Arncliffe and Banksia Precinct Proposal
NOVEMBER 2016 Cover image: Artist impression of Wooroona Reserve To view an electronic version in PDF format, visit www.planning.nsw.gov.au © Crown Copyright 2016 Department of Planning and Environment Printed November 2016 Disclaimer While every reasonable effort has been made to ensure that this document is correct at the time of printing, the State of New South Wales, its agents and employees, disclaim any and all liability to any person in respect of anything or the consequences of anything done or omitted to be done in reliance or upon the whole or any part of this document.
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B Arncliffe and Banksia Precincts CONTENTSSECTION 2: AND THE REGIONALSUPPORTING CONTEXT STUDIES
Contents Supporting Studies Provided in separate volume Contents 1
Executive Summary 2 Appendix A Explanation of Intended Effect
1 Introduction 3 Appendix B Draft Rockdale Local Environmental Plan 2011 Maps 1.1 The rezoning proposal for Arncliffe and Banksia 4 1.2 The Investigation Process 5 Appendix C Relevant Plans and Policies 1.3 Priority Precincts Program 5 Appendix D Demographic Profile – Arncliffe 2 Precinct Description 6 Appendix E Demographic Profile – Banksia 2.1 The Arncliffe Precinct 6 2.2 The Banksia Precinct 8 Appendix F Aeronautical Assessment 2.3 Princes Highway 8 Appendix G Strategic Transport Plan 2.4 Demographic profile 8 2.5 Existing Planning Context 9 Appendix H Economic and Feasibility Assessments
3 Key Considerations 11 Appendix I Contamination Site Investigation Reports 3.1 Proximity to the Sydney Airport 11 Appendix J Desktop Literature Review, 3.2 Transport network 12 Flooding and Drainage – Arncliffe 3.3 Open space 14 3.4 Topography and flooding 14 Appendix K Desktop Literature Review, Flooding and Drainage – Banksia 3.5 Views 16 3.6 Vegetation 16 Appendix L Social Infrastructure Study – Arncliffe 3.7 Heritage 17 Appendix M Social Infrastructure Study – Banksia 3.8 Existing community facilities 17 3.9 Contamination 18 Appendix N Urban Design Report
4 Rezoning Proposal 20 Appendix O Urban Design Principles 4.1 Vision 20 Appendix P Services 4.2 Land uses 21 4.3 Built Form 23 4.4 Public open space 25 Glossary 4.5 Access and movement 26 Act Environmental Planning and Assessment Act 4.6 Proposed planning controls 28 AEP Annual exceedance probability
5 Infrastructure and Delivery 34 AHD Australian Height Datum ANEF Australian Noise Exposure Forecast 5.1 Transport 34 CBD Central Business District 5.2 Recreation 40 DCP Development Control Plan 5.3 Social Infrastructure 40 Department Department of Planning and Environment 5.4 Affordable housing and housing affordability 40 FSR Floor space ratio 5.5 Utilities and Services 40 GFA Gross floor area 5.6 Funding 40 ha Hectare 5.7 Monitoring 41 LEP Local Environmental Plan LGA Local government area Minister Minister for Planning OLS Obstacle Limitation Surface PANS-OPS Procedur es for Air Navigation Services – Aircraft Operations Surfaces RMS Roads and Maritime Services SEPP State Environmental Planning Policy Sydney Airport S ydney (Kingsford Smith) Airport International and Domestic Terminal TfNSW Transport for New South Wales
Precinct Proposal 1 EXECUTIVESECTION 2: SUMMARYTHE REGIONAL CONTEXT
The objective for the Arncliffe and Banksia Precincts, is to create a vibrant, attractive and connected communities, where people can live and work with good access to public transport, community facilities, open space, shops and cafes.
The Department of Planning and Environment has prepared a Revitalise the Princes Highway Corridor draft Land Use and Infrastructure Strategy (the Strategy) for the The rezoning proposal proposes revitalisation of Bayside West Precincts which includes the Arncliffe and Banksia the Princes Highway into a tree lined road corridor Precincts as well as the Cooks Cove Precinct. The purpose of the with large setbacks and wide footpaths to enhance Strategy is to outline the vision for growth and to plan for the pedestrian safety and amenity. Changes in land uses adjoining infrastructure needs to support this growth. the corridor through Arncliffe will allow for a wider range of commercial uses with residential apartments on upper levels. The Strategy identifies areas within the Arncliffe and Banksia The Enterprise Corridor Zone (B6) will be retained along the Precincts that are suitable for rezoning in the short term. This highway corridor through Banksia to ensure employment uses report outlines the rezoning proposal for these areas. are prioritised. The rezoning proposal To implement the rezoning proposal an amendment to The objective for the Arncliffe and Banksia Precincts, given in the Rockdale Local Environment Plan 2011 (LEP) is required. the Strategy, is to create a vibrant, attractive and connected A description of the changes to the LEP are provided in this communities, where people can live and work with good access report and an explanation of intended effect is attached. to public transport, community facilities, open space, shops Infrastructure and Funding and cafes. The Strategy identifies the infrastructure required to support The key elements of the rezoning proposal are: growth over the next 20 years. This includes upgrades to Create vibrant and connected town centres State, regional and local infrastructure to be progressively The rezoning proposal seeks to encourage implemented as development occurs. The timing and growth and revitalisation of the existing Arncliffe prioritisation of infrastructure delivery is dependent on where and Banksia centres by expanding the area in development occurs first. Monitoring of growth will be both centres zoned for mixed use (B4). This will extend the undertaken to inform infrastructure delivery. commercial area around the stations and allow shop top Growth in this area of the Bayside Local Government Area will housing to bring vibrancy and life to the centres. require upgrades to key State infrastructure networks over In Arncliffe, the mixed use zone will be extended either side of the the next 20 years. This includes planning for an increased rail corridor and in Banksia the mixed use zone will be applied to demand on the T4 Illawarra and T2 Airport railway lines and the block bound by Hattersley Street east of the railway station. the implementation of the WestConnex South Link project to alleviate volumes along the Princes Highway. Preliminary Improve accessibility investigations into these infrastructure needs have commenced. The rezoning proposal seeks to improve pedestrian and cycling connections across the Upgrades to regional infrastructure will also be required. This precincts to ensure homes, jobs and local facilities includes upgrades to the regional road network and providing are well connected and accessible. It also ensures new homes connections to regional open space. In light of the growth are well connected to public transport so that more residents anticipated the State government is investigating the application will be able to benefit from being close to the railway stations of a Special Infrastructure Contribution (SIC) to assist in funding as well as local shops. regional upgrades. Provide more homes and housing choice A number of upgrades to local infrastructure have also been The rezoning proposal seeks to increase identified. This includes local road upgrades, upgrades to residential densities in appropriate locations. the drainage infrastructure and provision of additional social These areas are consistent with those identified in infrastructure, such as new open space. Bayside Council will the Strategy and generally include areas within walking undertake a review of relevant local infrastructure contribution distance to public transport and other community facilities. The plans developed under Section 94 of the Environmental rezoning proposal will assist in providing approximately 4,100 Planning and Assessment Act 1979 (the Act) to accommodate additional dwellings in the Arncliffe Precinct and 1,000 these required upgrades. It is likely that an increase to the current dwellings in the Banksia Precinct by 2036. rates will be required. In addition to local development contributions, the NSW Government has allocated approximately $10 million to fund local infrastructure upgrades in the Arncliffe and Banksia Precincts. The funding will enable Council to provide early delivery of local infrastructure that will directly benefit the community.
