban Feasibility Model estimated some 6,400 dwellings were feasible. In view of these findings, the transport consultant was asked to comment on an increase in potential residential yield. Their advice indicates that traffic generation would marginally increase at the higher yields. This increase would be offset by the proposed regional traffic improvements. The timing of the John Ian Wing extension will be subject of negotiations between Council and the landowner as part of the development approval process.

8.5 Car parking Issues raised Council has questioned the application of the SOPA Master Plan car parking rates, which are lower than the Council rates on the basis that the precinct is much further from Olympic Park station than sites within Sydney Olympic Park. Council considers that lower parking rates would need to be complemented by alternative transport options. Council also notes that the parking rates are maximum rates meaning that no parking is required to be provided. Council has concerns about the potential impacts of on-street parking, particularly given that the precinct is designated for events parking for Sydney Olympic Park. Council has also requested that the parking rates are tied to gross floor area for consistency. Council has requested that the traffic study be amended to consider the impacts of event parking within the precinct. Response The proposed car parking rates for residential uses are consistent with Auburn Development Control Plan 2010 except that the proposed rates are maximum rates. Commercial and retail car parking rates are consistent with the Sydney Olympic Park Master Plan 2030 . This approach is considered appropriate given the precinct’s proximity to Sydney Olympic Park and Olympic Park Train Station. Parking rates are tied to gross floor area for business uses and the number of bedrooms for apartments, which is consistent with the approach in Council’s DCP. The impacts of event parking within the precinct are addressed in Section 6.5. The Infrastructure Summary at Section 10, Table 2 has been amended to note SOPA’s role in managing event parking.

Carter Street Priority Precinct Finalisation Report Page 35 8.6 Odour Issues raised Council has concerns about the odour impacts of the Lidcombe Liquid Waste Treatment Plant on future residents of the precinct. Council considers that the odour study should be revised to consider the odour impacts on high rise buildings rather than only at ground level, and to consider the odour management plan for the liquid waste treatment plant. Council has also requested that the Auburn LEP controls preclude development within the 2 odour unit contour until operations at the facility cease. Response Revisions to the odour study indicate that the impact of odour at height is greater than that at ground level. This advice gives further impetus to the need to consider the long term future of the liquid waste facility as outlined in Section 6.4.

8.7 Noise Issues raised The Sydney Olympic Park Noise Management Plan establishes events categories and associated noise criteria. Council has highlighted that the noise impacts have been calculated on Category 2 events, rather than Category 1 events. Council considers that the V8 Supercars (a Category 1 event) is unsuitable in this location and should be relocated before development of Carter Street proceeds. Council also considers that the public positive covenant required by the draft DCP in relation to noise from SOPA events should include complaints to Council. Due to staging issues Council considers that an acoustic report is required for all buildings, not just those closest to the noise source. Council also considers that buildings should be designed to mitigate the maximum noise levels permitted under the Sydney Olympic Park Authority Act 2001 , being 85dBA at the nearest residential façade. Response As noted in Section 6.9, the noise impact assessment excludes consideration of infrequent very high noise events such as the V8 Supercars in order that the glazing design not be unduly penalised, which would affect design quality and the cost of apartments. Notwithstanding this limitation, the acoustic advice concludes that noise from all traffic and Sydney Olympic Park sources can be suitably mitigated by means of feasible acoustic glazing designs. The recommended controls that have been included in the draft DCP do not distinguish the various stages of development rather they used the scheme in the illustrative master plan as a method to assess the likely outcome. Section 48A of the Sydney Olympic Park Authority Act 2001 (SOPA Act) restricts any proceedings or noise abatement action in respect of noise from a major event at Sydney Olympic Park which is below 85dBA at the nearest residential façade. The Department has received advice that a covenant cannot be imposed without the agreement of the landowner. Accordingly, the preferred approach to drawing future owners’ attention to these provisions of the SOPA Act is through the section 149(5) certificate rather than a covenant on the land; however this is a matter for Council. It is recommended that the draft DCP be amended to reflect this position.

