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Discussion Paper

September 2018

Lowes Creek

Maryland Precinct

Plan

2 Lowes Creek Maryland Precinct Plan | Discussion Paper September 2018

September 2018

© Crown Copyright, State of NSW through its Department of Planning and Environment 2018

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Contents

Executive Summary 8

Lowes Creek Maryland: recognising the past and embracing the future 9

Draft Precinct Plan 9

Infrastructure Funding 10

Exhibition Package 11

Have your say 11

Part 1 – The Lowes Creek Maryland Precinct 12

1.1 The Lowes Creek Maryland Precinct 13

1.2 Precinct Context and Surrounds 14

1.3 Masterplanning Approach 18

1.4 Precinct planning summary 21

1.5 Consultation 26

1.6 Purpose and Structure of this Discussion Paper 27

Part 2 – Discussion of issues and masterplanning outcomes 29

2.1 Residential Density and Zones 30

2.2 Non-Indigenous Heritage 32

2.3 Indigenous Heritage 45

2.4 Biodiversity and Riparian Corridors 46

2.5 Flooding and Water Cycle Management 51

2.6 Open Space and the Green Grid 54

2.7 Social Infrastructure 56

2.8 Retail and Employment 58

2.9 Transport 61

2.10 Essential Infrastructure Provision 66

2.11 Land Capability 68

2.12 Bushfire 69

2.13 Odour 70

2.14 Noise 72

Part 3 – Proposed Growth Centres SEPP amendments and relationship with relevant legislation

and policies 74

3.1 Proposed amendments to State Environmental Planning Policy (Sydney Region Growth

Centres) 2006 75

3.2 Consistency with the Greater Sydney Region Plan and Western City District Plan 75


3.3 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 and South

West Growth Centres Structure Plan 77

3.4 Growth Centres Development Cods 78

3.5 Future Transport 2056 79

3.6 State Environmental Planning Policy No. 55 – Remediation of Land 79

3.7 State Regional Environmental Plan No. 20 – Hawkesbury-Nepean River (no 2 – 1997) 80

3.8 Biodiversity Certification for the Sydney Growth Areas 80

3.9 Camden Local Environmental Plan 2010 80

3.10 Developer contributions 80

Appendices 82

Appendix A – Anticipated amendments to the Growth Centres SEPP 83

Appendix B – Residential development definitions 88

Appendix C – Consistency with the Growth Centres Development Code 92

Appendix D – Consistency with Section 9.1 Statutory Directions 95


Figures

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Tables

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Abbreviations

ARI Average Recurrence Interval

BC Act Biodiversity Conservation Act 2016

Council Camden Council

DA Development Application

DCP Development Control Plan

Department NSW Department of Planning and Environment

EPA Environment Protection Authority

EP&A Act Environmental Planning and Assessment Act 1979

GFA Gross Floor Area

Growth Centres

SEPP

State Environmental Planning Policy (Sydney Region Growth

Centres) 2006

HA Hectares

ILP Indicative Layout Plan

LEP Local Environmental Plan

LGA Local Government Area

NPW Act National Parks and Wildlife Act 1979

OEH Office of Environment and Heritage

ou Odour units

PAD Potential Archaeological Deposit

PCG Project Control Group

PWG Project Working Group

RF Act Rural Fires Act 1997

RMS Roads and Maritime Services

SIC Special Infrastructure Contribution

SWGA South West Growth Area

Executive Summary


Lowes Creek Maryland: recognising the past and embracing the

future

Located in the South West Growth Area (SWGA) in the suburb of Bringelly, the Lowes Creek

Maryland Precinct (the Precinct) will be home to over 20,000 people living in a variety of housing types

once fully developed. It will be a family-friendly community with an extensive network of high quality

sporting fields, parks, rehabilitated riparian zones, and cycling and walking paths that will offer

linkages between the various land uses. Key heritage sites will be preserved, activated and integrated

with the new development, and the rural character and history of the area will be embraced, all of

which collectively will in turn contribute to building a distinct identity that the new community will be

proud of.

