29 January 2016 reissued 5 February 2016 Director, Urban Renewal NSW Department of Planning & Environment GPO Box 39 SYDNEY NSW 2001 Online submission Dear Sir, Sydenham to Bankstown Urban Renewal Corridor Strategy Submission – Campsie Centre – 14-28 Amy Street, Campsie 1 Introduction The following submission has been prepared by Urbis Pty Ltd (Urbis) on behalf of the owners of the property identified as 14-28 Amy Street Campsie also known as the Campsie Centre (the site). The site is located towards the southern edge of the Campsie Town Centre, which is identified as being within the “Campsie Precinct” of the draft Sydenham to Bankstown Urban Renewal Corridor Strategy (the draft strategy). We would like to thank the NSW Department of Planning and Environment (the Department) for the opportunity to comment on the draft strategy. The purpose of this submission is to demonstrate overall support for the strategic planning framework and the opportunities for redevelopment and renewal identified within the draft strategy through increased density and height, particularly in relation to the Campsie Precinct. The draft strategy and background studies identify the strong demand for apartment dwellings within the Campsie Town Centre and the important role that the Town Centre plays in the Canterbury local government area and the inner west region of Sydney. In this context, we are of the view that the indicative 9+ storey height for “high rise and mixed use” development generally and with respect to the site is too conservative. In this regard, we request that the Department give greater recognition to and facilitate the potential for taller buildings within the Campsie Precinct and on the site to enable development opportunities within the precinct to be better realised. 2 Purpose and Structure of Submission This purpose of this submission is to demonstrate that development up to 16 storeys in height is an appropriate building height for the site and that this should be identified in the final Sydenham to Bankstown Urban Renewal Corridor Strategy. The structure of this submission is as follows: . A description of the subject site and its location within the Campsie Town Centre. A summary of the existing key planning controls relevant to the site. BANKSTOWN TO SYDENHAM RENEWAL CORRIDOR SUBMISSION 14-28 AMY STREET CAMPSIE REVISED . A discussion of the vision for the Bankstown to Sydenham Urban Renewal Corridor over the next 20 years and the opportunity to deliver increased development opportunity as an incentive for urban renewal within the Campsie Precinct. A discussion on why the increased building heights development opportunities on the site should be reflected in the final strategy. 3 Context and the Site 3.1 CONTEXT The site is located towards the southern edge of the Campsie Town Centre within the Canterbury local government area (LGA). It is also located within the Bankstown to Sydenham Urban Renewal Corridor, and the site is identified as being located within the “Campsie Precinct” under the draft strategy. The Campsie Town Centre is the administrative and cultural centre of the Canterbury LGA. It is characterised by a main commercial street (Beamish Street) with small scale business premises and shop-top housing, a train station, the Campsie Centre located on the site, and several large areas of public open space and connecting spaces. A number of civic, community and cultural spaces are located within or immediately adjacent to the Campsie precinct which is also well serviced by physical and community infrastructure. The following are found within a walkable distance of the site: . To the north of the site are the Bankstown Railway Line and Campsie Station (a State heritage item) and the Canterbury Council administration building. Adjacent and to the north of the site is the Campsie RSL Club, the Campsie Salvation Army Headquarters, Salvation Army Community Welfare Centre and Campsie Centrelink office, Anzac Mall (a pedestrian retail mall off Beamish Street), and Anzac Park and Carrington Park (local heritage listed areas of public open space). To the north east are Campsie Primary School and St Mel’s Catholic Church and Primary School. To the south west is the Canterbury Hospital. To the east and south of the site are two medical centres. The Cooks River walkway is to the east and Belmore sports ground is to the west of the site with other pocket parks scattered within the precinct. Residential land within the precinct and adjacent to the site whilst generally characterised by low density residential dwellings is zoned a mix of R3 Medium Density Residential and R4 High Density Residential under Canterbury local environmental plan 2012 (CLEP 2012). Under the draft strategy the character of the adjoining residential neighbourhoods is likely to change in the future. 