Page 36 Carter Street Priority Precinct Finalisation Report 8.8 Contamination Issues raised Council highlighted the following concerns regarding contamination. • Contamination investigations carried out for the Goodman owned land should be made publicly available. • The detailed site investigations recommended by the Preliminary Site Investigation (WSP Environmental October 2013) need to be carried out prior to rezoning. • Remedial action plans should be prepared prior to rezoning, or at least submitted with the first development application.

Response As noted in Section 6.12 a Land Capability Assessment (WSP Environment and Energy 2013) was carried out on behalf of Goodman for the land bounded by Sydney Olympic Park, Carter Street, Hill Road and Birnie Avenue. The assessment has been made available on the Department’s website and a copy provided to Council. State Environmental Planning Policy No 55–Remediation of Land requires consideration of contamination issues when rezoning land. If a rezoning allows a change of use that may increase the risk to health or the environment from contamination, then the planning authority must be satisfied that the land is suitable for the proposed use or can be remediated to make it suitable. If remediation is necessary, the planning authority must be satisfied that suitable planning controls are in place to ensure that this occurs. The obligations under SEPP 55 require detailed site investigations and remedial action plans to be prepared prior to determination of relevant development applications. Advice was also sought from the Environment Protection Authority who confirmed that these matters can be addressed as the process proceeds.

8.9 Built form and density Issues raised Council considers that the built form proposed would be unlikely to be able to comply with the Residential Flat Design Code (now the Apartment Design Guide), in particular the requirements for solar access, and has requested that a design study confirm that these requirements can be met. Council also considers that SEPP 65 separation distances, setbacks and density controls in the exhibited proposal may not be achievable. Council questions the increased densities some distance from the walking catchment of the station. Council supports the intent for active ground floor uses to be included within the B2 Local Centre zone, however this should be required through inclusion of a clause in the Auburn LEP, similar to that included in a number of other LEPs. Council subsequently advised their preference that this be included in the DCP. Response One of the key requirements of the urban design review was to assess the ability of the proposed density to comply with SEPP 65 and the Apartment Design Guide. As discussed in Section 3, the consultant applied a series of broad principles to both verify and revise the indicative structure plan. They concluded that the overall exhibited density is appropriate and if distributed as set out in their

Carter Street Priority Precinct Finalisation Report Page 37 revised building height and FSR maps, should achieve a variety of building forms and heights that can comply with SEPP 65 and create a liveable neighbourhood with landscaped setbacks and new open spaces. Their work analysed the proposal on a block-by-block basis to confirm that the proposed FSR and height can meet the requirements of SEPP 65, subject to detailed design. The urban design review also recommended a redistribution of the density away from Hill Road to be instead concentrated around and near the proposed town centre at Uhrig Road. The only exception is an increase in density and height at the western end of the site, in recognition of the unique characteristics of this location. As the urban design review also recommends an active street frontages map and clause, the Department recommends these be added to the DCP.

8.10 Economic feasibility Issues raised Council has requested that: • the staging of the precinct be amended to ensure that development within the parts of the B2 zone which do not front Uhrig Road do not compromise the village centre; and • an economic assessment be carried out of the staging plan, including the timing and cost of infrastructure and public transport service improvements, prior to rezoning. Response The urban design peer review recommended the reconfiguration of the zoning map, including that the B2 zone be centred on Uhrig Road. The Department recommends this modification to the zoning plan, which would be further reinforced by the recommendation to include an active frontages clause in the DCP. In addition to the JLL Feasibility Analysis as noted in Section 8.4, the feasibility of the precinct was also tested using the Department’s Urban Feasibility Model which estimated some 6,400 dwellings are feasible. Infrastructure improvements would be applied over time to meet the increase, partly as a consequence of the satisfactory arrangements clause recommended to be inserted into the LEP.

