Melrose Park Southern Precinct Structure Plan August 2019 Prepared for City of Parramatta, August 2019
Prepared By
Holdmark Property Group Goodman 2/2-4 Giffnock Avenue, Level 17, 60 Castlereagh Street Macquarie Park, NSW 2113 Sydney NSW 2000 P: (02) 9889 5540 P: (02) 9230 7400 www.holdmark.com.au www.goodman.com
Cox Architecture City Plan Services L6, 155 Clarence Street 120 Sussex Street Sydney NSW 2000 Sydney NSW 2000 P: (02) 9267 9599 P: (02) 8270 3500 www.coxarchitecture.com.au www.cityplan.com.au
MELROSE PARK SOUTHERN PRECINCT II STRUCTURE PLAN Contents
VOLUME 1 Illustrative Response 27 1.0 Introduction 1 1.0 Movement Network 28 1.1 Background 2 1.1 Indicative Road Network 28 1.2 Purpose of the Southern Structure Plan 2 1.2 Indicative Cycle Network 29 1.3 Site Context 3 2.0 Built Form 30 1.4 Waterfront Renewal 4 2..1 Illustrative Plan 30 1.5 Southern Precinct Land Ownership 5 2.2 Floor Space Distribution 31 1.6 Precinct Extent 6 2.3 Waterfront Scale 32 1.8 City of Parramatta Priorities 7 2.4 Precinct Wide Built Form 33 1.9 Planning Processes 7 2.5 Street Form and Setbacks 34 2.6 Solar Access to Communal Open Space 35 2.0 Precinct Assessment 9 2.7 Built Form Orientation 36 2.1 Existing Uses 10 2.8 Overshadowing 37 2.2 Existing Controls 12 2.3 Site Conditions 13 Appendix 1 - Supporting Studies Summary 39 2.3.1 Landform 13 A1.1 Traffic 40 2.3.2 Vegetation 14 A1.2 Services 41 2.3.3 Access 15 A1.2.1 Power 41 2.3.4 Services 16 A1.2.2 Water 42 2.4 Northern Precinct Structure Plan 17 A1.2.3 Sewer 43 A1.2.4 Telecom 43 3.0 Structure Plan 19 A1.2.5 Gas 43 3.1 Vision 20 A1.2.6 Drainage and Flooding 44 3.2 The Structure Plan 21 A1.2.7 High Pressure Oil Line 46 3.2.1 Active Uses 22 A1.3 Contamination 47 3.2.2 Open Space Network 23 A1.4 Heritage 47 3.2.3 Connectivity 24 A1.5 Ecology 48 3.2.4 Public Transport 25 A1.6 Economic and Retail Assessment 49 3.2.5 Density and Transition 26 A1.7 Social Impacts 50 A1.8 Education Facilities 51 A1.9 Consultation 52
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 1.0 Introduction 1.0 Introduction
RHODES MELROSE PARK NORTHERN PRECINCT GEORGE KENDALL 1.1 BACKGROUND SHEPHERDS BAY MELROSE PARK RESERVE The transformation of Sydney’s industrial precincts into new RYDE PARRAMATTA SOUTHERN PRECINCT residential, retail and commercial uses, reflects the changes to GOLF CLUB Australia’s economy and the importance of new, high amenity residential development to meet the need for new housing in WENTWORTH Sydney’s growth. POINT
As the industrial and pharmaceutical manufacturing base declines, CONCORD RD Melrose Park’s location on Parramatta River, half way between the CBD and Parramatta, and the availability of large contiguous sites makes the industrial areas suitable for renewal. This Structure Plan examines the framework for change at Melrose Park, the site context, and the land use response, for future redevelopment of this strategic site.
1.2 PURPOSE OF THE SOUTHERN STRUCTURE PLAN ADELAIDE ST ANDREW ST The purpose of this Structure Plan is to provide high-level strategic PARRAMATTA RIVER principles to guide the future redevelopment of the Melrose Park Southern Precinct. The Structure Plan identifies indicative locations for new WARATAH ST infrastructure such as new open space and roads to accommodate WHARF RD HOPE ST mixed use development. It has also considered the layout of the COBHAM AVE Northern Structure Plan and the indicative location of the Parramatta Light Rail Stage 2, which is currently proposed to run through the precinct. BORONIA ST The location of this infrastructure is indicative only. The location, VICTORIA RD details and funding mechanisms will be confirmed at Planning HUGHES AVE Proposal stage, once certainty regarding the land use outcome is ATKINS RD known and consultation with state agencies is undertaken. It is anticipated that future Planning Proposals and/or contributions mechanisms will accommodate the equity between development, open space and infrastructure on individual sites. The Structure Plan has been developed to provide flexibility, to accommodate any changes within the precinct as the planning phase progresses.
FIGURE 1.1. Melrose Park from North West
MELROSE PARK SOUTHERN PRECINCT 2 STRUCTURE PLAN 1.3 SITE CONTEXT Located on the northern bank of the Parramatta River, Melrose SYDNEYM2 METRO MOTORWAY NORTHWEST Park is a suburb of some 70 hectares lying 17 kilometres west of M7 MOTORWAY the Sydney CBD and 8 kilometres west of Parramatta. Bounded by MACQUARIE PARK
Victoria Road to the north and the Parramatta River to the south, OLD WINDSOR RD since the 1950’s it has been largely light industrial use with a clustering of Pharmaceutical businesses. The area was once part of the 1792 Field of Mars. The subdivision in LANE COVE RD CHATSWOOD favour of eight marines included John Colthread’s grant of 80 acres WESTMEAD which extended across Wharf Road. PARRAMATTA LIGHT RAIL STAGE 1 The site of today’s boat ramp at the end of Wharf Road was originally VICTORIA RD PARRAMATTA MELROSE PARK VICTORIA RD the Pennant Hills Wharf – an important site from which goods and ST LEONARDS materials from the north-west were transported to Sydney Town. The existing industrial precinct is a discreet precinct close to large RHODES M4 MOTORWAY areas of post-war Housing Commission residential at Ermington SILVERWATER RD and Telopea. Areas to the north around Kissing Point Road and to NORTH SYDNEY the east at Ryde have seen the construction of extensive apartment OLYMPIC PARK development in the last decade.
The industrial precinct can increasingly be seen as an isolated SYDNEY remnant of mid-20th Century employment. With poor access and VICTORIA RD no potential for growth, new precincts on the M7 with space for PARRAMATTA RD expansion and good links across Sydney are increasingly attractive for light industrial companies. A number of industrial sites at Melrose Park have been repurposed as churches. WOODVILLE RD
SIX Maps SIX Maps9/05/2016, 9:43 PM 9/05/2016, 9:42 PM ! " # $ FIGURE 1.2. Melrose Park site context ! " # $
+ + − −
1:9,028 FIGURE 1.3. Melrose Park site 1943 FIGURE 1.4. Melrose Park site 2017 1:9,028 0 100 200m 1:9,028 0 100 200m 1:9,028 0 100 200m http://maps.six.nsw.gov.au/ 0 100Page 1 of 1200m MELROSE PARK SOUTHERN PRECINCT http://maps.six.nsw.gov.au/ Page 1 of 1 STRUCTURE PLAN 3 1.4 WATERFRONT RENEWAL The transformation of the Parramatta River from an industrial waterfront to a high quality residential environment has been underway for almost two decades. In the context of a rapidly growing
Sydney, the renewal process has significantly accelerated over the LANE COVE RD last five years.
The scale of development along the Parramatta River and the M2 MOTORWAY relationship of built form to the water has been constantly evolving WESTMEAD as both changes to in the residential market occur and more sophisticated planning evolves. MELROSE PARK NORTH VICTORIA RD Three key elements underpin new waterfront development along the MELROSE PARK PARRAMATTA VICTORIA RD Parramatta River: ERMINGTON CAMELLIA SHEPHERDS BAY –– The creation of a publicly accessible waterfront RHODESVICTORIA RD WEST –– The creation of an appropriate scale along the waterfront WENTWORTH POINT RHODES –– Opportunities for increased height across wider precincts.
M4 MOTORWAY
SILVERWATER RD MORTLAKE POINT A series of previously industrial sites have been renewed or are currently in the process of regeneration. These areas include: OLYMPIC PARK –– Balmain Power Station ABBOTSFORD COVE –– Breakfast Point –– Cabarita –– Shepherds Bay PARRAMATTA RD –– Rhodes Peninsula –– Wentworth Point FIGURE 1.5. Melrose Park site development context –– Ermington –– Camellia.
FIGURE 1.6. Rhodes precinct overlooking the Parramatta River FIGURE 1.7. Looking south on Wharf Road to Rhodes
MELROSE PARK SOUTHERN PRECINCT 4 STRUCTURE PLAN 1.5 SOUTHERN PRECINCT LAND OWNERSHIP
Unlike the Northern Precinct which is predominantly under single Wharf Road ownership, the Southern Precinct Structure Plan area is made up of Hughes Avenue
18 properties held by numerous landowners. Cobham Avenue
Atkins Road While there are five sites in excess of 15,000m2, the north west corner of the precinct is fragment ownership with some 12 parcels over 24,390m2. The property at 71-73 Atkins Road is in strata ownership.
1. HOPE STREET 6,740 m2 2. GOODMAN 25,593 m2 3. HOLDMARK 42,694 m2 1 4. DIRECT FREIGHT EXPRESS 16,472 m2
2 5. GEORGE WESTON FOODS 22,823 m Hope Street Waratah Street 6. HOLDMARK 51,607 m2 7. MIXED PRECINCT 24,390 m2 2
2 Wharf Road TOTAL SITE AREA 190,319 m Mary Street 4 Hughes Avenue 7 5 Atkins Road 3
Boronia Street Andrew Street Waratah Street
6
FIGURE 1.8 Melrose Park Southern Precinct ownership
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 5 1.6 PRECINCT EXTENT Unlike the Northern Precinct which largely consists of one major landowner, the Southern Precinct includes a number of sites in different ownerships. There are five major land owners along the waterfront with a series of smaller land holdings in the north-west corner of the precinct. Victoria Road
The Melrose Park Southern Precinct comprises land to the south of Wharf Road Hope Street to the Parramatta River extending from Wharf Road in the east to Atkins Road in the west. The wider Southern Precinct includes existing public roads, the boat ramp and park at the end of Wharf Road, and the Melrose Park Public School.
