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Norwest Station Structure Plan a Vision for Norwest Station Surrounds

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Norwest Station Structure Plan a Vision for Norwest Station Surrounds North West Rail Link Norwest Station Structure Plan A Vision for Norwest Station Surrounds September 2013 Norwest Structure Plan Table of Contents 1. Introduction 04 4. Opportunities for Growth 20 1.1 Context 4.1 Opportunity Sites 1.2 Report Structure 4.2 Projected Growth Under Existing Controls 1.3 Study Area Locality & Character 5. Vision & Structure Plan 22 2. Opportunities & Constraints Analysis 06 5.1 Vision for the Study Area 2.1 Introduction 5.2 Proposed Structure Plan 2.2 Transport, Traffi c & Accessibility 5.3 Future Precinct Character 2.3 Open Space & Conservation 5.4 Projected Growth 2.4 Heritage & Special Uses 2.5 Topography 2.6 Drainage 6. Actions and Implementation 31 2.7 Recent Residential Development 2.8 Other Constraints 6.1 Introduction 2.9 Combined Constraints 6.2 Public Domain, Urban Design & Open Space 6.3 Transport, Movement and Accessibility 3. Planning Controls 16 6.4 Infrastructure and Services 3.1 Introduction 3.2 Land Use 3.3 Building Height 3.4 Lot Size 3.5 Floor Space Ratio Norwest Structure Plan 1. Introduction 1.1 CONTEXT 1.2 REPORT STRUCTURE Windsor Road Riverstone Annangrove The North West Rail Link (NWRL) is a priority transport The following report is a study to determine the challenges infrastructure project for the NSW Government. The NWRL and opportunities the new station will present to the Kenthurst will include eight new stations and services as part of a 23 Norwest locality culminating in a collective vision and Cudgegong kilometre link, running from Epping to Cudgegong in north Structure Plan for the station precinct, to guide the future Road character of the Study Area and to reinforce the delivery Glenhaven Road Dural west Sydney, connecting with the Epping to Chatswood Rail Rouse Beaumont Link (ECRL) and Sydney’s wider rail network. of the NWRL and a new station at Norwest. In preparing Schofields Road Hills The Hill the Structure Plan, consideration has been given to the Ponds Glenhaven Samantha Riley Drive following: Schofields The north west of Sydney is expected to experience high Kellyville growth with the need for new dwellings and additional Windsor Road 1. Role of the Study Area in the NWRL corridor. Kellyville New Line Cherrybrook jobs to meet demand. To sustainably manage this growth, Castle Consideration is given to the role the Study Area will Hill metropolitan planning aims to provide for a more compact, Road perform within the rail corridor and the North West. Stanhope accessible city, capable of supporting more jobs, homes Gardens Bella Vista Thornleigh and lifestyle opportunities within close proximity of public Old Windsor Road 2. Analysis of the physical characteristics. A Quakers Norwest Castle Hill Castle Hill Pennant transport. comprehensive site analysis has been undertaken to Hill Sunnyholt Road Showground Hills Glenwood ascertain the natural and physical opportunities and M7 Motorway Cherrybrook Boulevard The delivery of a new rail line in the North West is a Road Pennant Hills Road constraints of the Study Area. Please refer to Section 2: Road signifi cant investment in public infrastructure and represents Quakers Norwest Opportunities & Constraints Analysis. Hill Castle Hill an opportunity to carefully consider the wider implications Windsor Northern Marayong West of rail and to comprehensively plan for the future. The North Marayong Kings Langley Baulkham Old Pennant 3. Analysis of the existing planning controls in the Road Hills Hills West has great potential to become a major transport- Study Area. The key planning controls that apply to oriented corridor, delivering a signifi cant amount of housing the Study Area have been examined to determine their and employment, high levels of self-containment and an Woodcroft ability to respond to a new rail link and station. Please Lalor unrivalled level of amenity and lifestyle within a desirable refer to Section 3: Current Planning Controls. Park Baulkham Blacktown Hills North Epping residential community. Rocks M7 Motorway 4. Identifi cation of Opportunities for Growth. Sites Seven Hills The NWRL will meet the challenge of future growth, by: that may contribute to the growth of the Study Area Carlingford Winston in response to a new rail link and station have been Hills Northmead • Providing rail access between North West Sydney identifi ed. Please refer to Section 4: Opportunities for and Epping, Macquarie University, Macquarie Park, Growth. Chatswood, St Leonards, North Sydney and the Sydney Figure 1: Norwest Study Area, in the context of the North West Rail Link. Central Business District (CBD), including new rail 5. Vision for the Study Area. The overall vision for the services to existing centres in the Hills District, such as Study Area is informed by the above analysis. This Castle Hill, Rouse Hill and Norwest Business Park. vision is to be realised through the Structure Plan which provides an overall guide to the future character of • Reducing vehicle trips, when rail is introduced to the the Study Area. Please refer to Section 5: Vision and North West all modes of public transport will become a Structure Plan. more attractive and accessible alternative to the private motor vehicle. 