8.11 Water management Issues raised Council is concerned that the flood impacts in the area resulting from the local topography and the 3x1800mm pipes traversing 16-18 Carter Street and 29-33 Carter Street have not been identified. Council notes that the localised flood level on Carter Street will be higher than the existing Carter Street level and the 4.0m AHD minimum floor height recommended in the area. A full stormwater management study should be prepared prior to rezoning, or failing this to be submitted with the first development application. This is required to confirm that the size of the proposed detention basins will be adequate, and to identify staging of stormwater facilities. Council also notes that the main detention facilities are included in stage four, and that temporary facilities would be required for earlier stages. Response Advice was provided by AT&L Civil Engineers regarding the existing stormwater capacity. AT&L concluded that the only likely cause of flooding would be from stormwater generated from the site

Page 38 Carter Street Priority Precinct Finalisation Report itself, and that as drainage within the site would be designed and constructed to Council’s standards it would comply with best practice. This would include all of the land north of Carter Street. The draft DCP as exhibited requires that the major landowner of the land generally bounded by Hill Road, Edwin Flack Avenue, Birnie Avenue and Carter Street prepare a subdivision application prior to approval of any other development within that area not for a public purpose, which would have included a stormwater management strategy for the area. In view of the potential that this part of the precinct could be subdivided in accordance with the five Contribution Areas shown in Figure 8 it is considered that this issue can be addressed by Section 6.3 of the draft DCP which requires a comprehensive stormwater management plan that complies with the provisions of Auburn Development Control Plan 2010 be prepare prior to the approval of development. The setback plan in the draft DCP includes provision to widen the existing stormwater channel that flows into Haslams Creek near the western end of the site, consistent with Council’s flood study and advice from Sydney Water.

8.12 Staging Issues raised Council has requested that a staging plan be prepared for the entire precinct and lodged with the first development application for the precinct. If this is not possible because of land ownership the staging plan should be included in the Carter Street Development Control Plan. Response Due to existing landownership, it is neither practical nor necessary to prepare a staging plan for the entire precinct. As noted in Section 5.1, the draft VPA divides the major landholding bounded by Hill Road, Edwin Flack Avenue, Birnie Avenue and Carter Street into five separate Contribution Areas (refer Figure 8). It is not considered necessary that these areas progress sequentially. However, to ensure orderly development it is considered that a subdivision DA should be prepared for each area prior to any further development occurring within that area to confirm the street network and road connections, to set out the stormwater strategy and identify individual development lots and lots for open space or other public purposes. The exhibited draft DCP included a requirement that a subdivision application be prepared for the entire area bounded by Hill Road, Edwin Flack Avenue, Birnie Avenue and Carter Street prior to approval of any other development within that area. In finalising the DCP it is recommended that this be amended to refer to any development application that includes new streets.

Carter Street Priority Precinct Finalisation Report Page 39 9 Comments by State government agencies The Department of Planning and Environment notified Sydney Olympic Park Authority, Transport for NSW, Department of Education and Communities, Environment Protection Authority, NSW Trade and Investment and Sydney Water about the exhibition of the proposal. Numerous discussions regarding the proposal were held with TfNSW and DEC and submissions were received from SOPA, EPA and Sydney Water. The State government agency submissions are considered below. Copies of the submissions are at Appendix B.

9.1 Sydney Olympic Park Authority Issues raised Noise SOPA considers that the requirement for a public positive covenant relating to the impacts of events at Sydney Olympic Park should be included in the Auburn LEP, rather than in the DCP.

Urban Design – Sydney Olympic Park / Carter Street interface SOPA has concerns about the urban design outcomes of shops, cafes and other local services fronting the bus parking, noting that the coach parking is critical to the major events and currently has no alternative location.

Open space Greater provision of open space is required within Carter Street, noting that the parklands of Sydney Olympic Park are a regional facility which experience very high demand.

Traffic and transport SOPA considers that: • further consideration is required to confirm funding and delivery of regional road upgrades • corridors for light rail should be preserved unless direct train services are provided to Sydney Olympic Park, rail is unlikely to be an attractive transport option from Carter Street • consideration should be given to establishing dedicated bus lanes from Carter Street to Strathfield Station via Sydney Olympic Park.