Hughes Avenue NORTHERN Cobham Avenue PRECINCT
Atkins Road
Trumper Street
Hope Street Waratah Street
SOUTHERN Mary Street Hughes Avenue PRECINCT Wharf Road
Andrew Street
Boronia Street Atkins Road Waratah Street
FIGURE 1.9. Melrose Park Southern Precinct ownership
MELROSE PARK SOUTHERN PRECINCT 6 STRUCTURE PLAN Item 10.5 - Attachment 3 Structure Plan Principles - Melrose Park
Structure Plan Principles - Melrose Park Item 10.5 - Attachment 3 Structure Plan Principles - Melrose Park
Structure Plan Principles - Melrose Park
1.7 CITY OF PARRAMATTA PRIORITIES 1.8 PLANNING PROCESS As major industrial users relocate to more accessible and more The Structure Plan will not rezone land, it will only provide a strategic economic land in Sydney’s west, the City of Parramatta has planning framework to guide future Planning Proposals (rezoning acknowledged the potential for transformation of the whole Melrose applications) within the precinct. Park industrial precinct. Once the Structure Plan is adopted, landowners will need to prepare Parramatta’s Employment Lands Study released in 2016 identifies and lodge individual Planning Proposals with Council to rezone the need to carefully manage the transition of jobs. and seek the legislative amendments to the planning controls (e.g. In 2016 Council considered an overall framework for future planning land use zone, heights and FSR controls) in the Parramatta Local of Melrose Park. Both the Northern and Southern precincts have Environmental Plan 2011. responded to this. The timing of this process will be determined by each individual landowner. Landowners will therefore be able to remain in place and NORTHERN continue to operate their businesses, until they are ready to lodge a PRECINCT Planning Proposal. Once the legislative amendments have been gazetted, landowners will be able to lodge Development Applications for the approval and construction of individual buildings within the precinct.
SOUTHERN PRECINCT STRUCTURE PLAN Planning framework to guide future Planning Proposals (rezoning applications)
PLANNING PROPOSALS (REZONING) Legislative amendments to planning controls (e.g. land uses, height and FSR)
FIGURE 1.10. City of Parramatta Melrose Park planning prinicples diagram, 2016 DEVELOPMENT APPLICATION
Attachment 3 Page 378 Approval for detailed design and construction of individual Attachment 3 Page 378 buildings.
FIGURE 1.11. Melrose Park Southern Precinct Structure Plan planning process
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 7 MELROSE PARK SOUTHERN PRECINCT 8 STRUCTURE PLAN 2.0 Precinct Assessment 2.0 Precinct Assessment
2.1 EXISTING USES Employment Developed in the 1960’s of what was then agricultural land, the Melrose Park light industrial area provided employment within the growing Ermington area. The site saw the co-location of a number of drug and pharmaceutical companies including Glaxo Smith Kline, Pfizer, Eli Lilly and Reckitt Benckiser. Some light manufacturing occurred in the area however there was a large component of storage and distribution. With the shift in the economy and the relocation of major industrial uses to the M7 corridor, there has been a gradual decline in the extent of employment within Melrose Park. The large sites within the precinct have allow efficient consolidation 1 4 into future residential and mixed use development sites. While there are a number of sites with large office support, most are manufacturing or warehouse facilities with low employment densities. Many are vacant. The site with the largest office component - Pfizer - lies close to Victoria Road
Low Density Residential
Commercial 9 1 Private Open Space
Industrial
2 5
2 6 Education 4 5 Industrial Low Density Residential 10 Low Density 3 Residential 8 11 7 3 6
FIGURE 2.0. Existing land uses surrounding and within the Melrose Park Precincts FIGURE 2.1. Existing form and landscape in Melrose Park Southern Precinct, 2016
MELROSE PARK SOUTHERN PRECINCT 10 STRUCTURE PLAN Residential Melrose Park’s residential area is located east of Wharf Road through to the edge of the Ryde Parramatta Golf Course and Adelaide Street. In 2011, there were 519 dwellings housing a population of 1,471 (2011 Census) with a median age of 38 years. The Melrose Park Public School (K to 6), located on Wharf Road, was founded in 1945. It currently has 194 enrolments for 2016. Housing stock in the adjoining Ermington area dates largely from the 1950’s and 1960’s with large component of Housing Commission properties. The site’s proximity to the city and to Parramatta has seen residential prices increase across surrounding areas. 7 9
Open Space As a largely industrial suburb, Melrose Park has limited open space. While bounded by parks and a golf course to the east and open space, within the precinct the only open space is located on the Parramatta River. The newly upgraded George Kendall Riverside Park (a rehabilitated landfill site) provides important active recreation opportunities. Significant work has been undertaken along the riverfront with the construction of the Parramatta Valley Cycleway.
8 10
11
FIGURE 2.2. Existing form and landscape in Melrose Park Southern Precinct, 2016
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 11 WATSON ST
VICTORIAVICTORIA RD RD
Parramatta Local FERRIS ST Parramatta Local
SWANE ST
TURNER ST JERVIS ST Environmental ERMINGTON LA Environmental ERVIS STJE S RV I N RE1 N T UR NES RT 2.2 EXISTING CONTROLS Plan 2011 BANNERMAN ST RE1 Plan 2011 D D HUGHES AV 0.5:1 ST T PE E S HO O P SP2 WHARF RD D H D (Educational D IN1 Land Use Establishment) Floor Space Ratio Map - D MELROSE PARK Land Zoning Map - MARGUERETTE ST ST R2 MELROSE MARY ST D M A R Y IN1 – General Industrial MARGUERETTE ST 1.0:1 TRUMPER ST Sheet FSR_018 PARK HU G HEAVS
Sheet LZN_018 ATKINS RD MURDOCH ST D D Maximum Floor Space ratio (n:1) AT RD SKIN SP2 – Educational Establishment D N
T RUMST PER Zone W N A RA W A 0.33 Z 5.0 TA MACARTNEY ST Ryde LGA H H S D W AR ATAH S T A T M UR DO STC H
MACARTNEY ST R W2 Recreational Waterway D F RYDE LGA R B1 Neighbourhood Centre B 0.4 D MASSIE ST AA1 6.0 M A S S I E S T
D B O R O N I A S T
B2 S POF RTSTH F D Local Centre D 0.5 D Floor Space Ratio TRUMBLE AV AA2 6.4 B3 Commercial Core BORONIA ST B1 RE1 SAUNDERS RD S SPOFFORTH ST F 0.6 S1 A U N D AA3 6.5 E R Industrial 1.0:1 B4 Mixed Use S R D H 0.7 AB 7.2 D ERMINGTON B OS TEY L B5 Business Development BOYLE ST D J 0.8 D D Building Heights B6 Enterprise Corridor AC 8 K 0.89 D E2 Environmental Conservation AE1 10
Industrial 12m H O GREGORY ST W2 G R E G O R Y S T N O N 1.0 E3 Environmental Management R S AE2 10.2 T D IN1 General Industrial Foreshore Building Line O 1.1 AG 12 IN2 Light Industrial P 1.2 Refer to Clause 4.4 (2A) approximately 30m setbackIN3 Heavy to Industrialthe Mean High Water Mark. ERMINGTON R 1.4 R1 General Residential RE1
Heritage BROADOAKS STREET R2 Low Density Residential S1 1.5 Bulla Dairy, ParramattaR3 RiverMedium Wetlands, Density Residential Ermington Wharf S2 1.52
R4 High Density Residential FIGURE 2.3. Existing ZoningS3 controls1.7 FIGURE 2.4. Existing Floor Space Ratio controls
TA ARIS RE1 Public Recreation WAY S4 1.75 RE2 Private Recreation T1 W 2.0 W
A A
T T SP1 Special Activities S RD S RD H H O IA O IA R U R U N O N O T G T G C W C W S I S I V H V H T H T H E E A T2 2.1S A A S A T T R R A A K K F F SP2 V V Infrastructure I I N N T R T R S S S S S D S D I I R R R R ER ER Parramatta Local F D F D Parramatta Local T3 2.4T Parramatta Local T W1 Natural Waterways E S E S LA AN LA AN N SW N SW TO TO ING ING RM RM E T E T R T R T U S U S Environmental W2 Recreational Waterways U1 PE PE Environmental M JE 2.5 EnvironmentaOl M JE O H H ERVIS STJE S RV I P P R R E E V V R R I I S S
S S M S S T T T T T T M M U M U R R T UR NES RT U U N N J1 R U2 2.6 R Plan 2011 Plan 2011 E Plan 2011 E J1 D D R R 12 O O
C S C S B B Cadastre H T H T 9m S T A MELROSE PARK A MELROSE PARK P E N N J1 O S S J1 H N CITY OF PARRAMATTA LGA N T T E E R V1 3.0 ST R ST M OPE M OPE A H A H J1 N N Cadastre 31/03/2016 © Parramatta City Council S S
T T V2 Height of Buildings Map - MELROSE PARK 3.3 J1 ST ST MARGUERETTE ST I64 ARY ARY M A R Y S T S M S M J1 P A P A T T O O K K FR oreshore Building Line Map R F F I I D D ST F N ST F N TE O S TE O S 12m RET V3 3.4 RET Sheet HOB_018 GUE R GUE R Ryde City Council Ryde City Council HU G HEAVS AR T AR T M H M H H H U U
S S J1 G G J1 Heritage Map - Sheet HER_018 T T - Sheet FBL_H 018 H AT RD SKIN E E
S S W W
A A W 3.5 H H V V A A J1 M R R Canada Bay LGA F F
R R Maximum Building Height (RL) T RUMST PER Heritage M D D CANADA W MACARTNEY ST J1 Ryde LGA H
9.5m W AR ATAH S T A M UR DO STC H X1 Heights shown on map in RL (m) ST 4.0 WA ST WA R Y R Y R BAY LGA TNE A TNE A F AR TA AR TA MAC H MAC H R S S J1 ST T ST T D Foreshore Building Line SSIE SSIE RL 11 M A S S I E S T Conserv12mation area - General MA X2 4.2 MA J1 ST ST B O R O N I A S T IA IA J1 ON ON Auburn LGA S POF RTSTH F R R Item - Archaeological BO Land below foreshore building line BO RL 14 J1 Y1 4.5 M SA S S A Item - General UN AUN U N DER Foreshore Building Line DER Maximum Building Height (m) D E S R S R R S R D D Y2 4.8 D ST ST NIA NIA O M O M OR A OR A B U T B U T PARRAMATTA RIVER K K E 6 Y1 52 R R I I D S N D S N P P O S O S T T O O ERMINGTON C R C R R R B OS TEY L H F U H F U B D B D J1 F F O M I82 O M S Cadastre S J1 O O Y T P Y T P R PARRAMATTA RIVER R L E L E G 7 T T Y2 54 E E R R J1 J1 H H T T S S R S R S S S T T U T U T 12 T T M Cadastre 30/03/2016 © Parramatta City Council M B B
L L J1 9 E E r AA1 60 9.5 A A V V H H e ST ST O Y O f Y GOR GOR N GRE N GRE f Cadastre O O
R R u
J2 9.2 AA2 66 J1 S S G R E G O R Y S T T T B
J1 001 003 008 013 016 001 003 008 013 016 m J3 9.5 AA3 72 0 CMadastre 27/05/2011 © Parramatta City Council 3 I1 W Cadastre L K 10 AB1 80 H B F M 002 004 009 014 017 I74 002 004 009 014 017 L 11 AB2 90 Cadastre 27/05/2011 © Parramatta City Council M 12 AC1 118 ERMINGTON ERMINGTON 005 010 015 018 005 010 015 018 N1 13 AC2 120
B B R R
O O