2 Arncliffe and Banksia Precincts INTRODUCTION 1
This report has been prepared by the Department of Planning CBD and to the west of Sydney Airport. The Arncliffe Precinct is and Environment in consultation with Bayside Council to provide located to the north of the Banksia Precinct and both are located an overview of the rezoning proposal for the Arncliffe and generally to the west of the Cooks Cove Precinct. Banksia Precincts. The precincts present an opportunity for urban renewal to The Arncliffe and Banksia Precincts are located within the western provide more homes and jobs in accessible locations. The
Map 1 – Regional Context part of the Bayside (formerly Rockdale) Local Government Area proposal focuses redevelopment opportunities within close (Bayside LGA), approximately 10-12 kilometres south of the Sydney proximity to key transport nodes, including the Arncliffe and
FIGURE 1: REGIONAL CONTEXT
10km to Sydney
Hurlstone Dulwich Hill Park Cantebury Marrickville Sydenham
Princes Hwy Tempe
Wolli Turella Creek Bardwell Park Domestic Terminal Internationalt Terminal Arncliffe WestConnex (New M5) ver Bexley North Cooks Cove Kingsgrove Cooks Ri Sydney Airport
Banksia
Rockdale
Botany Bay Kogarah Station Brighton-Le-Sands Port Botany 1: 45,000 Penshurst N Hurstville Carlton Allawah 0 450 900 1350 1,800m 15km to Sutherland
Train stations Bayside West Precincts Existing open space Sydney Airport
Precinct Proposal 3 SECTION 1: INTRODUCTION
1.1 The rezoning proposal for Arncliffe & Banksia Banksia Railway Stations on the T4 Illawarra rail line and the The draft Land Use and Infrastructure Strategy (the Strategy) for the Princes Highway. Allowing for urban renewal also provides an Bayside West Precincts includes the Arncliffe and Banksia Precincts opportunity to reinvigorate the town centres and improve access and also the Cooks Cove Precinct. The Strategy identifies areas to services for existing residents. within the Arncliffe and Banksia Precincts which have short term opportunities for growth and are identified as priority areas for The precincts adjoin the southern end of the ‘Global Economic rezoning. This report outlines a proposed rezoning proposal for Corridor’. This is defined in A Plan for Growing Sydney as a these parts of the Arncliffe and Banksia Precincts. corridor of concentrated jobs and activities in strategic centres, transport gateways and industrial lands. The planned growth in the As shown in Figure 2, the areas identified for rezoning in corridor is focused on sustaining and expanding the economy the shorter term, are generally those located closest to the and on providing more jobs closer to where people live. The Arncliffe and Banksia railway stations and along the Princes precincts are well placed to support the growth of this corridor. Highway. These areas have been identified as having capacity to accommodate additional homes and jobs. In addition to increasing density, the changes recommended in these areas also aim to revitalise the town centres, improve amenity and access to services for the existing and new community. This report outlines a proposed amendment to the current land use zoning and built form controls identified in the Rockdale LEP for these areas.
FIGURE 2: LAND USE AND INFRASTRUCTURE STRATEGY – LAND USE PLAN
N 4. WolliCreek Revitalise and 0 200 400 600 800m allow mixed use Princes Hwy Tempe along the Princes Recreation Turrella Highway Reserve
1. Expand and Airport T2 revitalise Railway Line town centres Cahill Park 6. Grow the Allen St Arncliffe Park Neighbourhood Centre International Marsh St Terminal Arncliffe Park
Arncliffe Cooks Cove
3. Urban development, subject to further investigation
7. Investigate for Wollongong Rd medium density,
low-rise residential Cooks River Forest Rd development Barton Park Sydney Airport
Gardiner Park 2. Expand and revitalise Banksia town centres High density residential development (priority area for rezoning) High density, mixed use development (priority area for rezoning)
5. 8. Medium density, low-rise residential Reinforce existing Consider for development (priority area for rezoning) employment expanded employment function of the W Botany St Employment (priority area for rezoning) uses Princes Highway Bestic St Muddy Creek Employment (future opportunities)
Medium density, low-rise residential
Illawarra T4 development (future opportunities)
Railway Line Princes Hwy Rockdale Open space to be reconfigured
4 Arncliffe and Banksia Precincts SECTION 1: INTRODUCTION
1.2 The Investigation Process
FIGURE 3: THE INVESTIGATION PROCESS
Develop Bayside West Precincts Land Use Infrastructure Strategy
Opportunities and constraints analysis Establish Bayside West Precincts Urban design and feasibility testing Special Infrastructure Contribution
Establish infrastructure needs Consultation with State agencies
Exhibit draft Land Use and Infrastructure Strategy Refine of infrastructure schedule and costs
Consider submissions Establish SIC contributions rate
Finalise Strategy Test development feasibility
Exhibition Draft Special Infrastructure Contribution Prepare Rezoning Proposal Consider submissions Urban design and technical studies Finalise Special Infrastructure Contribution Draft Local Environmental Plan amendments
Exhibit Rezoning Proposal
Consider submissions
Amend Local Environmental Plan (where approved)
Development Applications submitted Payment of SIC or works-in-kind
Delivery of infrastructure
1.3 Priority Precincts Program The Arncliffe and Banksia Pprecincts were nominated as Priority accommodate growth, while providing for the needs of the Precincts by the former Rockdale City Council in 2013. community. It is a NSW Government led program based on collaboration with local councils and comprehensive community Priority Precincts are identified as areas with good access to consultation. existing or planned transport infrastructure and that have the potential to provide for significant growth in housing and jobs. Since the endorsement of the nomination, the Department The purpose of the Priority Precincts Program is to ensure these has undertaken detailed investigations into the opportunities important areas are strategically planned and infrastructure and constraints at each of the precincts. This report is a result of is delivered in a coordinated manner. They are planned to these investigations.