Stormwater management SOPA has concerns that no stormwater treatment has been identified for the areas south of Carter Street and west of Hill Road with flows going directly into Haslams Creek. SOPA also considers that as part of the widening of the concrete stormwater channel at the west of the site, stormwater devices are required to capture gross pollutants generated upstream.

Page 40 Carter Street Priority Precinct Finalisation Report Response The Department has been advised that as the public positive covenant does not fall within any of the categories of provisions that can be inserted into an LEP under section 26 of the EP&A Act, and nor can it be imposed without the agreement of the landowner, the preferred approach to drawing future owners’ attention to the provisions of the SOPA Act is through the section 149(5) certificate rather than a covenant on the land, however this is a matter for Council. The urban design peer review recommended that the B2 Local Centre zone be reconfigured around Uhrig Road. This change has been reflected in the recommended LEP land use zoning map. As part of the urban design peer review the amount of open space within the precinct has been considerably increased. The wider traffic implications of the development of the precinct continue to be assessed by TfNSW, including improved public transport. The Department has also negotiated a VPA with the major landowner as set out in Section 5.1 for a contribution to State public infrastructure. This includes a potential contribution for regional road upgrades including a westbound off-ramp from the M4 Motorway to Hill Road. As noted in Section 8.11 future development applications would need to comply with Council’s stormwater drainage code and the widening of the stormwater channel at the western end of the site would need to satisfy Sydney Water’s requirements.

9.2 Environment Protection Authority Issues raised Odour The EPA raised concern about the odour impacts from the Lidcombe Liquid Waste Treatment Plant and advised that it is unable to support the proposed rezoning until a process is agreed by Government to address the land use conflict between that facility and the proposed residential uses. EPA also considers that the odour modelling did not include all the potential odour sources including the Auburn Resource and Recovery Centre, Sydney Water sewer pumping station, and other nearby existing industrial premises.

Noise EPA does not support the use of two noise criteria (recommended and maximum) in the development control plan. The noise criteria should be consistent with the Development Near Rail Corridors and Busy Roads – Interim Guideline. EPA also considers that noise criteria should be adopted for sensitive land uses such as the proposed school. EPA sought clarification of whether acoustic glazing is suitable to mitigate low frequency noise from entertainment events. EPA questioned the assumption that high noise level events will only occur twice per year, and requested that this should be guided by historical information. EPA also requested that the impacts of all night dance parties at Acer Arena and fireworks during concerts and the Royal Easter Show be considered, along with other potential noise sources such as the Lidcombe Liquid Waste Treatment Plant and surrounding commercial and industrial activities.

Contamination EPA noted that the contamination assessment did not include the Goodman owned land. EPA supports the recommendation of the Preliminary Site Investigation (WSP Environmental October 2013) for additional investigations but considers that this should include a review of the history of

Carter Street Priority Precinct Finalisation Report Page 41 the fuel pipelines and substation, potential for groundwater impacts, and documentation of any discussions with WorkCover about underground storage tanks.

Sewer EPA requested information on whether the existing sewerage reticulation system can cater for the proposal, and whether additional load would impact on environmental performance. Response As set out in Section 6.4, the Department is aware of the limitations of the existing liquid waste treatment plant adjacent to the precinct and has commenced a process to review its long term options. The acoustic assessment recommended two noise criteria given the proximity of the site immediately adjacent to the Sydney Olympic Park entertainment precinct. It will remain for the consent authority to assess each application on its merits. Locating the school adjacent to the entertainment precinct enables it to act as a buffer, given that the most intrusive noise would occur at night and weekends when the school is unoccupied. Advice from SOPA indicates that late-night dance parties are infrequent. A Land Capability Assessment (WSP Environment and Energy 2013) was carried out on behalf of Goodman for the land bounded by Sydney Olympic Park, Carter Street, Hill Road and Birnie Avenue, and has been made available on the Department’s website. The findings of this assessment are discussed in Section 6.12. The other matters raised by EPA can be considered through the detailed site investigations which will need to be carried prior to development. Sydney Water advised, as noted below, that the existing pumping station would need to be augmented as a result of this proposal.

