Planning Proposal Report Proposal for Rezoning of Land from Zone R2 Low Density Residential to Zone B2 Local Centre at 20-22 Underwood Street, Corrimal Lot 2627 DP 1180290 Prepared for Confident Healthcare 13 September 2013 Unit 5, 174-182 Gipps Road PO Box 7163 Gwynneville NSW 2500 T +61 2 4228 7833 F +61 2 4228 7844 E [email protected] P a g e | 2 This report has been prepared for Confident Healthcare in accordance with the scope of services provided by TCG Planning. This report should only be used only for the purpose for which it was expressly prepared and shall not be reproduced by any third party in part or full without the permission of TCG Planning. Document Status Approved For Issue Version Author Reviewer Signature Date Alyse Phillips Draft Elaine Treglown Authorised 30.8.13 Kylie Fairhall Alyse Phillips Final Elaine Treglown 13.9.13 Kylie Fairhall tcg planning Planning Proposal 20-22 Underwood Street, Corrimal Contents 1 Report Scope and Executive Summary ......................................................................................... 4 2 Site Context .................................................................................................................................. 5 2.1 Subject Site ................................................................................................................ 5 2.2 Surrounding Development .............................................................................................. 7 2.3 Development History and Approvals .......................................................................................... 10 3 Existing Local and State Provisions ............................................................................................ 12 3.1 Background to WLEP 2009 and Commercial Centres Provisions ............................................... 12 3.2 The Subject Land – Land Use Zoning Under WLEP 2009 ........................................................ 12 3.3 Standard Instrument and the Definition of “Health Services Facility” ........................................ 14 3.4 State Environmental Planning Policy (Infrastructure) 2007 ..................................................... 15 4 Planning Proposal Objectives and Provisions ............................................................................. 16 4.1 Objectives ................................................................................................................. 16 4.2 Proposed Provisions ..................................................................................................... 16 5 Justification: Need for the Planning Proposal ............................................................................. 19 5.1 Is the planning proposal a result of any strategic study or report? ........................................... 19 5.2 Is the planning proposal the best means of achieving the objectives or intended outcomes, or is there a better way? ................................................................................................................. 24 5.3 Is there a nett community benefit? .................................................................................. 24 6 Justification: Relationship to Strategic Planning Framework ...................................................... 25 6.1 Consistency with the Environmental Planning and Assessment Act 1979 .................................... 25 6.2 Consistency with the Illawarra Regional Strategy ................................................................ 25 6.3 Consistency with Council’s Strategic Plans ......................................................................... 25 6.4 State Environmental Planning Policies (SEPPs) .................................................................... 25 6.5 Consistency with applicable Ministerial Directions (s117 Directions) .......................................... 26 7 Environmental, Social and Economic Impact, Infrastructure Needs and Community Consultation28 7.1 Impact on Critical or Threatened Species or Habitats ............................................................ 28 7.2 Other Likely Environmental Effects .................................................................................. 28 7.3 Social and Economic Impacts ......................................................................................... 28 7.4 Adequacy of Public Infrastructure for the Planning Proposal ................................................... 28 7.5 Views of State and Commonwealth Public Authorities ........................................................... 28 7.6 Community Consultation ............................................................................................... 28 Appendix 1: Proposed Site/Floor Plan for the Subject Land for use as Health Consulting Rooms and Associated Parking (Development Application as submitted to Wollongong City Council August 2013) Appendix 2: Concept Drawings only for possible development of land adjoining the subject site being 145/149 Princes Highway, Corrimal as a “health services facility” P a g e | 4 1 Report Scope and Executive Summary This Planning Proposal has been prepared on behalf of the owner of Lot 2627 DP 1180290 located at 20-22 Underwood Street, Corrimal. The objective of this Planning Proposal is to rezone the land from R2 Low Density Residential to B2 Local Centre to allow for a broader range of permitted medical uses on the site. Specifically, the proposal is focussed on allowing “health services facilities” which include “medical centres”, “health consulting rooms”, “hospitals” and “community health services facilities” as permitted uses within the B2 Local Centre Zone under Wollongong Local Environmental Plan 2009 or State Environmental Planning Policy (infrastructure) 2007. The zoning is sought to accommodate the future intended use of this site by the landowner, as the existing R2 Low Density Residential zone limits the number of health professionals who can operate within a health consulting room and does not permit medical centres. It should be noted that the adjoining allotment to the east of the subject land (No. 145 Princes Highway) is currently zoned B2 Local Centre and is within the same ownership as the subject site. This rezoning would allow for the two sites to be considered as part of an overall medical development at a future date. Alternatively, if Council is not in favour of the rezoning we seek to have “medical centres” added as an additional scheduled use for the subject site under Wollongong Local Environmental Plan 2009. The requested amendment to WLEP 2009 also seeks an increase in the maximum allowable floor space ratio of 1.5:1, consistent with the adjacent B2 Local Centre zone. The Planning Proposal has been undertaken in accordance with the Department of Planning’s ‘A Guide to Preparing Planning Proposals’ and ‘A Guide to Preparing Local Environmental Plans’ documents (2009) and provides: . A statement of the objectives and intended outcomes of the proposed rezoning of land; . An explanation of the provisions that are to be included in the proposed local environmental plan; . A justification for those objectives, outcomes and provisions and the process for their implementation; . Details of the recommended community consultation for the planning proposal to be undertaken by Council. The report confirms that the Planning Proposal is justified as it will allow for the more efficient utilisation of the land having regard to its accessibility and proximity to the existing health and medical centres within the Corrimal district centre. It is therefore requested that Council support the Planning Proposal and forward the proposal to the Minister, to obtain a Gateway determination for the rezoning of land to proceed to public exhibition and Council’s further consideration. tcg planning Planning Proposal 20-22 Underwood Street, Corrimal P a g e | 5 2 Site Context 2.1 Subject Site The subject site for this Planning Proposal is located on the corner of Underwood and Collins Street in Corrimal, being No. 20-22 Underwood Street Corrimal or Lot 2627 DP 1180290 and is currently zoned R2 Low Density Residential under Wollongong Local Environmental Plan 2009. The land is currently occupied by (2) two existing (2) storey dwellings that are utilised by Confident Healthcare and associated parking to the rear. For the purpose of this report the subject buildings are referred to as Building A and Building B, as shown in Figure 2. Building A is currently utilised as a health consulting room on the ground floor and a residence on the first floor. Building B is being utilised as a health consulting room over both levels of the building. A bitumen sealed carpark is located to the rear of the existing buildings and is accessed from Collins Street. The site has a total frontage of 30.18m on Underwood Street and a frontage of 60.35m to Collins Street. The subject site has a total area of 1821m2. It is noted that Confident Healthcare also owns the adjoining allotment (Lot 1 Sec D DP 4167) to the east, which fronts the Princes Highway (refer Figure 3). Subject Site Figure 1: Aerial photograph of the subject site located at No.20-22 Underwood Street, Corrimal tcg planning Planning Proposal 20-22 Underwood Street, Corrimal P a g e | 6 Building A Building B Figure 2: Photograph of the existing health consulting practice located at 20-22 Underwood Street, Corrimal. Figure 3: Photograph showing the adjoining allotment (Lot 1 Sec D DP 4167). tcg planning Planning Proposal 20-22