Precinct Proposal 5 PRECINCT DESCRIPTION 2
FIGURE 4: PRECINCT LOCATION
WolliCreek
Princes Hwy Tempe Recreation Turrella Reserve
Wolli Creek
Airport T2 Railway Line Bonar St Cahill Park
Allen St
International Terminal Arncliffe M5 Motorway Park WestConnex (New M5) Arncliffe Marsh St
Cooks Cove
Wollongong Rd
Forest Rd Cooks River
Barton Park Sydney Airport
Gardiner Park
Banksia
Kyeemagh Reserve
Muddy Creek Bestic St W Botany St General Holmes Dr Illawarra T4 Railway Line
Princes Hwy N
0 200 400 600 800m Rockdale Botany Bay
Investigation area Open space 400m Station area 800m Station area
M5 Motorway West Connex (new M5)
2.1 The Arncliffe Precinct The area investigated for the Arncliffe Precinct generally includes the area within an 800 metre radius, or roughly a 10 minute walk, of the Arncliffe Railway Station. It includes a 2 kilometre stretch of the Princes Highway Corridor. It is located approximately 10 kilometres south of the Sydney CBD and 3 kilometres west of Sydney Airport. There are a range of land uses and built form within the precinct. To the west of the Arncliffe Railway Station is a local shopping area focused along Firth and Belmore Streets. A range of commercial and light industrial uses are located along the Princes Highway and the surrounding neighbourhoods are characterised by low scale single dwellings with some three and four storey walk up apartments.
6 Arncliffe and Banksia Precincts Wentworth SECTION 2: PRECINCT DESCRIPTION Park
Wolli Creek FIGURE 5: PRECINCT AREAS WOLLI CREEK TURELLA INDUSTRIAL ESTATES
TURRELLA STATION Bonar Street Arncliffe town centre L o u s S t Arncliffe St Girrahween Park
B o o t h S t WOLLI CREEK Cahill D a r l e y R d BONAR Park Princes Highway Arncliffe Railway StationSTREET G e r t r u d e S t r e e t D e n i s o n S t PRECINCT
Coolibah K e sl e y S t Arncliffe St I n n e s d a l e R d Reserve
B o re S t D o n e S t H i r s t S t B o n a r S t Princes Highway A r g y l eA le n SS t t F l o r a S t Arncliffe Park Arncliffe M tci h eS l t M a r s h S t Park A n n S t Neighbourhood Firth Street
W a tel rsS t B e lm o r e S t V a l d a S t
K e m b al S t B u r r o w s S t
D o w nil g S t Wollongong Rd ARNCLIFFE Q u e e n S t
t S n e d r a B STATION D u n c a n S t M a r s h S t S t a t i o n S t
Bradwell Valley t S n o i n U Kogarah Golf Club Golf Club K y l e S t A t h e l s t a n e S t COOKS COVE West Botany St
F ri p p S t E d e n S t
Firth Street East Arncliffe S t a n l e y S t Princes Highway + Woorona Reserve Lorraine Ave
C h a r l e s S t W i c k h a m S t
F o r e s t R d
Silver M 5 M o to rw a y River Cooks Jubilee W a r d e l l S t Park S t M o u n tS t Wollongong Rd G o r e S t Somerville St
S e g e n h o e
Bellevue St T a n t a l o n
F o r e s t R d S o m e r v i l l e S t
T e ryS t Banksia Railway StationW i t h e r s S t T a n t a l l o n A v e R o a c h S t B a y v i e w S t M o u n t S t
Hattersley St
Banksia W o lCi re e k R d Gardiner K n i g h t S t Princes Highway Field Park S p r i n g S t Princes Highway R o a c h S t Princes Highway G o d f r e y S t (future opportunity area) S p r i n g S t Barton Park BANKSIA Gardiner Avenue B o w m e r S t STATION
J u d d S t
C u r t i s S t
K i m p t o n S t T a b r e t t S t Kyeemagh F r e d e r ic k S t Reserve Princes Highway R o c k d a l e S t
R a i l w a y S t
West Botany St B e s t i c S t
H a r o w R d Gardiner Park Banksia ROCKDALE Neighbourhood Neighbourhood Centre Lance Stoddert TOWN CENTRE Reserve
Arncliffe Railway Station B r y a n t S t
Arncliffe Railway Station is locatedROCKDALE STATIONat the centre of the Arncliffe RockdaleFirth Street and the town centreWhite are Oak important to the local Park Reserve Precinct. The railway station is an important landmark and visual character and heritage values of Arncliffe. The streetscape within feature in the local landscape. The significance of the railway station the vicinity of the railway station is characterised by a row of is reflected in its listing on the State Heritage Register as an example mature Cypress trees which creates a distinctive character to this of railway station architecture spanning from 1884 to 1925. part of Firth Street. These trees are included in the streetscape area listed as a heritage item in the Rockdale LEP. The landform Arncliffe Town Centre rises south from Arncliffe Railway Station up to Forest Road, Located to the west of the railway station is the Arncliffe town where a collection of historic buildings are located along upper centre, focused on Firth and Belmore Streets. Firth Street Firth Street and Forest Road. provides the main shopping street and has a direct connection East Arncliffe and Wooroona Reserve with the railway station. It includes local shops and eateries and Wooroona Reserve, a commuter car park and sports club are provides access to community services including the Arncliffe located adjacent to the eastern entrance of the railway station. Library and Post Office. The surrounding area to the east of the railway station and west of the Princes Highway is predominantly residential in character,
Precinct Proposal 7 SECTION 2: PRECINCT DESCRIPTION centred on Eden Street. The character of this area includes a mix catchment of the Banksia Railway Station and local centre. It of medium density residential units and low density detached is also currently a low-density residential area. This area is not and semi-detached dwellings on leafy streets. included in this rezoning proposal. Further east on the other side of the Princes Highway Corridor, Princes Highway – Future Opportunity Area the residential area is characterised by low scale single dwelling An existing residential area, which backs onto commercial houses. The landform slopes down towards Cooks Cove and properties location along the Princes Highway close to Banksia the Cooks River. Railway Station, has been identified as a future opportunity area. The Arncliffe Park Neighbourhood – This area is not included in this rezoning proposal but will be further future opportunity area assessed to determine if site amalgamations could occur to allow for expanded uses fronting the highway with rear lane access. The Arncliffe Park neighbourhood, located north of Wollongong Road, is currently a low-density residential area. It is not included 2.3 Princes Highway in this rezoning proposal but has been identified in the Strategy The Princes Highway Corridor is a major north-south arterial as an area may be able accommodate medium density, low rise road which serves the southern Sydney region. The stretch of residential development in the future. the Princes Highway Corridor between Banksia and Arncliffe is 2.2 The Banksia Precinct characterised by clusters of automotive showrooms and related services, large retail stores, warehouse spaces, fitness centres The area investigated for the Banksia Precinct includes the area and other various retail uses. Other land uses along the corridor within an 800 metre radius, or roughly a 10 minute walk of the include social housing, educational facilities including the Banksia Railway Station. It includes a 700 metre stretch of the Arncliffe Public School and places of public worship including Princes Highway Corridor between Terry Street and Bestic Masjid Durul Imaan. Street. It is located approximately 10 kilometres south of the Sydney CBD and 3 kilometres west of Sydney Airport. 