9.3 Sydney Water Issues raised Sydney Water provided the following comments on the proposal. • The pumping station within the precinct should be zoned SP2 Infrastructure. • Water and wastewater mains are available to serve the proposed development, with many requiring amplifications and extensions. The pumping station will need to be upgraded to service the proposed development. • A flood study and flood impact assessment should be prepared. Response It is proposed to rezone the pumping station RE1 Public Recreation consistent with other infrastructure in the Auburn LGA. Any works related to the pumping station would be permissible under State Environmental Planning Policy (Infrastructure) 2007 . A detailed flood study would be prepared as part of any development application for redevelopment of the precinct.

Page 42 Carter Street Priority Precinct Finalisation Report 10 Recommended changes This section summarises the recommended changes to the exhibited maps and controls (Table 1) and includes a revised infrastructure summary (Table 2).

Table 1 Summary of recommended changes to exhibited maps and controls Recommended change Comment

Land use zones

1 Consolidate B2 Local Centre zone around Allows independent development of land on either existing alignment of Uhrig Road side of Uhrig Road and concentrates commercial uses (eg local shops and businesses) in one location

2 Expand RE1 Public Recreation zone to Increases amount of open space, including a larger cover all proposed open space, including central park, and ensures that open space is Haslams Creek foreshore delivered in an orderly manner across precinct

3 Identify SP2 Infrastructure (School) site Secures a location for a future school

4 Extend B6 Enterprise Corridor zone Addresses pipeline easement risk and Council’s eastwards and remove RE1 strip view regarding uses along M4 Motorway

Floor space ratio

5 Refine FSR controls to range from 1.5:1 to Enables distribution of overall floor space ratio as 3.5:1 across precinct exhibited to ensure a variety of building forms and heights

Building height

6 Refine building height controls across Ensures a variety of building forms and heights precinct when applied in concert with refined FSR controls

7 Increase maximum building height from Creates added emphasis to new local centre and 64m (20 storeys) to 72m (22 storeys) key gateways and consolidates residential to allow for more open space

Land acquisition

8 Revise map to reflect all local open space Identifies all proposed open space and school site (RE1) and school site (SP2) on zoning map for acquisition

9 Add Classified Road (R4) requirements for Alerts affected landowners of proposed land westbound off-ramp from M4 Motorway acquisition requirements for road widening to Hill Road

Carter Street Priority Precinct Finalisation Report Page 43 Recommended change Comment

Street network

10 Reorient street grid layout to Carter Street Maximises solar access performance of future residential development and accommodates existing property leases

11 Add another intersection along Hill Road Creates alternative access for commercial traffic between Hill Road and Carter Street to address potential impact of WestConnex on M4 Motorway/ Parramatta Road / Hill Road intersections

Development Control Plan

12 Various consequential mapping Reflects above recommended changes to: amendments • indicative structure plan • street network plan • pedestrian and cycle access plan • public spaces plan • setbacks plan

13 Amend building separation distance for Addresses the practicality of the requirements in tower forms and increase maximum Section 4.1(3) of the DCP building footprint size

14 Insert active street frontages map Clarifies areas where non-residential uses are required at ground level in Section 4.2 of draft DCP

Page 44 Carter Street Priority Precinct Finalisation Report Table 2 Revised infrastructure summary Item Measure Who Comment Local traffic improvement 1. Access intersection improvements: Developer/s94 These upgrades are proposed to • Hill Road and Carter Street: signalisation, address cumulative impact of upgrade development in Carter Street precinct • Hill Road and John Ian Wing Parade: modification of existing signals and upgrade • Edwin Flack Avenue, Dawn Fraser Avenue and Uhrig Road: signalisation • Birnie Avenue and Carter Street: signalisation upgrade

2. Internal intersection improvements: Developer These upgrades would occur • Carter Street and Uhrig Road: signalisation & concurrent with development in upgrade to assist movement of pedestrians & the immediate vicinity buses • John Ian Wing Parade extension to Uhrig Road