A A D D N2 14 AD 130 O O 006 011 A 006 011 A K K S S
S S T T R R E E O1 15 AE 150 E E FIGURE 2.5. Existing Building Height controls T FIGURE 2.6. Existing Heritage Items125 T FIGURE 2.7. Foreshore Building Line
AY 007 012 AY O2 16 AG 200 007 012 A W A W IST IST AR AR P1 17 Area 1 Refer to table in Clause 4.3 (2A) I76 P2 18 Area 2 Refer to Clause 7.4 MELROSE PARK SOUTHERNN PRECINCT N 12 STRUCTURE PLAN Q1 19 PARRAMATTA RIVER 0 200 400 Metres PARRAMATTA RIVER 0 200 400 Metres Q2 20 Scale: 1:10,000 @ A3 Scale: 1:10,000 @ A3 R 21 Projection: GDA 1994 Projection: GDA 1994 MGA Zone 56 MGA Zone 56 S 24 Map identification number: Map identification number: T1 25 6250_COM_LZN_018_010_20170822 6250_COM_FSR_018_010_20160330 T2 28 U1 31 U2 34 V1 36 Canada Bay Council Canada Bay Council Canada Bay LGA V2 37 W 40 X1 48 Auburn LGA X2 49 Auburn City Council Auburn City Council
Cadastre Cadastre 30/03/2016 © Parramatta City Council
001 003 008 013 016 001 003 008 013 016 001 003 008 013 016
002 004 009 014 017 002 004 009 014 017 002 004 009 014 017
005 010 015 018 005 010 015 018 005 010 015 018
006 011 006 011 006 011
007 012 007 012 007 012
N N N
0 200 400 Metres 0 200 400 Metres 0 200 400 Metres
Scale: 1:10,000 @ A3 Scale:1:10,000 @ A3 Scale:1:10,000 @ A3 Projection: GDA 1994 Projection: GDA 1994 Projection: GDA 1994 MGA Zone 56 MGA Zone 56 MGA Zone 56
Map identification number: Map identification number: Map identification number: 6250_COM_HOB_018_010_20160330 6250_COM_HER_018_010_20110627 6250_COM_FBL_018_010_20110627 2.3 SITE CONDITIONS
2.3.1 LANDFORM Wharf Road 40m Hughes Avenue 20m The precinct slopes gently south towards the Parramatta River. On industrial sites, there has been extensive benching on the land to Cobham Avenue Atkins Road accommodate large storage and manufacturing sites. An old creek line lies to the west of Waratah Street and Hughes Avenue however this has been largely built over. 10.5m The land falls away to the east of Cobham Avenue where the golf course follows a creek line. The gentle topography makes the precinct suitable for redevelopment for residential and commercial uses.
15m
Hope Street
Waratah Street
8.5m
Wharf Road Mary Street
Hughes Avenue 12m
Atkins Road
1m
Boronia Street Andrew Street Waratah Street
9m
4m
FIGURE 2.8. Wharf Road looking north FIGURE 2.9. Land form of the site (1m Contours)
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 13 2.3.2 VEGETATION
Having been developed in the 1960’s, the Melrose Park precinct Wharf Road COASTAL SALTMARSH
Hughes Avenue has an established street tree framework. There is extensive tree ESTUARINE MANGROVE FOREST planting on a number of the large industrial sites. Cobham Avenue
Atkins Road FICUS Major tree planting is predominantly eucalyptus. The riverfront is NATIVE & EXOTIC LANDSCAPE lined by dense mangroves. SWAMP OAK REGROWTH There is no major open space within the site. The park at the end of Wharf Road is dominated by parking for the adjoining boat ramp. EXOTIC WEEDS NATIVE REGENERATION
Hope Street
Waratah Street
Wharf Road Mary Street
Hughes Avenue
Atkins Road
Boronia Street Andrew Street Waratah Street
FIGURE 2.10. Existing Vegetation in the Southern Precinct FIGURE 2.11. Existing Vegetation in the Southern Precinct
MELROSE PARK SOUTHERN PRECINCT 14 STRUCTURE PLAN 2.3.3 ACCESS
Victoria Road is main point of access for the site. A number of roads MAJOR ROAD lead down into the precinct – Wharf Road, Hughes Avenue, Atkins COLLECTOR ROAD Avenue and Trumper Street – however only Wharf Road and Trumper Wharf Road Street are currently signalised to allow access from the site. LOCAL ROAD BUS STOP Plans for the redevelopment of the North Precinct at Victoria Road are believed to include a new signalised leg to the Kissing Point Road Victoria Road PROPOSED LIGHT RAIL* signalised intersection. This will serve the whole precinct however it *Subject to Design Resolution will particularly assist the redevelopment of the North Precinct. Access to West Ryde and Meadowbank rail stations will be via Andrew Street to the east.
Cobham Avenue Hughes Avenue
Atkins Road
Trumper Street
Waratah Street
Hope Street Wharf Road
FIGURE 2.12. Victoria Road intersection
Mary Street Hughes Avenue
Waratah Street Andrew Street
Atkins Road Boronia Street
FIGURE 2.13. Wharf Road looking south FIGURE 2.14. Existing access in the Southern Precinct
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 15 2.3.4 SERVICES
As an industrial precinct, Melrose Park has significant trunk Wharf Road OIL FUEL LINE & EASEMENT
Hughes Avenue infrastructure available. WATER The site lies on the route of major overhead power infrastructure Cobham Avenue Atkins Road ELECTRICITY & SUBSTATIONS High voltage lines cross the Parramatta River from Wentworth Point POWER and land on the north side at the end of Wharf Road. TRANSMISSION LINES Two other towers are located on the river to the west before passing through industrial sites. RAIL ACCESS ROAD & RIGHT OF WAY The Viva Gore Bay high pressure fuel line runs along Hope and Waratah Streets before turning up Wharf Road to Andrew Street and along Lancaster Avenue. There are trunk sewer lines at the ends of Waratah Street and Wharf Road.
Hope Street
Waratah Street
Wharf Road Mary Street
Hughes Avenue
Atkins Road
Boronia Street Andrew Street Waratah Street
FIGURE 2.15. Existing High Voltage Power Lines FIGURE 2.16. Existing Services and easements in the Southern Precinct
MELROSE PARK SOUTHERN PRECINCT 16 STRUCTURE PLAN 2.4 NORTHERN PRECINCT STRUCTURE PLAN In 2016, Council approved the Structure Plan for the Northern Precinct at Melrose Park. Victoria Road (Transport Corridor) A Planning Proposal was subsequently lodged with Council to seek * the legislative amendments to the Parramatta Local Environmental Plan 2011. This Planning Proposal received a Gateway Determination on 27 September 2017. * Ryde Parramatta Golf Club Given the preliminary stage of the redevelopment of the Northern TOWN CENTRE Wharf Road Precinct, the Southern Structure Plan has been developed to create (NORTH) sufficient flexibility to respond to any changes and to ensure one integrated approach has been adopted for the redevelopment of Victoria Road Melrose Park. (Transport Corridor)
Hughes Avenue
03 MELROSE PARK NORTHERN STRUCTURE PLAN FOCUS AREA - MELROSE* CENTRAL PARK Hope Street ‘Melrose Central Park’ has the potential to become one of the central identifiable features of the development and the broader community, providing a range of recreational facilities for local residents. The Park would become the primary open space for the community to gather, play and relax both weekdays and weekends. Legend Within Structure Plan Area The Park could include: Northern Structure Plan Boundary FUTURE SOUTHERN+ Activation STRUCTURE points such as a cafe and PLAN public BBQs; Town Centre/ Employment Zone + An amphitheatre with the potential to become a cultural event Low Density Multi Dwelling Housing space where community events can be held or major sports and Medium Density Multi Dwelling Housing cultural events can be broadcast; High Density Multi Dwelling Housing + Adventure playground consisting of timber boardwalks, jetties Existing B4 Zone and a large timber ship to reinterpret the site’s history for shipping timber across the Parramatta River; and Public Open Space Height Transition Zone + An existing shale cliff is to be retained and its topography used for a lookout cantilevering over the parks wetland. Electrical Powerlines Shared Bicycle/ Pedestrian Link Parramatta River Proposed Road * Proposed Intersection Upgrade Outside Northern Structure Plan Area Residential 1-2 Storeys Industrial Melrose Park Public School Public Open Space Commercial / Mixed Use Upgraded Pedestrian and Cycle Foreshore Connection
Sydney Olympic Park George Kendall Reserve FIGURE 2.17. Melrose Park Northern Precinct Approved Structure Plan,p otentialFebruary melrose Central park and associatesFIGURE programming (Artist 2.18. impression) Melrose Park Northern Precinct artists impressions Melrose Park - Northern Structure Plan SP_L012017 Revision AS
February 2017 79 Myrtle Street Chippendale NSW 2008 AUSTRALIA ph +61 2 9311 8222 fx +61 2 9311 8200 ABN 53 003 782 250 Ryde Parramatta N 0 25 50 100m Golf Club
Wharf Road
Hughes Avenue
Hope Street
FUTURE SOUTHERN STRUCTURE PLAN
Parramatta River
George Kendall Sydney Olympic Reserve Park
Melrose Park - Urban Design Principles UDP_01 Revision AM precedent - piedmont College Amphitheatre Street level view of the potential melrose Central park (Artist impression) August 2016Key plan 79 Myrtle Street Chippendale NSW 2008 AUSTRALIA ph +61 2 9311 8222 fx +61 2 9311 8200 ABN 53 003 782 250 N 0 25 50 100m
32 MELROSE PARK NORTHERN STRUCTURE PLAN
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 17 MELROSE PARK SOUTHERN PRECINCT 18 STRUCTURE PLAN 3.0 Structure Plan 3.0 Structure Plan
3.1 VISION The transformation of Melrose Park into a new 21st Century connected and liveable suburb builds on the site’s riverfront location, its history and its natural environment. As a new living and growing community, the plan is underpinned by four guiding elements –– New housing models –– A focus on the environment –– A real quality of life –– A complete community
HOUSING CHOICE ENVIRONMENT QUALITY LIVING COMPLETE
MELROSE PARK SOUTHERN PRECINCT 20 STRUCTURE PLAN 3.2 THE STRUCTURE PLAN
This scheme focuses the density around the major north-south corridor that connects with Victoria Road in Melrose Park North and concentrates the tallest buildings along this spine. It also positions the playing field in a more central location (6 Hope Street, owned by Goodman) that is closer to the active uses along the spine and main commercial/retail area that is provided in the precinct. The GFA that would otherwise be achieved on the land used Wharf Road for the playing field is then able to be redistributed onto the remainder of the site which is under Goodman ownership in the form of tower buildings resulting in no net loss of GFA for this landowner.