2.4 Demographic profile There are a range of land uses and built form within the precinct. In 2011, Arncliffe was home to 5,107 residents and Banksia was The land around Banksia Railway Station is a predominantly home to 5,938 residents, representing 11% of population of the residential area, with some local shops (referred to as the Banksia former Rockdale LGA population . Neighbourhood centre) closest to the railway station and towards Demographic profiles for the precincts have been prepared the Princes Highway. The Princes Highway Corridor is characterised using data from the Australian Bureau of Statistics 2011 Census. by clusters of automotive showrooms and related services. The Copies of these reports are provided as Appendix D and E. The surrounding neighbourhoods are characterised by low scale single demographic profiles reveal the following key characteristics of dwellings with some three and four storey walk up apartments. the population living within Arncliffe and Banksia: Banksia Railway Station ●● Both suburbs have a relatively young community with a very Banksia Railway Station opened on 21 October 1906 with one low median age of 32 years in Arncliffe and 34 in Banksia. island platform. In 1923, as part of the quadruplication of the Both suburbs have a higher proportion of children under 15 Illawarra line from Wolli Creek to Rockdale, Platforms 1 and 4 years compared to the Rockdale and Sydney average; were built along with an underpass. The railway station is a locally ●● Both suburbs are culturally diverse with a high proportion of significant heritage item and combines buildings from two periods. people born overseas and people who speak a language The railway station is served by the Illawarra rail line services. other than English at home. English was only spoken in 34% Banksia Neighbourhood Centre of homes in Arncliffe and in 39% of homes in Banksia; A small neighbourhood centre is located to the west of Banksia ●● Both suburbs have a high proportion of families experiencing Railway Station providing a number of local shops and services housing stress and low average household incomes to Banksia residents. It has a distinct local character with compared to Sydney overall. Approximately 49.3% of families standalone single storey shops facing the street and one to two in Arncliffe and Banksia have experienced housing stress storey residential homes behind. compared to 44.7% for Sydney. The average household income was between $52,000 and $64,999 per annum; East of the railway station is an area between Hattersley Street and the Princes Highway comprising a mix of residential and ●● A higher proportion of the Arncliffe population live in rented commercial uses. accommodation than in Banksia. In 2011 approximately 40% of dwellings in Arncliffe were rented compared with 28% There are some landmark figs and tree planting along the railway in Banksia; and corridor, which are key existing features contributing to the ●● While private car was the most common mode of transport character of this centre. used to get to work, the residents of Arncliffe and Banksia Gardiner Park Neighbourhood – Future Opportunity Area were more likely to have used public transport to get to work The Gardiner Park neighbourhood, located west of compared to the Rockdale population and Sydney overall. Wollongong Road, has been identified as an area that may be able accommodate medium density, low rise residential development on the basis that it falls within the 800m walking
8 Arncliffe and Banksia Precincts SECTION 2: PRECINCT DESCRIPTION
Median age 2.5 Existing Planning Context The Rockdale Local Environmental Plan 2011 applies to the Arncliffe and Banksia Precincts. The precincts are currently zoned for a range of employment, housing and recreational uses (See Figure 6). The current zoning allows for: ●● A strip of commercial operations (B6 Enterprise Corridor) along the Princes Highway Corridor through Arncliffe Banksia Arncliffe Rockdale Sydney and Banksia; ●● Pockets of mixed use (B4 Mixed Use) on the western side of Languages spoken at home in 2011 Arncliffe Railway Station and Princes Highway; ARNCLIFFE BANKSIA ●● A small area of local shops (B2 Neighbourhood Centre) on the western side of Banksia Railway Station; Spanish ●● A mix of residential densities including:
Nepali ❍❍ Residential areas in close proximity to the Arncliffe station (west of the Princes Highway) are zoned R4 High Density Mandarin Residential allowing apartments along with office and business uses, neighbourhood shops and restaurant and Italian cafes; and
Bengali ❍❍ Residential areas in Banksia and the outer areas of the Arncliffe precinct (surrounding Arncliffe Park and West Botany Street) Cantonese are generally zoned R2 Low Density Residential allowing single detached homes and dual occupancies; and Greek ●● Arncliffe Park, Gardiner Park and Wooroona Reserve are
Arabic zoned RE1 Public Recreation. Recreational and community facilities are permitted in this zone. Macedonian Building heights are limited to 8.5 metres (approximately 2 storeys) within the low density residential areas. In the areas adjacent to English Arncliffe Railway Station, permitted building heights generally
0% 5% 10% 15% 20% 25% 30% 35% range between 14.5 metres and 16 metres (approximately 4-5 Percentage of the population storeys). Along the Princes Highway, building height limits range between 8.5 metres up to 31 metres (approximately 9 storeys). Floor space ratio (FSR) controls within the low density residential areas range between 0.5:1 and 0.6:1. Density in the areas adjacent to Arncliffe Railway Station allow for a FSR of between 1:1 up to 2:1. Along the Princes Highway, the permitted FSR ranges between 0.5:1 up to 2.5:1. A minimum lot size of 450m2 applies to the areas zoned R2 Low Density Residential.