6. Actions and Implementation. To achieve the overall vision for the Study Area, a series of actions to be • Improving travel times from, to and within the North undertaken, have been identifi ed. Please refer to West and delivering a reliable, dependable service Section 6: Actions and Implementation which far surpasses that of the bus or car. 04 North West Rail Link 1.3 STUDY AREA LOCALITY & CHARACTER The NWRL includes a new station at Norwest. The new train station will be located between Norwest Boulevard and Brookhollow Drive, in Norwest Business Park on a site currently occupied by light industrial uses. Norwest is designated as a Specialised Precinct for the North West under the Draft Metropolitan Strategy for Sydney to 2031 and is already the largest employment centre in the North West Subregion. This means that Norwest is an important employment centre for the region, and includes residential development within 1km of the centre. The Draft Metropolitan Strategy for Sydney recognises that any forward planning for the Norwest Study Area and its surrounds will need to consider the future requirements for employment growth and relevant supporting uses. The Draft Metropolitan Strategy for Sydney also supports residential intensifi cation within the walking catchment of the train station that strengthens the role of the Specialised Centre to provide vital economic and employment opportunities for Sydney. The NWRL has the potential to strengthen Norwest’s role as a Specialised Precinct, by supporting growth in and around the centre. The Draft Metropolitan Strategy for Sydney identifi es a potential for 15,000 additional jobs at Norwest and seeks to enhance the role of Specialised Precinct as a metropolitan-scale business park with an intensifi cation of uses, especially within 1 kilometre of the proposed NWRL station. The boundary of the Study Area is based on the nearest road boundary within a radius of 800m from Norwest Station, which is a distance normally considered to refl ect a 10 minute walking trip. The boundary has also been defi ned by taking into account the existing character, predominant land uses, built form and natural element of the area. The Norwest Study Area is an established commercial/retail centre that covers approximately 345 hectares and is entirely located within the Hills Shire Local Government Area (LGA). The Study Area extends to Memorial Avenue in the north, Windsor Road in the east, and Fairway Drive/Solent Circuit in the west. The Study Area encompasses the existing Norwest Business Park, an established and regionally signifi cant employment area comprised of large fl oorplate offi ce buildings of 2-6 storeys, generous at-grade car parking on site and deep landscaped setbacks. Legend Outside of Norwest Business Park, the Study Area comprises largely low density residential Precinct Boundary Station Location development. To the south housing stock consists of 1-2 storey detached housing in a leafy suburban setting on large landscaped lots with large setbacks, such as on Windsor Road. North of Norwest Business Park, there is a largely undeveloped area containing very low Figure 2: Norwest Station precinct, showing station location, Study Area boundary and Key Land Uses density residential development on large lots and large open space areas in Kellyville Park Source: Google Maps 2012 and the Castle Hill Country Club located in the north west of the Study Area. The Study Area also contains Norwest Marketown shopping centre and Hillsong Church. The commercial core includes two bodies of water, Norwest Lake and Stranger’s Lake. The Study Area also contains the St Joseph’s Convent site in the south-east, a large single landholding comprising convent buildings in a landscaped setting. Norwest Station 05 Norwest Structure Plan 2. Opportunities & Constraints Analysis 2.1 INTRODUCTION This section assesses the opportunities and constraints within the Study Area. The physical characteristics of the Study Area have been mapped and analysed. The characteristics include; transport, traffi c and accessibility; open space networks and ecology; topography and landslip; drainage and hydrology; bushfi re risk; and infrastructure easements. Constraints related to recent development, heritage, strata-title and community-title have also been examined. The combination of these elements will reveal the overall level of constraint within the Study Area and highlight those sites which have the opportunity to change in response to a new rail link and station at Norwest. The analysis of the information contained within sections 2, 3 and 4 of this report have been drawn from a number of sources including; • The Hills Shire Council • Department of Planning and Infrastructure • Land and Property Information Division of NSW • Transport for NSW Figure 3: Images illustrating the existing built form and character within the Study Area Source: TfNSW 06 North West Rail Link Norwest Station 07 Norwest Structure Plan 2.
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