This scheme is based on a number of master plan priniciples, including: –– Location of uses reflects the site topography, public transport services and relationship to the river –– A fine grain street network with a clear hierarchy to establish an identity for the precinct –– Building typologies and heights that reinforce the street hierarchy Hughes Avenue –– Buildings that define and align with streets and open space –– Maximise accessibility –– Provide view corridors to the sky and open space Atkins Road –– Approximately 20% of the site is open space.
The PLR Stage 2 alignment is still under investigation by TfNSW and not yet established. It is proposed that the area highlighted on the plan be deferred from the draft Plan until further detail is available on the implications of these sites as a result of the proposed light rail.
GREEN SPACE SCHOOL INVESTIGATION AREA
FIGURE 3.1. Melrose Park Southern Precinct Structure Plan
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 21 3.3 FLOOR SPACE DISTRIBUTION
FIGURE 3.2. Floor Space Distribution
MELROSE PARK SOUTHERN PRECINCT 22 STRUCTURE PLAN P
Illustrative Response
NOTE THE FOLLOWING INDICATIVE RESPONSE IS BASED ON AN INDICATIVE BUILT FORM LAYOUT AND IS SUBJECT TO CHANGE Indicative Response
1. MOVEMENT NETWORK 1.1 INDICATIVE ROAD NETWORK The street network is the key element in the public domain Existing roads within the Southern Precinct were designed to framework. While providing vehicular access across the precinct, accommodate industrial vehicles and are 20m in width. New roads it more importantly creates a safe and legible pedestrian network will match this width. Narrower widths may be considered in some that delivers amenity and facility through landscaping, planting and locations but is subject to testing. paving treatments. A new north-south road west of Waratah Street will be 25m. The network seeks to: The final road reserve at Waratah Street will be resolved during –– Build on the existing road network – Atkins Road, Hughes Avenue, detailed design of the future light rail. Waratah Street and Mary Street. –– Link to the north-south primary road grid that extends through the North Precinct. –– Create a finer grained residential scaled block pattern through a network of minor roads to service new development. Height of LEP Height of LEP Site Boundary Site Boundary
Setback Setback 3m 3m
20m Road Reserve
FIGURE 4.2. 20m Road Reserve - Existing and New Local/Primary Roads
MELROSE PARK SOUTHERN PRECINCT 24 STRUCTURE PLAN 1.2 INDICATIVE CYCLE NETWORK A key element in the Structure Plan is access across the precinct by bicycles and the establishment of an integrated cycle network. Provision needs to address the needs of both commuter and recreational cyclists. As identified by the City of Parramatta, there are five key elements: –– A north-south link in a dedicated corridor on sites along the west side of Wharf Road. –– An east-west corridor provided on two sides of Hope Street. –– A north-south link on two sides of Waratah Street extending into the Northern Precinct. –– A north-south recreational link that follows the high voltage power lines. –– An east-west link along the waterfront park that connects to the Parramatta Valley Cycleway.
FIGURE 4 .3. Shared Cycle Path
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 25 2 BUILT FORM 2.1 ILLUSTRATIVE PLAN An illustrative plan has been developed that tests the key principles and objectives of the structure plan while responding to the site and its opportunities. The illustrative plan demonstrates a potential response that can accommodate a range of density scenarios. It draws on both statutory requirements (the Apartment Design Guide) and best practice urban design. The key principles underlying the plan are: –– Streets are defined by built form –– A range of building heights are introduced to create variety in the urban form –– A human scale of generally 3-4 storeys is created at the street interface –– A continuous 7-8 storey general scale is established along the waterfront –– Maximum height of approximately 20 storeys –– Flexible building envelopes are identified with adequate separation between buildings –– Appropriate setbacks at street level ensure transition zones between apartments and the street. –– The amenity of future residents (solar access, open space and public domain) is reflected in the planning –– Key landscape elements are retained –– A network of new public open spaces complements private and communal open space –– The road network and permeability of the built form allows views through the precinct to the water from sites to the north. The final plan will be subject to the design on individual lots and the market and design requirements of each individual owner. The illustrative plan presents a possible scenario where the above principles can be realised.
MELROSE PARK SOUTHERN PRECINCT 26 STRUCTURE PLAN Site Boundary
2.3 WATERFRONT SCALE Definition of the waterfront will be achieved by the creation of a consistent, human scaled built form to the Parramatta River, On other developments along the Parramatta River, different approaches have been adopted based on the proximity to the water and the length of the streetwalls. At Melrose Park, the heights along the waterfront respond to the distance to the water and the depth of the mangrove fringe. With the provision of the waterfront road, buildings are generally more than MHWM 30m from the MHWM. Principles guiding the waterfront scale are: –– Generally 6-8 storeys maximum along the waterfront. –– Articulate upper floors to reduce the scale of the streetwall. Parking –– Taller buildings are to be setback from the waterfront.
Setback Landscape Park Cycle Mangrove 2m Setback Way 3m Private Development 20m Road Reserve Waterfront Reserve
FIGURE 4.4. Transition zone of a private development and park interface
FIGURE 4.5 . Indicative Transition zone character
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 27 2.4 PRECINCT WIDE BUILT FORM As part of an integrated approach to scale and building heights across the wider precinct, the proposed height limits along the waterfront are part of a strategy that seeks to step heights away from the river and into the middle of the site. The introduction of taller buildings allows more variety in the built form outcome and helps deliver well scaled streets and public open spaces. The Structure Plan: –– Develops a consistent ground level expression of four storeys –– Plans for different scales across the precinct to create variety in the built form response –– Matches heights of Northern Precinct –– Lowers heights towards the Parramatta River –– Ensures that the street level experience is not overpowered by tall buildings
FIGURE 4.6 . Indicative built form character
18
18
8 6 6 4 4 4
6 4
NORTHERN SOUTHERN OPEN MANGROVES PRECINCT PRECINCT SPACE
FIGURE 4.7. Transition of built form and height across the Southern Precinct
MELROSE PARK SOUTHERN PRECINCT 28 STRUCTURE PLAN 2.5 STREET FORM AND SETBACKS The creation of walkable, human scaled streets is a key objective of the Structure Plan. The repurposing of existing streets and the network of new roads within the precinct represent an opportunity to create a new streetscape environment with an improved public domain experience. Managing the scale of buildings at the street frontage is an important element. Several principles guide the location of setbacks: –– All residential will be set back from the street frontage by a minimum of 3m. –– The Structure Plan seeks to create a predominant 3-4 storey street wall to all streets. –– On major streets, this may be increased with setbacks preferred above level 4. –– Taller elements may come down to the street where the setback to the street is increased.
Parking Parking
Upper Level Landscape Landscape Upper Level Setbac 2m Setback Setback Setbac 2m 3-5m 3-5m
Private Development 20m Road Reserve Private Development
FIGURE 4.8. Street wall and setback
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 29 2.6 SOLAR ACCESS TO COMMUNAL OPEN SPACE Solar access is a critical element in high density neighbourhoods. While the ADG focuses on solar access to apartments, it also seeks
to ensure adequate solar access to courtyards and communal open Site Boundary Site Boundary space. While this will be subject to detailed design, in order to facilitate solar access to courtyards, lower buildings are located on the north edges of perimeter blocks. Communal spaces may also be located on rooftops. A variety of heights within a block allows communal open space to be located on low-rise building rooftops where there is a better relationship to the street.
Parking Parking
Upper Level Landscape Landscape Upper Level Setbac 2m Setback Setback Setbac 2m 3m 3m
Private Development 20m Road Reserve Private Development Private Courtyard
FIGURE 4.9. Solar access in communal open spaces
FIGURE 4.10. Indicative communal open spaces
MELROSE PARK SOUTHERN PRECINCT 30 STRUCTURE PLAN 2.7 BUILT FORM ORIENTATION The Apartment Design Guide has clear objectives in terms of solar access and building separation. The orientating of high rise buildings along a north-south access improves opportunities to meet the 70% Boronia Street target with a majority of units on the east and west facing elevations. SOLAR ACCESS By running the building axis north-south, overshadowing is also reduced through the middle of the day when the narrower east-west dimension means less shadowing. Atkins Road
Controls on the maximum area of tower floor plates not only helps SOLAR ACCESS overshadowing impacts but delivers better and more elegant building forms across the precinct.
Massie Street
FIGURE 4.11. Illustrative building separation and solar access in the Southern Precinct
FIGURE 4.12 Indicative built form and separation
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 31 2.8 OVERSHADOWING New, tall development has the potential to impact development to its south by overshadowing and restricted solar access. Development of the Structure Plan has tested overshadowing impacts using parametric modelling. Potential heights have been modelled and adjusted to ensure good solar access. Good solar access in open spaces is a major concern and –– Parks – no more than 50% of parks should be overshadowed between 10am and 2-pm mid-winter (22 June) –– Sensitive mangroves should receive full sun as measured between 9am and 3pm mid-wither.