Precinct Proposal 9 SECTION 2: PRECINCT DESCRIPTION
FIGURE 6: EXISTING LAND USE ZONING – ROCKDALE LEP 2011
FIGURE 7: EXISTING HEIGHT CONTROLS – ROCKDALE LEP 2011
10 Arncliffe and Banksia Precincts KEY CONSIDERATIONS 3
This section of the report provides an analysis of the existing Aircraft Noise environmental and social features of the Arncliffe and Banksia Aircraft and operational noise levels from Sydney Airport have Precincts. This analysis has been used to inform the proposed been mapped across the precincts (Figure 8). amendment to the land use controls. The south east section of the Arncliffe Precinct and the majority 3.1 Proximity to the Sydney Airport of the Banksia Precinct is located within the 20 to 25 ANEF The Arncliffe and Banksia Precincts are located 3 kilometres west (Australian Noise Exposure Forecast) contour and is therefore of Sydney Airport. Due to the close proximity to the airport, impacted by moderate aircraft and operational noise from Sydney development within the precincts is subject to additional Airport. New residential development in these areas are subject constraints relating to aircraft noise and air space restrictions to to additional design and construction requirements as specified in ensure that the normal operation of the airport is not adversely the Rockdale LEP to allow for suitable indoor noise levels. impacted upon. An Aeronautical Impact Assessment was A small area at the southern extent of the Banksia Precinct (on undertaken by APP Limited in April 2015 to inform the precinct Princes Highway where Storage King is currently located) is planning and is included as Appendix F. within the +25 ANEF contour. Residential development is not
FIGURE 8: AREAS MOST AFFECTED BY PAN-OPS 50 AND ANEF 25+CONTOURS
WolliCreek
N Tempe t Recreation Reserve
0 200 400 Turrella 600 800m NF 5 o our Con 25+ ANEF Airport T2 Princes Hwy Railway Line Cahill Park
Allen St
International Marsh St Terminal M5 Motorway Arncliffe Park
Arncliffe Cooks Cove
WestConnex (New M5) PANS-OPS 50
Wollongong Rd
Forest Rd Cooks River
Barton PANS-OPS 50 Park Sydney Airport
Gardiner Park
Banksia
Kyeemagh Reserve
Muddy Creek
W Botany St t Bestic St Illawarra T4 Railway Line General Holmes Dr ANEF 25+ Con our
Princes Hwy Area most affected by airport restrictions Rockdale Botany Bay
Precinct Proposal 11 SECTION 3: KEY CONSIDERATIONS proposed in this area as it experiences more significant noise are below the OLS will not need to apply to Sydney Airport impacts from the airport. This portion of the Princes Highway for separate approval. This ensures more certainty about the corridor will retain its Enterprise Corridor (B6) zoning. approval timeframes and processes. Airspace In some locations, where opportunities exist to achieve a good There are two air space controls which extend over the Arncliffe design outcome with taller buildings, proposed height limits do and Banksia Precincts – the Pans-OPS surface and the Obstacle exceed the OLS. This includes the key opportunity sites located Limitation Surface. around Arncliffe Railway Station. Future development exceeding the OLS, will need to apply to Sydney Airport for separate PANS-OPS surface approval to ensure that the proposed structure will not adversely The PANS-OPS surface is the upper height limit which should be impact upon the operation of the airport. kept free of obstacles at all times. The PANS-OPS surface varies across the precincts from 60m AHD (around West Botany Street) 3.2 Transport network to 126.4m AHD (around Arncliffe Park), or around 20m above The Arncliffe and Banksia Precincts are well connected by road ground level (West Botany Street) to around 112m above ground being traversed by a number of State roads, including the level (near Arncliffe Park). All proposed building height limits are Princes Highway, the M5 East Motorway (M5) and the future well below the PANS-OPS heights. WestConnex motorway project. They also have access to key regional roads, including Forest/Wickham Road and West Obstacle Limitation Surface (OLS) Botany Street (see Figure 9). The precincts also have good The OLS defines the airspace in proximity to the airport which access to public transport infrastructure being centred on should be kept free of obstacles that may cause danger during Arncliffe Railway Station as well as several existing bus routes. visual operations. The intention of this surface is not to prohibit Princes Highway buildings at this height but to ensure they are examined for impact on aircraft operations. The Princes Highway extends for the full length of both the precincts. The highway is part of the national highway network. Generally the OLS sits at 51m AHD (Australian Height Datum) It provides the main road access from the precinct to the Sydney across the precincts. The majority of the maximum height limits CBD and is also the spine of the local road network. As a result it is proposed are at or below the OLS. Future developments that subject to high traffic volumes for both private vehicles and freight.