The Precinct, encompassing approximately 517 hectares (ha) of rural land in the SWGA, is less than

50km south west of Parramatta and roughly 8km south of the Western Sydney Aerotropolis. On 9

October 2015, the then Minister for Planning released the Lowes Creek Maryland Precinct for urban

development.

The Precinct will include a central hub featuring a new local centre and a nearby primary and high

school with good connections to The Northern Road and with public access to the significant heritage

estate known as Maryland Homestead. With the Maryland Homestead covering approximately 40

hectares, proposed land uses that activate the estate will ensure its ongoing private ownership and

management of heritage values without inhibiting the community’s ability to access, appreciate and

utilise the site.

The Maryland Homestead site encompasses a collection of buildings and landscapes that have a rich

history. The site was once described as ‘one of the world’s most charming country retreats and forms

a picture so complete as more likely to be seen on canvas than in reality’. Today, Maryland is one of

the few remaining homesteads in the Camden Local Government Area (LGA) which is an excellent

example of a colonial era estate that is still intact. Many elements of the historical evolution of the

homestead can still be read in the landscape. The site forms the central core of the Precinct and has

influenced the preparation of the draft Precinct Plan.

The Department of Planning and Environment (Department), in collaboration with Camden Council

(Council), has prepared an exhibition planning package for the rezoning of the Lowes Creek Maryland

Precinct. This Discussion Paper outlines the rezoning proposal for the Precinct.

Draft Precinct Plan

The draft Indicative Layout Plan (ILP) for the Lowes Creek Maryland Precinct proposes future land

uses, infrastructure services and development objectives for the Precinct. The draft ILP reflects the

results of extensive technical background investigations and assessment of environmental,

recreational, heritage and topographic features of the Precinct. The analysis of these aspects provided

the basis for the identification of areas for potential development and heritage conservation whilst

identifying challenges that constrained development in parts of the Precinct. In addition, the outcomes


of the analyses presented opportunities to conserve, enhance and build upon the existing natural and

built features in the area.

Comprehensive planning and urban design processes involving the Department, Council, State

agencies, consultants and other key stakeholders explored development opportunities and

infrastructure requirements for the Precinct while responding to legislative requirements and

considering best practices.

The draft ILP (Figure 4) proposes a maximum of approximately 7,000 dwellings with a mix of

detached dwellings, town houses, low rise apartment buildings and shop top housing, accommodating

around 22,400 people, along with a local centre, a combined primary and high school and a

community facility. These land uses will be connected by a network of roads, bike paths and green

pathways. The land use distribution allows for the preservation of approximately 34% of the land as

green space (including public open space, riparian corridors, drainage infrastructure and

environmental conservation), around 7% of the land for heritage conservation, approximately 10% in

community, infrastructure and other uses, leaving less than 50% of the Precinct for residential

development.

Specific controls will be developed and implemented to protect the heritage sites, provide for their

adaptive reuse, and ensure surrounding development is sensitive and responds to the heritage values.

A Conservation Management Plan (CMP), that is being prepared, will guide the adaptive reuse of the

Maryland Homestead.

Detailed design principles to build upon the distinctive character and heritage of the Precinct have

been developed and are included in the draft amendment to the State Environmental Planning Policy

(Sydney Region Growth Centre) 2006 (Growth Centres SEPP) and the draft Lowes Creek Maryland

Development Control Plan (DCP).

Infrastructure Funding

The Precinct Acceleration Protocol (PAP) allows Proponents to accelerate the release of a Precinct

within the Growth Areas ahead of the Government’s land release program, provided the proponent

ensures it is at no additional upfront cost to the NSW Government.

For the Lowes Creek Maryland Precinct, the major landowner, Macarthur Developments Pty Ltd and

associated landowners (the ‘Proponent’), entered into a Voluntary Planning Agreement (VPA) with the

Minister for Planning (the Minister) on 25 September 2015. The VPA requires the Proponent to fund

the planning costs associated with the acceleration of the Precinct. This includes the preparation of an

ILP for the Precinct to deliver housing and the supporting infrastructure to all landholdings within the

Precinct.