FIGURE 4.13. Existing Mangroves on Waratah Street
MELROSE PARK SOUTHERN PRECINCT 32 STRUCTURE PLAN
Appendix 1 - Supporting Studies Summary A1 Supporting Studies Summary
A1.1 TRAFFIC In order to establish levels of traffic and appropriate development densities, a Transport Management & Accessibility Plan (TMAP) has been prepared for the combined North and South Precincts.
NORTH PRECINCT SOUTH PRECINCT Land Use GFA/Dwellings Land Use GFA/Dwellings Residential Dwellings 6,850 Dwellings Dwellings 4,238 Dwellings Non Residential Commercial 15,000m2 Commercial 4,400m2 Retail 12,500m2 Retail 3,100m2
The key conclusions of the Melrose Park TMAP are:
–– The scale of development envisaged for Melrose Park (as outlined above) presents significant but manageable challenges for transport infrastructure and services for both the road and public transport network.
–– The additional traffic demands as a result of Melrose Park development on the surrounding local road network fall within acceptable capacity thresholds.
–– Sydney Metro West will deliver significant benefits for residents from Melrose Park with high-capacity and more frequent services between Parramatta CBD, Sydney Olympic Park and Sydney CBD. FIGURE A1.1. Existing traffic and transport considerations
–– A new active and public transport bridge across Parramatta River will Parramatta Light Rail provide substantial Preferred routes for Stages 1 and 2 MARKETS SITE EXTENSION Carlingford –– connectivity improvements between Melrose Park, Rhodes and Sydney dwellings) can be supported by either bus or light rail services across the Olympic Park before light rail is implemented. bridge. STAGE 1 STAGE 2 16 stops 10–12 stops –– The increased frequency of the T1 Northern Line (to 8 services per hour) –– An integrated package of measures needs to be implemented as the will provide capacity to support the development and will continue once Melrose Park
W development progresses, with the package containing a mix of policy, HA Meadowbank
R F Sydney Metro North West opens in 2019 Ermington RD Rydalmere A T infrastructure and transport services measures PA R R A M T A R I V E R SOUTH ST ST A BORONI Wentworth Point
R T TA R I V E MA – Westmead R A – Parramatta Light Rail Stage 2 would provide a direct link to the R –– The TMAP recommends a total off-street parking supply of 9,441. A P A Camellia HILL RD Parramatta CBD, and connect to Sydney CBD via the broader rail and Parramatta CBD total on-street parking supply of approximately 700 and 500 spaces is Silverwater metro networks being proposed for the northern and southern precincts respectively. It AUSTRALI
A is proposed to initially provide levels of parking in accordance with CoP Sydney Olympic Park AVE –– The new bridge across Parramatta River will provide fast, direct, high AVE DCP, and gradually decrease parking provision as the public transport R RASE Carter Street F frequency services linking Melrose Park to Rhodes Station and future DAWN initiatives are implemented. metro station at Sydney Olympic Park. The full development (11,000 Stage 1 route Stage 2 preferred route
BIRNIE AVENUE Stage 2 – alternative Camellia FIGURE A1.2. Parramatta Light Rail Stages 1 & 2, TfNSW alignment under consideration FLEMINGTON STATION
MELROSE PARK SOUTH STRUCTURE PLAN 35 A1.2 SERVICES Further investigation and applications will be required with Initial studies have been undertaken on the potential to Endeavour Energy by a qualified electrical consultant to confirm final underground these services both within the Hope Street property A1.2.1 POWER capacity. Notwithstanding these investigations it is considered that and across the Parramatta River frontage. Any adjustments, Demand for the proposed development can be compared to the power supply will be able to be provided to the development site. alterations or disruption to the asset will need to be made at the existing light industrial use on the land. Applying a demand rate of High voltage transmission lines are located on the western side expense of the developer. Further assessment and costings are 0.04 kW/m2/day for the existing light industrial use over the precinct, of the 4 Hope Street property. The transmission towers traverse a required prior to commitments to underground these services. a demand of 7 MW/day is calculated. north-south alignment between Parramatta River and Hope Street Uses above any buried power lines will generally be limited to This is lower than the expected demand of the proposed development through the subject area in an easement of minimum dimensions of open space or parking. and, subject to the detail site calculations and requirements, some 33m (100 ft). amplification may be required to suit the expected demand range of There are detailed requirements for building and uses and built the development. elements within the easement identified in the Transgrid Easement Guidelines – Third Part Development document
FIGURE A1.3. Endeavour Energy power services in the Southern Precinct
MELROSE PARK SOUTHERN PRECINCT 36 STRUCTURE PLAN A1.2.2 WATER Sydney Water is the servicing authority for potable water in the suburb of Melrose Park. A number of Sydney Water assets lie within the precinct: –– Several large diameter water mains are present in Hope Street including a 900mm and 1200mm Ductile Iron Cement (mortar) Lined (DICL) main and a 1200 SCL main. –– 200mm CICL and 150mm uPVC water supply mains locatwd on the western side of Waratah Street. –– A 150mm uPVC water supply mains located on the eastern side of Wharf Road. –– A 100mm CICL in Hughes Avenue. –– A disused 300 CICL main is also present on the eastern side of Hughes Avenue.
Potable Water Demand Typical water demand rates for different land uses are provided in Table 2.1 below.
Land Use Design Criteria Units Potable Water Demand Max Day Demand kL/unit/day 1.6 Multi/ high Rise Units Max Day Demand kL/N Floor 33.5 Ha/day Light Industrial Max Day Demand kL/N Ha/day 40 Medium Industrial Max Day Demand kL/N Ha/day 66 Suburban Commercial Max Day Demand kL/N Ha/day 40
Utilising the multi-unit rate of 33.5kL/ N Floor Ha/day over 4700 apartments with a GFA of 379,400m2 of residential development a demand for the development can be calculated. FIGURE A1.4. Sydney Water services in the Southern Precinct A demand in the order of 1270 kL/day is expected to be met to service the indicative built form layout.
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 37 A1.2.3 SEWER A1.2.4 TELECOM A1.2.5 GAS Sydney Water is the servicing authority for sewage disposal in the Existing local telecommunications services and optic fibre routes are Jemena is the servicing authority for gas supply adjacent to the site. suburb of Melrose Park. located in proximity to the development. Gas infrastructure is available in the form of secondary high pressure A number of existing assets lie within the precinct: Optus fibre optic cables run along both the northern and southern mains with 1050kPa capacity running along the Hope Street and –– A 225mm CICL sewer main on the 6 Hope Street property, sides of Hope Street and the Hope Street property frontage. Waratah Street property boundaries at a distance of 0.8-2.6 metres running adjacent to the western boundary of the property 6 Hope At the time of writing, there have been no responses from NBN Co or from the boundary line. Street (being the common boundary of 4 & 6 Hope Street) to the other telecommunication providers including Telstra. The existing DN250 main will have a carrying capacity in the order of south. It is expected that the existing local cable network would not 300-500m3/hour or 7,200-12,000m3/day. Confirmation of sufficient –– The sewer main above increases to 300mm immediately to the have the capacity to service the proposed development and that capacity for gas supply will be required by a specific application to south of the property and traverses two properties to the west to new underground cabling would be required to suit the project Jemena. Sewer Pump Station SP0230. requirements. Normally this would be completed on a project by Jemena uses an energy demand of 20 gigajoules per year to estimate –– A 225mm VC on the western side of Hughes Avenue with which project basis. the average annual domestic usage of natural gas for residential also conveys waste water to Sewer Pump Station SP0230. Demand and capacity calculations have not been provided for dwellings. This usage rate typically equates to the utilisation of a natural gas hot water tank, cook top and heating point. –– A 225mm uPVC main services Melrose Park Public School with a telecommunications as these are not readily quantifiable like the main located on the corner of Hope Street and Wharf Road which other services provided. The requirements for telecommunications The natural gas usage estimate for the project, assuming supply to conveys waste water to the east of the Precinct. would need to be formalised via a Telstra Smart Community (or residential units only. This estimate uses a conversion factor of 39.6 similar) registration. m3 / GJ to convert the estimated energy usage into a volume of gas. The existing DN225 and DN300 mains located in the precinct are expected to have capacity in the order of 26 l/s and 45 l/s respectively. Notwithstanding the further investigations and applications required LAND USE Residential with Telstra, it is considered that telecommunication infrastructure An estimate of the Average Dry Weather Flow (ADWF) for the project NUMBER OF DWELLINGS/UNITS 4300 Design basis will be able to be provided to the development site has been calculated based on 80% of the expected 1270 kL/day CONVERSION RATE (GJ/DWELLING/YR) 20 demand. An ADWF of 1016 kL/day or 11.7 L/s has been estimated for (M3/GJ) 39.6 the development. USAGE 94,000 The estimated capacity of the connecting main is above the required (GJ/YR) output from the development, as such it is expected that the existing USAGE 258 main will be sufficient to cater for the development. (GJ/DAY) USAGE 10.200 The extent of the upstream catchment being serviced by the main (M3 /DAY) however is not known and confirmation of the proposed strategy will need to be performed in conjunction with Sydney Water via a Sydney Water Qualified Water Service Coordinator during project application The estimated natural gas usage for up to approximately 4,300 stage. residential apartments is approximately 10,200 m3/day. It should be noted that this natural gas demand estimate excludes demands from Notwithstanding the further investigations and applications required commercial premises. Without details of the specific proposed land with Sydney Water, it is considered that waste water reticulation will uses it is difficult to estimate a gas demand for these areas. To meet be able to be provided to the development site. BASIX requirements, it is expected that the residential units will require a natural gas connection. Subject to further investigations and applications with Jemena, it is considered that gas supply will be able to be provided to the development site if required. We would expect this to be delivered on an as-needed basis for individual lots.