FIGURE 9: ESTABLISHED TRANSPORT NETWORK
Pinch point
Bus network
422 Off road cycle path Princes Hwy Tempe 410 Recreation Reserve 400 On road cycle path to City to Bondi Junction
Airport T2 Railway Line to Campsie Cahill Park
Allen St
Arncliffe M5 Motorway Park
Arncliffe Marsh St Cooks CoveCooks Cove WestConnex (New M5)
Forest Rd Cooks River Wollongong Rd Barton Park Sydney Airport
Gardiner Park
Banksia
Kyeemagh Reserve
Muddy Creek Bestic St W Botany St to Burwood400 Illawarra T4 Railway Line General Holmes Dr Botany Bay 410
Princes Hwy N 422
0 200 400 600 800m to Kogarah
12 Arncliffe and Banksia Precincts SECTION 3: KEY CONSIDERATIONS
M5 East Motorway Pedestrian connections The Arncliffe Precinct also includes access to and from the Pedestrian connections between major destinations within the M5. The M5 forms part of the Sydney Orbital, enabling access precincts are currently limited due to topography and barriers between the inner south and south-western Sydney. There are created by the rail and road corridors. The rail corridor forms a two access locations to or from the M5 within the precinct, with barrier to east-west pedestrian movement. Pedestrian crossings an all movements interchange at Marsh Street as well as an east are limited to the crossings provided at the railway stations and facing exit ramp at the Princes Highway. through the underpasses at Wollongong Road and Subway Road. WestConnex A new pedestrian tunnel is currently being constructed adjacent WestConnex is a 33 kilometre motorway project linking Sydney’s to the Wollongong Road Underpass in Arncliffe to provide a west and south-west with the Sydney CBD, Sydney Airport and safer path for pedestrians away from traffic. Port Botany. The NSW Government is currently investigating The Princes Highway corridor also forms a barrier to east- extending the motorway further south to link with the F6 west pedestrian movement. Traffic signals are set at large corridor. The extension would reduce through traffic volumes on cycle times during peak periods and prioritise north-south the Princes Highway in the vicinity of Arncliffe and Banksia. traffic movements. Rail There are two walking ‘connecting trails’ identified by Bayside The Arncliffe and Banksia railway stations are located on the T4 Council within the vicinity of Arncliffe and Banksia. The first Illawarra Rail Line, approximately 10 and 8 kilometres south-west connects the Cook Park Trail to Bardwell Park via Arncliffe. The of Central Railway Station. The services operating through the second route is between Riverine Park and Bardwell Park via Arncliffe and Banksia railway stations provide public transport Banksia. These routes are informal and for the purposes of leisure access to the CBD (via Central, Town Hall and Martin Place walking, as such, they are somewhat circuitous. Stations), Bondi Junction to the north, as well as centres to the Cycle routes south, such as Rockdale, Kogarah, Hurstville and Cronulla. Dedicated cyclist facilities within the area include a mix of on and The Strategic Transport Plan prepared for the precincts off road facilities. Cycle routes tend to radiate from Wolli Creek (Appendix G) includes a high level assessment of the existing with few east-west connections. On road facilities are provided projected passenger demand on the T4 Illawarra Rail Line. along the western side of the rail corridor. The route includes It concludes that without additional passenger capacity parts of Arncliffe Street, Firth Street, Somerville Street, Gore enhancements to the rail, it is expected that acceptable load Street, Roach Street and Railway Street. This is the only formal limits will be reached before the year 2036. The Government cycle route within the precincts. is currently investigating options for improving rail services to southern Sydney. While a level of north-south connectivity is provided at the railway stations, there is limited east-west connectivity. It is Arncliffe Railway Station has recently been upgraded to improve difficult for cyclists to move in an east-west direction across the overall access at the railway station. The upgrade includes: rail way line. new lifts; new canopies and security screens; upgraded CCTV camera surveillance; accessible toilets; new sheltered bus stops; A regional cycle route connecting Botany Bay to Homebush Bay a taxi and ‘kiss and ride’ area on Firth Street; new accessible currently meanders through Cooks Cove. parking spaces; and new bicycle racks. Bus A number of bus services currently run through Arncliffe and Banksia. East of the railway line is serviced by buses connecting to Central Sydney, Bondi Junction, and Randwick (routes 442, 400 and 410). West of the railway line is serviced by a local bus service which meanders through Rockdale (route 473). Sydney’s Bus Future is the NSW strategic plan for bus services. It proposes a core bus network, which has a new suburban route from Bondi Junction to Miranda via Sydney Airport and Eastgardens. This service would help meet higher customer demand along the Princes Highway, providing high frequency services and improved accessibility from the Arncliffe and Banksia Precincts to Sydney Airport, Eastgardens and Randwick areas.
Precinct Proposal 13 SECTION 3: KEY CONSIDERATIONS
3.3 Open space The majority of open space within the Arncliffe Precinct is The precincts have good access to regional open space due to provided in two parks: the close proximity of Barton Park, Cahill Park and a number of ●● Arncliffe Park - a 4ha area of open space within a 9 minute regionally significant sports facilities near the Cooks River and (700m) walk to the railway station. It is used for both passive Muddy Creek. Large portions of this area are also dedicated to and active recreation and includes an oval and playground; and private facilities such as Kogarah Golf Club. ●● Wooroona Reserve - located adjoining the railway station. It is Other areas of open space include informal reserves adjoining approximately 0.1ha and includes a small playground. the road corridor. Open space within Banksia includes: 3.4 Topography and flooding ●● Gardiner Park - a 3.6 ha area of open space approximately a The Arncliffe and Banksia Precincts are located either side a ridge 10 minute walk from the Banksia Station. Access to Gardiner line that slopes down towards the Cooks River. The top of the Park is available at the precincts western boundary at ridge generally follows Forest Road with the lower, flatter areas Gardiner Avenue; and located to the east of the rail corridor. The geology is generally ●● Marinea St Reserve - a smaller park, approximately 0.2ha, sandstone slopes and alluvial floodplains. located at the north eastern boundary of the precinct. It provides local open space for surrounding residents and includes a small playground.
Map 7 – Open Space and Social InfrastructureFIGURE Plan 10: EXISTING OPEN SPACE AND SOCIAL INFRASTRUCTURE
Open Space Infrastructure
Social Infrastructure Wolli Creek Princes Hwy Tempe Recreation Reserve
Girrahween Turrella Park Arncliffe West Infants School Al Zahra College Airport T2 Cairnsfoot Railway Line Special School Bardwell Park Almond St Reserve Cahill Empress Reserve Park New Park Coolibah Reserve Allen St
Arncliffe M5 Motorway Park International Terminal Arncliffe Marsh St Bardwell Valley Golf Course Kogarah Wooroona Reserve Golf Course Athelstane St Francis Public School Xavier’s Catholic Silver Church Jubilee Park Arncliffe Public School Wollongong Rd
Forest Rd Cooks River
Marina St Barton Reserve Park Driving Sydney Airport Gardiner Banksia Range Park Field
Banksia Beehag Reserve Lynwen Crescent Kyeemagh Reserve
Muddy Creek General Holmes Dr Bestic St W Botany St
Illawarra T4 Railway Line Lance Stoddert N Princes Hwy Reserve
0 200 400 600 800m White Oak Botany Bay Rockdale Reserve Rockdale Park
14 Arncliffe and Banksia Precincts SECTION 3: KEY CONSIDERATIONS
FIGURE 11: INDICATIVE FLOOD DEPTHS ARNCLIFFE, 1% AEP EVENT 120MM DURATION
Source: Mott MacDonald, 2016
The precincts straddle four drainage catchments being the: Generally flooding in these areas is below 100mm and is therefore categorised as a low hazard. In some locations, in particular on ●● Wolli Creek Catchment; Walters Street and Kembla Street southwest of Arncliffe Park and ●● Bonnie Doon Catchment; land around the rail underpass, flood depths are greater than 1m ●● Spring Street Catchment; and and therefore have a medium to high flood hazard. ●● Eve Street Catchment. A review of existing flood studies has been undertaken by Mott Both Arncliffe and Banksia are subject to some flooding following MacDonald, October 2015 (Appendix J and K). The review significant rainfall events (see Figure 11 and 12). In major storm identifies a number of improvements are required to the current events (the 1% Annual Exceedence Probability flood), flooding drainage infrastructure to support growth. The works generally occurs generally in the following locations: include improvements to existing piped drainage systems, works to improve run off flows and modifications to the river ●● North of Wollongong Road (Dowling Street through Arncliffe bank levee to improve drainage capacity. Park to Bonar Street); ●● Wollongong Road Railway underpass (intersection of The properties within the precincts, which are subject to Wollongong Road and Allen Street); flooding, are identified on the Rockdale LEP Flood Planning Map. Any redevelopment of these properties will continue to ●● Firth Street adjoining the Illawarra railway line; be subject to the controls applied by the Rockdale LEP which ●● Gardiner Avenue to Godfrey Street; specifies that residential uses be raised (‘freeboard’) 500mm ●● Bestic Street to Banksia Avenue; and above the 1:100 flood planning level. Future development ●● Holland Avenue to Wolli Creek Road applications will also need to comply with the existing water sensitive urban design controls in the Rockdale Development Control Plan 2011 (Rockdale DCP).