3. On-street parking management strategy Council/SOPA To control on street parking as required

4. Car share scheme Developer/s94 To encourage reduction in car ownership

5. Bus stop infrastructure Developer/s94 To improve frequency of bus stop shelters and amenities

6. Cycle links and public bike parking Developer/s94 To improve local cycle links and facilities

7. Pedestrian network improvements including Developer/s94 To improve pedestrian amenity and pedestrian signals on M4 east bound on ramp, mid- safety block crossings of Carter Street and footpaths

8. Resident transport information packs Developer To provide information about travel choices to new residents

9. Workplace travel plans Developer To provide information about travel choices to new workers

10. Wayfinding and directional signage Developer To provide information to residents, workers and drivers

Carter Street Priority Precinct Finalisation Report Page 45 Item Measure Who Comment Regional traffic improvement 11. Investigate subregional arterial road network TfNSW WestConnex includes widening M4 capacity through wider area traffic modelling, Western Motorway to 4 lanes in informed by proposals identified in WestConnex each direction for 7.5km between project such as a new east bound ramp onto the Church Street and Homebush Bay M4 motorway from Hill Road Drive

12. Investigate design solutions to provide vehicle, TfNSW/ Details of impact of WestConnex pedestrian and cycle access to Carter Street UAP to Developer project on design yet to be accommodate WestConnex project established

13. Investigate intersection improvements when TfNSW/ These upgrades would address funding available: Developer cumulative impacts of sub regional • Parramatta Road, Hill Road and Bombay Street road traffic accessing entire Sydney Olympic Park area • Parramatta Road and Birnie Avenue • Hill Road and Old Hill Link • Edwin Flack Avenue and Birnie Avenue

Public transport improvements 14. Further feasibility studies into Sydney Olympic Park TfNSW/ Light rail to Parramatta CBD offers Line of proposed Western Sydney Light Rail Parramatta another alternative transport Network incorporating a link into Carter Street Council connection to Parramatta CBD

15. Review and improve bus service coverage and TfNSW Bus system frequency to be frequency expanded in stages to meet future demands

16. Cycle connection along Carter Street in parallel to Developer/s94 To improve sub regional cycle links M4 Motorway

17. Investigate options to run more direct train TfNSW To improve frequency of service services to Olympic Park Train Station and convenience of travel

Community infrastructure 18. Community centre Developer/s94 Facility required within B2 zone to serve needs of precinct; details subject to discussions with Council

19. Child care centre Developer Projected need for two child care centres staged to meet future growth

Page 46 Carter Street Priority Precinct Finalisation Report Item Measure Who Comment 20. Primary school Department New primary school to address of Education needs within precinct over time and (Subject of Goodman draft VPA) Communities/ Developer

21. 2.98 ha park adjacent to John Ian Wing Parade Developer/s94 New park linked to proposed extension network of landscaped open spaces

22. 0.52ha local park at northern edge of precinct Developer/s94 Local park intended to serve needs of residents and workers within precinct

23. 0.12ha village square as a central meeting place on Developer/s94 Village square to form focal point Uhrig Road ‘main street’ and gathering place for events or relaxation and provide a focus for retail, entertainment and social activity

24. 0.2ha local park near Birnie Avenue Developer/s94 Local park intended to serve needs of residents and workers within precinct

25. 20m wide public access along Haslams Creek and Developer/s94 New link to permit public access to construction of Haslams Creek southern bank south Haslams Creek waterfront with a of John Ian Wing Parade shared pedestrian and cycle track connected to greater Sydney Olympic Park, Parklands network

Carter Street Priority Precinct Finalisation Report Page 47 Appendix A Auburn City Council submission

Page 48 Carter Street Priority Precinct Finalisation Report Appendix B State government agency submissions

Carter Street Priority Precinct Finalisation Report Page 49 Appendix C Carter Street Priority Precinct – Urban Design Review

Page 50 Carter Street Priority Precinct Finalisation Report