MELROSE PARK SOUTHERN PRECINCT 38 STRUCTURE PLAN 1.2.6 DRAINAGE AND FLOODING Drainage Water quality and detention across the precinct are important Flooding considerations: Several council drainage lines and associated easements are present A Flood Enquiry Application was made to Parramatta City Council. on across the precinct. The existing drainage lines vary in diameter –– City of Parramatta’s stormwater water quality objectives will Council data on flood levels and drainage infrastructure contained from 525mm to 1050mm, and are generally located along pre- be met via a treatment train which comprises a combination of in their database files shows that there are two council drainage existing low points and gullies drainage urbanised drainage paths to proprietary and WSUD measures. pipes which pass through the site. The information does not show the Parramatta River. –– Detention systems totalling a storage volume in the order specific flood level adjacent to the site. There are currently 5 discharge points to the Parramatta River. of 8000m2 would be required for the development site. It An estimate of the 1 in 100-year flood level of 1.5m has been made The legal point of discharge from the precinct will be located in is expected that due to the size of the development that the based on interpolating flood level contours shown on the flood map. conjunction with the existing site, council inter-allotment drainage detention systems for the development would be dispersed across It is noted that Council is in the process of updating their Floodplain lines and discharge locations to Parramatta River. the Precinct at strategic locations, relating to the catchment Risk Management Strategy which may change the flood levels from breakdown and discharge locations from the Precinct. those that have been currently provided. If a new outlet is required, then it the design of the new outlet structure will be assessed in accordance with the NSW Office The exact routes and network will form part of future detailed The flood enquiry information shows the site will be clear of the PMF of Water Document Controlled Activities: Guidelines for Outlet development application as and concept stormwater management flood event extent. The defined the Flood Planning Levels (FPL) for Structures. designs. the site based on the 1 in 100 year ARI storm flood level plus 500mm freeboard, allowing for the development to be sited above the 1 in 100 As part of the existing industrial/ commercial developments in the year ARI flood level. The FPL for the development varies depending precinct, an extensive in-ground drainage system is present. It is on where it is in relation to the Parramatta River and local overland expected that the majority of house drainage will be made redundant flow paths. as part of the new structure plan development. The precinct is significantly higher than the estimated FPL of RL The minor system will consist of a piped drainage system designed 2.0m AHD for the Southern Precinct based on flooding relating to the to accommodate the 1 in 20-year ARI storm event (Q20). This results Parramatta River. in the piped system being able to convey all stormwater runoff up to and including the Q20 event. The major system has been designed to cater for storms up to and including the 1 in 100-year ARI storm event (Q100). This major system employs overland flow paths to safely convey excess runoff from the site. As part of the new development, the council drainage and easements from the low point in Hope Street will need to be considered. Realignment of a portion of the drainage line will be required to suit the new building layout over the site. Consideration to overland flow from the low point will also be required. Relocation of drainage routes would be done utilising proposed transport and access routes (new public roads, pedestrian pathways etc).
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 39 3 3
20 0 1 20 0 1 33-37 2 82 1 33-37 2 82 1 9 9 6 2 4 Legend 6 2 Legend4 39 1 39 1
3 84 Ground Contours (metre AHD) 3 84 Ground Contours (metre AHD) 7 7 5 Lower Parramatta River Cross Section 5 Lower Parramatta River Cross Section 29 29 8 7 84 W Stormwater Pits 8 7 84 StormwaterW Pits 2 2 8 2 2 8 1 H 1 StormwaterH Pipe Network 3 Stormwater Pipe Network 3
2 A 2 A 3 20 Year Flood (Lower Parramatta River) 3 High Hazard-1% AEP (Lower Parramatta River) 7 R 7 R 5 49 5 49 25 100F Year Flood (Lower Parramatta River) 25 Low HazardF (Lower Parramatta River) 24 29 22 24 29 22 53 PMFR (Lower Parramatta River) 53 City of ParramattaR LGA Boundary 0 D 1 0 D 1 5 City of Parramatta LGA Boundary3 5 3 4 57 4 57 450 55 17 450 55 17 57 84 57 84 20 57A59 20 57A59 6 6 0 0 0 61 16 T 0 61 16 T E S E S 8 H P 8 H P 11 40 63 HO 11 40 63 HO 6 U 6 U 0 0 9 0 G 65 100 9 0 G 65 100 7A 7A H 67 5 H 67 5 46 7 46 7 7 E 3 34 7 E 3 34 7 375 31 3 7 375 31 3 69 29 7 69 29 7 75 S 4 75 S 4 3 27 5 3 27 5 75 7 5 75 7 5 5 3 5 0 5 3 5 0 A 71 19 A 71 19 48 0 48 0 3 3 V 7 V 7 3 50 73 5 3 50 73 5
5 5
7 2 7 2 75 6 75 6 1 52 5 5 1 52 5 5 2 0 2 0 13 0 5 13 0 5 77 0 8 52 110 77 0 8 52 110 15 1754 15 1754 1 0 1 0 5 7 05 0 5 5 7 05 0 5 1515A5 0 5 1 90 52 1515A5 0 5 1 90 52 37 0 0 37 0 0 3 9 3 9 375 0 375 0 6 0 6 0 0 0 0 0 5 3 5 3 64 64 S T S T RY RY MA MA 4 4 4 4 78 1 W 78 1 W 2C H 2 2C H 2 9 9 H H U 7 U 7 1 1 5 5 0 32 A 0 32 A G G 5 W 5 W 65 0 R 65 0 R H 30 H 30 A F A F E 2 E 2 67 78 R 32 67 78 R 32 80 S 112 R 80 S 112 R A A 69 D 69 D A T A T V 2 2 A V 2 2 A H H 71 2 112 71 2 112 ST ST 2 2 0 0 5 2 7 5 2 7 4 4 2 0 112 2 0 112 5 5 0 7 0 7
1 1 112 112 1 79 1 79 1 6 1 6 2 2 3 3 7 7 5 5
3 5 3 5 82 82 9 2 9 2 22 450 22 450 2 2 34 34 A A 36 T 36 T K 9 K 9 I 1 6 I 1 6 9 N 6 9 N 6 75 4 75 4 389 S 389 S 75 75
R R 38A 97 38A 97 D 5 D 5 3 1 3 1
38B 9 38B 9 38B38B 8 38B38B 8 1 1 38B 9 38B 9 38 38 38B 38B 38B 38B 38B 38B 38B 38B 38 38B 38B 38 38 38 38A38A 0 38A38A 0 383838A 383838A 38B 9 38B 9 34 1 34 1 8 14C 8 14C 38BNOTE:38B The38B 38BLower Parramatta River Floodplain Risk Management Study 38B 38B38B38B 38B NOTE:38B The Lower Parramatta River Floodplain Risk Management Study and Plan and 38BPlan38B is currently38 being updated. Flood levels in this area may change. is currently38B 38B being38 updated. Hydraulic hazard extents in this area may change. ;N ;N City of Parramatta Council Flood Map 1:4,000 City of Parramatta Council Hydraulic Hazard Map 1:4,000 DISCLAIMER: Flood levels and flood extent lines are based on current information held by Council. Council does not accept responsibility for the accuracy of this Information. Any pipe sizes DISCLAIMER: Flood levels and flood extent lines are based on current information held by Council. Council does not accept responsibility for the accuracy of this Information. Any pipe sizes and location of pits and pipe lines should be confirmed by site investigation. and location of pits and pipe lines should be confirmed by site investigation. The flood levels provided are only an approximate guide and have been derived using the current computer simulated model. The flood levels provided are only an approximate guide and have been derived using the current computer simulated model. The information provided on this document is presented in good faith. It is the responsibility of each individual using this information to undertake their own checks and confirm this The information provided on this document is presented in good faith. It is the responsibility of each individual using this information to undertake their own checks and confirm this Printed information prior to its use. Printed information prior to its use. 5/09/2016 City of Parramatta Council, its agents and employees are not liable (whether by reason of negligence, lack of care or otherwise) to any person for any damage or loss whatsoever which has 5/09/2016 City of Parramatta Council, its agents and employees are not liable (whether by reason of negligence, lack of care or otherwise) to any person for any damage or loss whatsoever which has occurred or may occur in relation to that person taking or not taking (as the case may be) action in respect of any representation, statement, or advice referred to above. occurred or may occur in relation to that person taking or not taking (as the case may be) action in respect of any representation, statement, or advice referred to above. Page 3 of 4 Page 4 of 4 FIGURE A1.5. Flood Map, City of Parramatta Council FIGURE A1.6. Hydraulic Hazard Map, City of Parramatta Council
MELROSE PARK SOUTHERN PRECINCT 40 STRUCTURE PLAN A1.2.7 HIGH PRESSURE OIL LINE A high-pressure oil or petroleum pipeline is shown to be present in proximity to the development. The pipe line is operated by Viva Energy Australia and is described as the Gore Bay Pipeline containing either oil or petroleum. The pipeline is located on the southern side of Hope Street and traverses the northern precinct boundary between Atkins Street and Waratah Street. At the intersection of Hope Street and Waratah Street, the pipe line heads in a southerly direction along the western side of Waratah Street to The Parramatta River and to the east of the development precinct. Viva advise that the measurement length associated with the pipeline is defined as 132m. This measurement is based on the radius of the 4.7kW/m2 radiation contour for a full bore rupture, as per Australian Standard AS2885.1. There are many examples where medium-high density residential development has been safely constructed close to oil pipelines. Viva have advised that as part of the detail design and further future development applications on the site that a Safety Management Study (SMS) shall be undertaken in accordance with AS2885 to ensure the safety of the surrounding environment and people regarding the maintenance, operation and integrity of the pipeline.
Clearances would need to be confirmed as part of the required Safety
# $ % &
Management Study. "
+ > + . ? 4 ' ( ) ' * + , - + . / + 0 - 1 2 + 3 4
It is to be recognised that sensitive structures and uses such as FIGURE A1.7. High Pressure Oil Line in the Southern Precinct =
I J K J I L I M
# $ % &
school, retail, childcare, residential buildings and other similar uses "
N OP Q Q R Q S T U V W R S Q 5 / 6 7 8 7 6 9 : 9 ; + 4
+ > + . ? 4 ' ( ) ' * + , - + . / + 0 - 1 2 + 3 4
=
* 6 < 3 6 ' < 6 + 4
X Y M X Y Z M L [
may require further consideration. L
I J K J I L I M
/ < 6 7 . 4
= @ @
N OP Q Q R Q S T U V W R S Q 5 / 6 7 8 7 6 9 : 9 ; + 4
V _ ` a V V `
[ \ ] ^
* 6 < 3 6 ' < 6 + 4
L X Y M X Y Z M L [
b V Oa W V N P a c
] Z L L J
/ < 6 7 . 4
= @ @
A
. 6 < / 6 4
@
V _ ` a V V `
[ \ ] ^
d d
W ` RQ e V Q W f O ` R Q S g b a b P a c h R O W Q
] ] ] ]
b V Oa W V N P a c
] Z L L J
M Z J K [ K i M i M
A
. 6 < / 6 4
@
D D ED F G H
* / < B + 4 C 4
Z M M M
M J Z L X J i X M X
d d
W ` RQ e V Q W f O ` R Q S g b a b P a c h R O W Q
] ] ] ]
M Z J K [ K i M i M
D D ED F G H
* / < B + 4 C 4
Z M M M
M J Z L X J i X M X
¡ ¢£ ¤ ¥ ¦ § ¨© ¨¤ ¢¤ ¦ ¨§ ¨ ¢ § § ¤ § ¤ © § !