Precinct Proposal 15 SECTION 3: KEY CONSIDERATIONS
FIGURE 12: INDICATIVE FLOOD EXTENT BANKSIA, 1% AEP EVENT 120MM DURATION
Source: Mott MacDonald, 2016
3.5 Views The significant ground level changes across the precincts and in Section 4.1.1 of the Rockdale DCP includes guidelines requiring the surrounding area result in views towards a number of areas view corridors to landmarks and significant heritage items to being achieved from the higher ground. Views towards the be protected where possible. Both church spires have been Sydney CBD can be achieved from the northern and eastern identified as ‘landmarks’ in the DCP, and other significant views parts of both precincts and towards the Cooks River and Botany have been identified towards the Cooks River, CBD and Botany Bay from the Forest Road ridgeline in Arncliffe. Bay. The DCP will continue to apply and appropriate view protection should be addressed at the design stage with site The Rockdale DCP identifies the importance of maintaining design and setbacks to encourage view sharing where possible. and enhancing views to significant landmarks which include the Cooks River area. It also specifically identifies the views of 3.6 Vegetation the St Francis Xaviers Church and St David’s Church spires on Vegetation within the precincts is predominantly located within Forest Road as key landmarks which should be considered in existing public open space and reserves. It includes remnants of site planning. the original vegetation communities (Swamp Oak Floodplain Forest The former Rockdale City Council previously released a view and Sandstone Woodland) alongside introduced native and exotic analysis in June 2013 as part of the Princes Highway Corridor tree species. There are also large numbers of trees located within Strategy. This view analysis concluded that the existing building private land to the west of the rail corridor. This includes clusters heights permissible under the Rockdale LEP already have the of trees at the rear of property boundaries which creates some potential to obscure the views to the Forest Road ridge and the connected canopy. To the east there is limited canopy cover and spires of St David’s Church and St Francis Xavier’s Church and trees are primarily located within local street reserves. There is the Arncliffe Public School. very limited tree planting along the Princes Highway corridor. Tree protection controls currently in the DCP will continue to apply.
16 Arncliffe and Banksia Precincts SECTION 3: KEY CONSIDERATIONS
FIGURE 13: PHOTOS OF KEY VIEWS
View from Banksia towards Cooks River View of St Francis Xaviers Church
View from Forest Road ridgeline
3.7 Heritage European Heritage upper level setbacks are included as guidelines for the future The Rockdale LEP and the State Heritage Register identifies 47 development of Firth Street. heritage items within the Arncliffe and Banksia Precincts. The Aboriginal Heritage majority of these items are Victorian or federation houses and public The Register of Aboriginal Sites maintained by the National Parks buildings, such as the post office and Arncliffe Public School. and Wildlife Service of New South Wales does not record any Two heritage items within the Arncliffe Precinct are listed as Aboriginal sites within the precinct. having State heritage significance. This includes the Arncliffe Where Aboriginal sites are located during development the DCP Railway Station (item 3) and the Southern and Western Suburbs controls will continue to apply to ensure they are protected. Ocean Outfall (SWSOOS) (item 4). The Arncliffe Railway Station is of historical significance as one 3.8 Existing community facilities of three remaining stations with 1880s ‘second class’ brick The Arncliffe and Banksia Precincts have a good supply of social platform buildings on the Illawarra Rail Line and is one of the best infrastructure. The precincts are well served by regional health, examples of suburban station architecture from the first period of tertiary education, cultural and emergency services, at Kogarah and construction on the Illawarra Rail Line. by district level services in Rockdale. The SWOOS is an original section of one of Sydney’s oldest main This includes St Georges Hospital, the Kogarah Ambulance sewers, built in the 1890s to end the discharge of sewage into Station, the Kogarah Police Station and the St George campus Sydney Harbour. of the Sydney Institute of TAFE. Other district level services are provided in Rockdale, including a new central library and a New developments will be subject to Council’s existing heritage recently refurbished town hall. conservation guidelines in section 4.1.2 of the Rockdale DCP. These guidelines aim to conserve significant fabric, their At the local level, the Arncliffe Precinct contains a good range curtilage and settings and to ensure that new development will of community facilities. There are several local primary schools be sympathetic to an historic streetscape and not adversely located within close proximity. Tempe High School is the closest impact on the significance of heritage items. government high school. There are also a number of local childcare centres. The precinct contains a branch library on Guidelines include specific requirements for the submission of Firth Street, a council community centre and a YMCA centre. heritage reports and guidelines for the development of heritage However, these facilities are older style and generally located on items and new buildings in their vicinity. small constrained sites. The Department will work with Bayside Council to update the Rockdale DCP to ensure that suitable street wall heights and
Precinct Proposal 17 SECTION 3: KEY CONSIDERATIONS
FIGURE 14: MAP OF HERITAGE ITEMS
STATE HERITAGE ITEMS 1 Dappeto (victorian house) 2 Cairns Foot Special School Wentworth Park 3 Arncliffe Railway Station 4 Western Outfall Main Sewer Wolli Creek 52 Wolli Creek Aquaduct 5 WOLLI CREEK 6 Alexandra Canal TURELLA INDUSTRIAL ESTATES 7 Western Outfall Main Sewer 8 Arncliffe Market Gardens
Local heritage items TURRELLA STATION State heritage items Bonar Street L o f t u s S t Arncliffe St Girrahween Park 6
B o o t h S t 2 WOLLI CREEK Cahill D a r l e y R d Park Princes Highway 4 G e r t r u d e S t r e e t D e n i s o n S t
Coolibah K e sl e y S t Arncliffe St I n n e s d a l e R d Reserve
B o re S t D o n e S t H i r s t S t Princes Highway A r g y l eA el n S S t t F l o r a S t
M tci h e Sl t M a r s h S t A n n S t Firth Street Arncliffe B e lm o re S t V a l d a S t W a tel rs S t Park K e m b al S t 3