3.2 THE SITE The site is located at Nos. 14-28 Amy Street Campsie and is also known as the Campsie Centre (refer to Figure 1). Located in the heart of Campsie, the Campsie Centre caters to customers living and working in Campsie, the surrounding suburbs and beyond. It caters for everyday shopping needs, has major anchor tenants and a series of smaller independent retailers and services including banks, Australia Post, a Growers Market and supermarket, and is supported by 600 undercover parking spaces. BANKSTOWN TO SYDENHAM RENEWAL CORRIDOR SUBMISSION 14-28 AMY STREET CAMPSIE REVISED PAGE 2 The development on site is comprised of the following: . Four basement levels of car parking . Lower ground level for retail and commercial uses and the Council Library . Ground and first floor retail and commercial The site has an area of 8,490sqm and has frontage to four streets, Amy Street, Amy Lane, Evaline Street and Rudd Parade. The site is highly accessible by public transport and is conveniently located from Campsie Railway Station, which is located on the Bankstown Line connecting to the Sydney CBD. The site is also well positioned for access to major employment generators at Sydney CBD, Liverpool and Bankstown via public transport, and to existing and future employment opportunities within the Campsie Town Centre. 3.3 CURRENT PLANNING CONTROLS The site is currently zoned B2 Local Centre under the CLEP 2012. There is no FSR control applicable and a maximum building height of 27 metres applies to the site. This could enable an 8 – 9 storey building comprised of ground level retail and shop top housing on site. These controls are mirrored on the retail premises to the south of the site with building heights stepping down to 18 metres for premises fronting the main shopping strip of Beamish Street. FIGURE 1 – AERIAL IMAGE OF THE SITE (SOURCE: GOOGLE EARTH) BANKSTOWN TO SYDENHAM RENEWAL CORRIDOR SUBMISSION 14-28 AMY STREET CAMPSIE REVISED PAGE 3 4 Draft Sydenham to Bankstown Urban Renewal Corridor Strategy 4.1 BACKGROUND Released in December 2014, A Plan for Growing Sydney recognises that urban renewal is essential to meet demand for new housing in Sydney and aims to accelerate urban renewal in transport corridors and areas close to major centres. In June 2015, the NSW Government also announced the Sydney Metro City and Southwest, a metro railway between Chatswood and Bankstown and a fully automated, high frequency, ‘turn and go’ rail service with metro trains running at least every four minutes in the peak, or 15 trains per hour in each direction. Importantly, the enhanced public transport network will provided a catalyst for new growth and development for centres along the corridor. 4.2 VISION With regard to the allocated building typologies and areas identified for uplift within the Sydenham to Bankstown Urban Renewal Corridor, the vision for the corridor identified in the draft strategy over the next 20 years is to: . Provide the opportunity for a mix of low, medium and high rise residential and mixed use developments located within an easy walking distance of the railway stations to allow more people to live close to good public transport. Retain the human scale of the main shopping streets, such as Beamish Street, to provide a focal point for retail activity, commerce and community interaction. Accommodate residential and mixed use development within 400m of the railway stations. Encourage local services, retail and convenience shops along the main shopping streets, in close proximity to the stations. The draft strategy also aims to improve the overall supply of new housing within the corridor, as well as ensuring a choice of housing to meet the needs of a diverse community. The draft strategy identifies a total growth target of 36,000 new dwellings (the majority located within a 400 metre radius of railway stations) and 9,900 jobs by 2036. 4.3 CAMPSIE TOWN CENTRE The draft Campsie Precinct Land Use and Infrastructure Analysis identifies Campsie Town Centre as the largest commercial centre in the Canterbury LGA. It is also recognised as the civic and administrative hub for the surrounding area, and is split into two primary components by the railway line with the commercial strip running in a north-south direction along Beamish Street. The Campsie Town Centre is currently a low scale two storey commercial/retail strip stretching north south along Beamish Street from the Campsie Railway Station. There are some sporadic 4-6 storey shop top housing/residential developments at the northern and southern ends of the town centre with an 8 storey development recently approved at 17-21 Campsie Street. The residential areas surrounding the commercial core generally consist of 2-3 storey walk up residential flat buildings and single detached houses on relatively large lots. The Campsie Town Centre is a major hub for bus and rail interchange. BANKSTOWN TO SYDENHAM RENEWAL CORRIDOR SUBMISSION 14-28 AMY STREET CAMPSIE REVISED PAGE 4 With the subject site in mind, the key vision for the Campsie Precinct under the draft strategy is as follows: .