¡ ¢£ ¤ ¥ ¦ § ¨© ¨¤ ¢¤ ¦ ¨§ ¨ ¢ § § ¤ § ¤ © § !
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 41 A1.3 CONTAMINATION A1.4 HERITAGE Across the precinct, there is a risk of potential contamination A Heritage Assessment and Heritage Impact Statement has been –– Further detailed heritage reports should be prepared at primarily associated with current and historical commercial / prepared for the site that aims to assess the heritage of the subject Development Application stage for other non-listed factory industrial land uses within and adjacent to the Site including: site, review the proposed Structure Plan and to produce a statement buildings within the whole precinct, to outline suitable design of heritage impact relating to heritage issues for the existing –– current operations including storage, handling, processing / techniques or interpretation of former factories to ensure future buildings and the immediate streetscape. use and transportation of petroleum products, chemicals and development is sympathetic to the former heritage context of the hazardous substances; Three listed items are located within the precinct: precinct. Retain mixed use development to reflect former mixed –– historical land use practices; and Suburb uses and diversity. Camellia (& –– adjacent industrial land use practices and known contamination. Ermington; Parramatta; Ermington Ermington –– Any new buildings, services, streetscape and landscaping or & Rydalmere) activities in or in the vicinity of the whole precinct should have It is expected there is a moderate–high risk of contamination Item Name regard to the existing scale, style and character of the site and primarily from the current and historical storage and use of chemical Wetlands Bulla Cream Ermington Wharf context of heritage landscapes and heritage buildings, including products. Address Wharf Road (end the adjacent residential properties. Parramatta River 64 Hughes Avenue As such, it is the opinion of specialist consultant Senversa that site of) –– Undertake a Heritage Interpretation Strategy and Heritage investigation works should be undertaken to assess the nature Property Implementation Plan to highlight the former industrial scale and extent of contamination, to determine the suitability of the Site Description Local Lot 1, DP 128574 - building types and uses previously occupying the precinct. for the proposed development and to aid in the development of a remedial method / management approach (where necessary) to Significance l1 Local Local enable site development. As the only built heritage item in the site, there was a focus on the Item No. Bulla Cream Dairy site. Prior to undertaking further works, a Sampling and Analysis Quality - l64 l82 Plan (SAQP) detailing the required Data Quality Objectives for further The report recommends that a detail heritage report be prepared investigation should be developed. As part pf the SAQP, a detailed at Planning Proposal/ Development Application Stage to determine chemical storage inventory should be undertaken throughout the There are a number of other listed items outside the Southern whether any of the other industrial buildings on the allotment can be Site, to adequately quantify and characterise onsite fuel / chemical Precinct area. retained. There are successful examples of commercial adaptations storage quantities / locations and aid in the development of a robust Recommendations from the heritage review are: of buildings which have incorporated the existing fabric of industrial investigation methodology. buildings such as the former Jimmy Barnes site (known as ‘The –– Retain and respect the existing Heritage Item Wetlands I1, Grounds’) at Alexandria. Based on information reviewed as part of this study, it is expected including an appropriate buffer zone between the wetlands and that some level of site remediation and / or environmental any future development. Further refinement of the curtilage could be considered at Planning management is likely to be required prior to or during site Proposal and Development Application Stages. The curtilage is –– Retain and respect the existing Heritage Item Wharf I82, including redevelopment required around the heritage items to ensure the bulk and height an appropriate buffer zone between the wetlands and any future of any new adjacent development is not inappropriate and does not While the full extent of site remediation cannot be determined until development. further investigation works have been undertaken it is likely that (as overwhelm these items. a minimum) chemical / fuel storage infrastructure and associated –– Conserve the original 1925 building fabric of the Bulla Cream contaminated fill / natural soil materials will require remediation Brick Bungalow (I64), in accordance with the ICOMOS Burra management to enable site redevelopment to a more sensitive use. Charter. Additional contamination studies will be undertaken during the –– Conserve the existing boundary of the Bulla Cream Diary brick Development Application (DA) Stage. bungalow and the adjacent associated factory buildings located on the site (I64) as Heritage Curtilage. –– Conserve the original street layouts, wherever possible, to enhance interpretation of the former Melrose Park street patterns, in accordance with ICOMOS Burra Charter.
FIGURE A1.8. Heritage curtilage around the Bulla Cream site on Hope Street
MELROSE PARK SOUTHERN PRECINCT 42 STRUCTURE PLAN A1.5 ECOLOGY It is understood the proposed precinct will not have a direct impact on foreshore lands or vegetation other than the planted native and An ecological constraints analysis of the precinct has identified exotic trees outside of the wetland and revegetated areas in the south vegetated areas within the foreshore area as being of high and of the study area. Additional recommendations have been provided moderate ecological constraint. to facilitate additional protection. With these recommendations, plus Outside the foreshore area, the study area comprises moderate and addressing the indirect impacts though implementing recommended low ecological constraints. If required as part of the precinct planning mitigation measures, the proposed Melrose Park Southern Structure process, removal of vegetation identified as moderate and low Plan will be consistent, from a biodiversity perspective, with the constraint and outside the existing vegetated foreshore areas will not principles identified above in the relevant planning documents. have a significant ecological impact. A mixed use precinct would allow for a wide variety of land uses Saltmarsh communities are extremely sensitive area to changes in and potentially the removal or direct impact to vegetation within microclimate and it is understood that shading of these areas is likely the study area. It is it assumed there will be no direct removal of to have an impact, potentially resulting in dieback and/or changes wetland vegetation or existing revegetation/regrowth areas within in species composition. A solar study test based on the proposed the foreshore areas and the vegetation removed would be native building layout has been prepared to model solar access from and exotic landscape planting with weedy patches. The removal built structures. It is recommended that a comparison of existing of vegetation from the site would therefore not result in any direct and proposed shadowing be further investigated at development impacts to any TECs or threatened flora and fauna species. application stage. The following measures are recommended to avoid impacts to Redevelopment and management within the foreshore buffer area adjoining high conservation value areas. The ameliorative measures must align with biodiversity protection aims and objectives identified have been designed in consideration of relevant legislation and in relevant planning documents. It is believed increased protection guidelines: and management access within the foreshore buffer could be –– Ensure future proposals establish vegetative and open space achieved as part of the Southern Structure Plan by providing an buffers in foreshore areas to 20 - 30m from the edge of the integrated management approach by protecting existing revegetated Ermington Wetlands. areas, providing additional revegetated areas where identified and providing additional managed open space with appropriate native –– Clearly identify/demarcate the construction footprint area to staff urban landscape plantings. undertaking the works to ensure direct impacts to vegetation are confined to the assessed footprint. Therefore, it is recommended the proposed foreshore buffer area encompasses a mix of existing revegetated areas, additional –– Develop and implement a Sediment Control Plan for the proposed revegetated areas (between 20 and 30 metres of additional works. The Sediment Control Plan should control sediment and revegetation in key areas around saltmarsh, estuarine mangrove stormwater runoff within the works site, and prevent detrimental forest and stormwater drainage line between Atkins Road and impacts from occurring on adjacent land, in particular areas of Waratah St and 20 metres at Waratah Street and managed open the EEC Coastal Saltmarsh, and areas of Estuarine Mangrove space with appropriate native urban landscape plantings. This will Forest. The Sediment and Erosion Control Plan should also FIGURE A1.9. Ecology in the Southern Precinct provide an adequate protection and management access to the identify locations for any stockpiles, and vehicle areas, and existing vegetation communities. We do not believe it necessary for appropriate controls for these. the 40m buffer area to be completely revegetated. –– Use native species for landscaping as part of any proposed works. The Sydney Harbour Foreshore and Waterways DCP (section 5.6) provides guidance for planting such as the use of endemic species and those found in the local landscape. It is concluded that, from an ecological perspective, the proposed structure plan is acceptable and is capable of being consistent with the relevant legislation.
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 43 A1.6 ECONOMIC AND RETAIL ASSESSMENT Summary of Economic Benefits The Parramatta Employment Lands Study 2013 found that strong In summary, the Structure Plan would create the following benefits demand for housing, a decline in traditional manufacturing and the for the Southern Precinct: poor location of some employment lands presented an opportunity to –– A net increase of 4,238 units accommodating an additional rezone some land for residential or mixed uses. population of 9,665, equivalent to 2.5% of the projected growth in The Southern Precinct fits these criteria: the Parramatta LGA population by 2031 –– It is in high demand for residential uses because of its waterfront –– An additional $132.1m a year on retail expenditure by residents position and proximity to major employment centres and which will support jobs in both the Northern Precinct and amenities. The precinct looks across the Parramatta River Southern Precinct local centres, as well as surrounding centres to Wentworth Point and Rhodes, two examples of the strong –– New affordable housing in close proximity to employment, preference currently being displayed for medium to high rise transport and amenities waterfront residential developments –– Onsite provision of 293 jobs in retail, community and commercial –– It is in an industrial precinct dominated by pharmaceutical uses. companies. The precinct’s pharmaceutical cluster is currently undergoing a major restructuring which has seen manufacturing However, the economic benefits of the Southern Structure Plan also components increasingly move offshore, leaving only the need to be considered in conjunction with the Northern Structure commercial aspects of the business which do not require Plan with which it is fully integrated. The redevelopment of the entire industrial floorspace Melrose Park Precinct could accommodate an additional population of around 22,165 persons by 2031 or 5.8% of the additional projected –– The precinct is 1km from a major arterial road and is accessed via population for the Parramatta LGA. In addition, the proposed a residential area and school zone. If the Northern Structure Plan employment uses across the precincts have the potential to create proceeds the Southern Precinct will eventually be surrounded by up to 1,325 jobs in industries which are projected to experience residential uses strong growth. Non-industrial land based sectors are projected to add 45,500 jobs The Metropolitan Strategy and the Sub Regional Strategy targets give between 2011 and 2041 in the Parramatta LGA, while industrial land impetus to the need to create housing and employment opportunities based sectors are only expected to add 4,165 jobs. in proximity to transport and amenities. The Structure Plan is in It is imperative that land that remains for industrial uses is well accordance with these strategies. located to support the Parramatta LGA’s competitiveness as a FIGURE A1.10. Properties in the Southern Precinct manufacturing and logistics centre. If the Southern Precinct pharmaceutical industries move offsite there’s a high probability that their sites will remain vacant, both because the residual buildings are likely to be specialised to pharmaceutical manufacturing and also because the location of the sites, at the bottom of a peninsula and surrounded by residential uses, limits the types of manufacturing activities that can be undertaken. It is unlikely that these large sites will be absorbed by warehousing, transport, distribution and logistics businesses, which have increasingly shifted their preferred locations from the inner city to the Outer-West and South-West of Greater Sydney to take advantage of improvements to the outer orbital ring roads and motorways (M5 and M7) and the proposed development of intermodal facilities such as the Moorebank Intermodal.