D o w nil g S t Wollongong Rd B u r r o w s S t
Q u e e n S t
t S n e d r a B 7 D u n c a n S t M a r s h S t S t a t i o n S t ARNCLIFFE
Brrdwell Valley t S n o i n U STATION Kogarah Golf Club Golf Club K y l e S t A t h e l s t a n e S t COOKS COVE West Botany St
F rip p S t E d e n S t
Firth Street S t a n l e y S t Princes Highway
Lorraine Ave
C h a r l e s S t W i c k h a m S t St Xaviers F o r e s t R d Church Silver St Davids
1 M 5 M o to rw a y River Cooks Jubilee Church(not W a r d e l l S t listed) S t Park Arncliffe M o u n tS t Wollongong Rd Public G o r e S t School Somerville St
S e g e n h o e
Bellevue St T a n ta lo n
F o r e s t R d S o m e r v i l l e S t
T e ry S t W i t h e r s S t T a n t a l l o n A v e
R o a c h S t B a y v i e w S t M o u n t S t
Hattersley St
Banksia W o liC re e k R d Gardiner K n i g h t S t Princes Highway Field Park S p r i n g S t G o d f r e y S t S p r i n g S t Barton Park BANKSIA Gardiner Avenue B o w m e r S t STATION 8
J u d d S t
C u r t i s S t
There are limited local communityK i m p t o n S t facilities currently provided The proposed rezoning of the Arncliffe Precinct includes T a b r e t t S t Kyeemagh F re d e ri c k S t Reserve Princes Highway at Banksia. Residents of BanksiaR o c k d a l e S t are serviced by the facilities amending the land use zoning sites that are currently zoned B6 R a i l w a y S t provided at Arncliffe and Rockdale. Enterprise Corridor to a B4 Mixed Use zone (refer to section 4.6). This may result in residential land uses locating on lands West Botany St A review of social infrastructure requirements for ArncliffeB e s t i c S t and Banksia has been undertaken by Elton Consulting, 2015. The previously used for warehousing or light industry. H a r o w R d ROCKDALE study notes that while the Arncliffe Precinct contains a branch Lance Stoddert TOWN CENTRE Clause 6 of SEPP 55 requiresReserve the planning authority to consider library and a Council community centre, these facilities are older contamination and remediation in a rezoning application. Under 12 style, on small constrained sites that are not well Blocated r y a n t S t or clause 6(1) of SEPP 55, certain classes of land must be excluded
able to meet contemporaryROCKDALE needs. STATION In order to meet the needsRockdale from a rezoning (whereWhite Oak it would permit a change of use), unless: Park of the population growth anticipated in Arncliffe and Banksia Reserve (a) the planning authority has considered whether the it is recommended that a larger branch library at Arncliffe and land is contaminated, and additional community centre space is planned for. This need has been included in the Infrastructure Schedule and the (b) if the land is contaminated, the planning authority is Department will work with Council to ensure it is included in the satisfied that the land is suitable in its contaminated relevant Section 94 Development Contributions Plan. state (or will be suitable, after remediation) for all the purposes for which land in the zone concerned is 3.9 Contamination permitted to be used, and Potential contamination issues must be taken into consideration as part of a rezoning to ensure that the land is suitable or can be made (c) if the land requires remediation to be made suitable for suitable for the uses that would be permitted in the proposed zone, any purpose for which land in that zone is permitted in accordance with State Environmental Planning Policy No. 55 to be used, the planning authority is satisfied that the – Remediation of Land (SEPP 55) and the Department’s Managing land will be so remediated before the land is used for Land Contamination: Planning Guidelines. that purpose
18 Arncliffe and Banksia Precincts SECTION 3: KEY CONSIDERATIONS
A desktop contamination review of the precinct’s history The Department’s Managing Land Contamination – Planning has been undertaken to identify both existing and potential Guidelines – SEPP 55 Remediation of Land outlines that in such contamination sources throughout the precinct (Appendix I). cases, the rezoning process should proceed provided measures The review identified a number of past uses that could are in place to ensure that the potential for contamination and potentially cause contamination on individual sites such as; suitability of the land for the permitted uses will be further market gardening, possibly a quarry for road materials, vehicle assessed once detailed proposals are made at the development sales and maintenance operations, metal fabrication and application stages. associated manufacturing and textile purposes. Clause 7 of SEPP 55 will ensure that contamination and For a precinct wide rezoning such as this, it can be difficult for remediation will be properly addressed and considered by the the planning authority to be satisfied that every part of the land planning authority at future development application stages is suitable for the uses permitted within the zones. The desktop and that the land will be required to be made suitable for the review concluded that the past uses identified in the precincts proposed developments, prior to those developments being are considered representative of potentially contaminating carried out. It is therefore unnecessary to include additional land use activities which can be readily dealt with during later provisions in the recommended Planning instrument for development application stages. contamination and remediation purposes.
FIGURE 15: CONSTRAINTS AND OPPORTUNITIES
WolliCreek
N Tempe t Recreation Reserve
0 200 400 Turrella 600 800m NF 5 o our Con 25+ ANEF Airport T2 Princes Hwy Railway Line Cahill Park
Allen St
International Marsh St Terminal M5 Motorway Arncliffe Park
Arncliffe Cooks Cove
WestConnex (New M5) PANS-OPS 50
Wollongong Rd
Forest Rd Cooks River
Barton PANS-OPS 50 Park Sydney Airport
Gardiner Park
Banksia
Kyeemagh Reserve
Muddy Creek
W Botany St t Bestic St Illawarra T4 Railway Line General Holmes Dr ANEF 25+ Con our
Princes Hwy
Rockdale Botany Bay
Medium density, low-rise residential Protect and enhance existing wetlands Area most affected by airport restrictions development (priority area for rezoning) High density residential development Protect and enhance frog habitat (priority area for rezoning) Employment (priority area for rezoning) High density, mixed use development (priority area for rezoning) Employment (future opportunities) Drainage infrastructure constraints Medium density, low-rise residential development (future opportunities) Open space to be reconfigured
Precinct Proposal 19