MELROSE PARK SOUTHERN PRECINCT 44 STRUCTURE PLAN A1.7 SOCIAL IMPACTS The key social benefits arising from the Southern Precinct Structure The following additional information or inputs will be required to Plan include: supplement this preliminary analysis: –– The provision of approximately 4,238 modern units in a desirable –– Consultation with key stakeholders, to discuss the capacity of waterfront location in close proximity to transport, employment existing facilities to meet the needs of the existing and incoming and amenities resident population – across both precincts –– Development of a new indoor recreational facility, provision of –– Consultation with the community to identify potential impacts and substantial areas of open space, and development of onsite retail the perception of the current residential amenity of the area. and commercial uses At this stage, based on the information available, it is considered –– Affordable housing provision likely that the redevelopment of the Southern Precinct in accordance –– Section 94 contributions with the Southern Structure Plan would create significant net benefits to the community. The key social impacts potentially arising from the development are: –– The addition of a population of approximately 9,747 on top of a projected population for the Northern Precinct of approximately 12,972 would significantly increase demand for local community facilities in the area, not all of which would be met by the proposed combined onsite provision. The cumulative population would also trigger demand for some district level facilities –– An additional cumulative population in the local area in excess of approximately 20,000 would put additional demand on education and health facilities, which would not be provided for onsite –– The Southern Precinct would experience a net loss of jobs post development as the bulk of employment uses would be located in the Northern Precinct Local Centre. However, the cumulative employment generation potential across both precincts on completion is projected to exceed the current combined industrial employment levels –– The Structure Plan would create jobs in retail, community and commercial uses, but there will be a loss of employment opportunities for occupations in manufacturing or trades in the area.
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 45 A1.8 EDUCATION FACILITIES Elton Consulting prepared a report for PAYCE in February 2016 for Based on these factors the estimated need appears below. the Northern Precinct following preliminary discussions with the The redevelopment of both precincts will create demand for Cumulative (Melrose Park Department of Education. During these discussions the Department Melrose Park South additional school places for both government and non-government North & South) reported the following: schools. It is likely that the Department of Education would Childcare 188 childcare places 438 childcare places undertake their own analysis for estimating demand in growth areas –– Rydalmere East Public School has capacity for additional 272m2 additional floor 635m2 students (note capacity is based on land capacity and classroom Library and in determining how this growth would be accommodated. space infrastructure). In projecting the age structure of the future population of the Community 780m2 additional floor 1,815m2 additional floor Precinct, HillPDA has applied the age structure proportions for –– Melrose Park has capacity for some additional students. The Centre/Hub space area Meadowbank as of the 2011 census. Meadowbank presents a similar Department advised that there was capacity to grow to 250 Inclusion of passive open N/A Open Space population characteristic due to recent high density development and students without the need for major modifications. space within the site close proximity to the subject site. The projected future population –– Marsden High School is constrained, in terms of available area, to 2 playing fields (soccer/ 1 indoor sports facility characteristics of age groups that will require education appear enable enrolment capacity to be increased. Sport and rugby league size) below. Recreation In relation to primary schools there is capacity at both Melrose Park Melrose Park Facilities 5 multi-purpose outdoor Age Group % Meadowbank Cumulative and Rydalmere East Public Schools for additional students. courts Southern Northern The purpose of this preliminary report is to inform the precinct Primary Schoolers (5 to 10) 3.0% 292 389 680 It is concluded that the demand for community facilities generated by planning for Melrose Park Southern Precinct. Consultation with the redevelopment of the Southern Precinct could be accommodated Secondary Schoolers (12 to 2.2% 214 285 499 Council and a more detailed analysis will be required later in the 17) by upgrading existing infrastructure in the vicinity of the precinct and redevelopment process. Tertiary education (18 to 24) 13.7% 1,335 1,777 3,106 by providing additional local infrastructure (such as new local parks) This report has considered the demand for community facilities within the precinct. The population projections suggest: and open space provisions to service an expected population of
–– There will be significant growth among children of school age approximately 9,747 persons in the Southern Precinct and the following the redevelopment of Melrose Park (approx. 506 in cumulative population growth of approximately 22,719 in the southern and 674 in the northern precincts of Melrose Park) Southern and Northern Precincts. which would increase demand for primary and secondary In determining the future community demand our assessment has schooling. taken into consideration: –– Additionally, the redevelopment would trigger a high proportion of –– The existing and likely demographic characteristics and dwelling young adults aged 18-24 years (13.7%) when compared to greater typologies Sydney (10%), this is likely to cause an increase in demand for tertiary education facilities. –– The existing level of provision of community infrastructure and its ability to meet demand –– Current City of Parramatta Policy.
MELROSE PARK SOUTHERN PRECINCT 46 STRUCTURE PLAN A1.9 CONSULTATION Over the last 12 months there has been consistent consultation and The majority of landowners have provided in principle support for the It is considered that Council’s requirements for consultation with engagement with all the landowners in the Southern Precinct. lodgement of the draft Structure Plan approach, including GSK (one landowners have been met, as detailed in this report, with the As requested by Council, landowner consultation was undertaken as of the largest landowners within the precinct). Where appropriate majority providing in principle support for the lodgement of a draft agreed with the City of Parramatta staff, including: the draft Structure Plan was amended to address concerns. Structure Plan to Council. –– A letter sent (by Council) to all landowners in October 2016. The It has been confirmed with Council that a response has been received A summary of the consultation communication is provided below: letter provided the landowners with balanced information to from all landowners within the precinct, except from 54 Hughes Avenue (owner of the heritage item). Letter sent to inform of the Structure Plan October 2016 (no ensure they understood: process and to invite their participation response) ›› what a Structure Plan is, why a Structure Plan is required Considerable effort was undertaken to consult with the owner/their Invitation sent to invite to landowner information January 2017 (no representatives, including (refer to Consultation Report for record of session and “one on one” landowner meetings response) ›› what the Structure Plan process involves communication): Landowner meeting with Council 29 May 2017 ›› the land that the Structure Plan covers –– Invitations were sent to the landowner information session and Submission received from Milestone 14 July 2017 (date ›› how landowners could be involved. one on one landowner meetings, with no response received. Management (owner’s representative) received from Council) –– A second letter was distributed (by Council) to the same (thirty –– Several discussions over the phone and via email were Phone discussion with Milestone Management 10 August 2017 two) landowners in January 2017. The focus of this letter was to undertaken to explain the justification behind the structure plan, to discuss justification and potential solutions invite the landowners to an informal drop-in information session. the reason for the heritage curtilage around the site and attempt Email confirming conversation and to request a 10 August 2017 The letter also included details on the Structure Plan process. to find a solution to address concerns. response Detailed discussion with Milestone Management 15 August 2017 –– Following the information session and interest in the draft Pursuant to the Parramatta Local Environmental Plan 2011, the site regarding structure plan, justification and (approximately) Structure Plan Council asked Goldman and Holdmark to meet including all of its buildings have been identified as local heritage potential solutions further with landowners. The aims were to seek feedback and items. In accordance with the heritage report prepared by Tropman importantly, support for the draft Structure Plan and the future and Tropman Architects (provided at Appendix B-4), the site’s existing Update discussion with Milestone Management. 9 October 2017 vision for the Precinct. Four meetings were scheduled with buildings should be retained and the site’s boundary should act as a Update emails to and from Milestone 11 October 2017 various groups of landowners by phone and email. curtilage area to minimise any impacts. To ensure that the site has Management some development potential the curtilage area has been reduced to –– The City of Parramatta scheduled a meeting on the 29 May 2017, only protect the site’s main heritage bungalow. for all interested landowners to meet with Council staff and discuss the process for finalisation of the draft Structure Plan. The heritage report recognises that the proposal is only a structure plan and significant attempts have been undertaken to ensure –– The draft Structure Plan was circulated to all landowners for equitable development potential is achievable across all land review and comment. holdings. For this reason, it acknowledges that the curtilage area for the purpose of the structure plan is acceptable, however further detailed heritage reports should be prepared at Planning Proposal/ Development Application stage (should this particular site be redeveloped) to refine the curtilage area and to determine whether any of the Bulla Cream Dairy Site’s other buildings could be retained.
MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 47 Wharf Road 1 HOPE STREET 2 GOODMAN Cobham Avenue 3 HOLDMARK 4 DIRECT FREIGHT EXPRESS 5 GEORGE WESTON FOODS 6 GLAXO SMITH KLEIN 7 MIXED PRECINCT
1
Hope Street Waratah Street
2
Wharf Road Mary Street 4 Hughes Avenue 7 5 Atkins Road 3
Boronia Street Andrew Street Waratah Street
6
FIGURE A1.11 Melrose Park Southern Precinct ownership FIGURE A1.12. Consultation with precinct landowners
MELROSE PARK SOUTHERN PRECINCT 48 STRUCTURE PLAN MELROSE PARK SOUTHERN PRECINCT STRUCTURE PLAN 49 MELROSE PARK SOUTH 50 STRUCTURE PLAN