To implement the draft ILP, the Proponent has offered to enter into a second VPA with the Minister,

addressing the provision of State infrastructure required to support the development of the Lowes

Creek Maryland Precinct. The second VPA will be subject to a separate exhibition process and will be

executed prior to the rezoning of this Precinct.


A Section 7.11 Contributions Plan (Contributions Plan) will be developed by Council to address the

provision of local infrastructure required to support the development of the Precinct. This will also be

subject to a separate public exhibition process.

Exhibition Package

This Discussion Paper forms part of the exhibition package for the Lowes Creek Maryland Precinct.

The draft ILP, DCP, exhibition SEPP maps, and technical studies are now exhibited for public

comment. Following public exhibition, the feedback from the consultation process will inform the next

stage of precinct planning, which is finalisation of the Precinct Plan.

The Discussion Paper has three parts:

• an outline of the Precinct’s context, vision and objectives;

• the application of the masterplanning process to the opportunities and constraints of the

Precinct; and

• details of the proposed amendments to give the Precinct Plan legal effect.

Have your say

The Lowes Creek Maryland draft precinct plan is now on exhibition until 9 November 2018 for

community review and feedback. Your feedback is a vital step in the process that will help us finalise

the draft precinct plan. Following the exhibition period, your submissions will be reviewed. To help

shape the future of Lowes Creek Maryland by:

• Viewing the precinct plan documents until 9 November 2018

Online: planning.nsw.gov.au/lowescreekmaryland

In person: Camden Council

70 Central Avenue

Oran Park, NSW 2570

• Providing your feedback by making a submission on

planning.nsw.gov.au/lowescreekmaryland during the exhibition period which closes 9

November 2018.

Part 1 – The Lowes Creek Maryland

Precinct


1.1 The Lowes Creek Maryland Precinct

The Lowes Creek Maryland Precinct is located in the western portion of the SWGA within the suburb

of Bringelly in the Camden Local Government Area (LGA). The Precinct has a frontage of

approximately 3 km to the Northern Road and extends westward to the western boundary of the

SWGA.

The precinct is one of 14 precincts in the SWGA, of which 8 have been rezoned under State

Environmental Planning Policy (Sydney Region Growth Centres) 2006 (Growth Centres SEPP) for

urban development. As shown in Figure 1, several Precincts in the SWGA have been rezoned for

urban land uses and have undergone significant development in places such as Oran Park, Catherine

Fields (Part), Turner Road, East Leppington, Edmondson Park, Leppington, and Austral and

Leppington North. Supported by investment in infrastructure including road upgrades, the South West

Rail Link to Leppington Station, and utilities including water, sewer, and electricity, these areas are

developing into new communities.

Figure 1 Status of Precinct Planning in the South West Growth Area


1.1.1 Precinct release

The Precinct Acceleration Protocol (PAP) allows landowners to accelerate the release of a Precinct

within the Growth Area ahead of the Government’s land release program, provided that the proponent

ensures it is at no additional upfront cost to Government.

The major landowner in the Lowes Creek Maryland Precinct, Macarthur Developments Pty Ltd, and

associated landowners, entered into a Voluntary Planning Agreement (VPA) with the Minister for

Planning on 25 September 2015. The VPA requires the Proponent to fund the planning costs

associated with the acceleration of the Precinct. This includes the preparation of an ILP for the

Precinct to deliver housing and servicing infrastructure to all landholdings within the Precinct.

1.2 Precinct Context and Surrounds

1.2.1 Location

The Precinct is located in close proximity to Oran Park, which has been rapidly developing since its

rezoning in 2007. Oran Park includes a Town Centre which is approximately 5km from the Lowes

Creek Maryland Precinct. The Narellan Strategic Centre is located further south, approximately 14km

from the Precinct, and is the largest shopping centre in the area. Bringelly Village is located

approximately 3km from the Precinct to the north and the Western Sydney Aerotropolis 8km to the

north of the Precinct. Leppington Railway Station is located approximately 12 km to the north-east of

the Precinct.

The Lowes Creek Maryland Precinct is surrounded to the north, east and south by the South Creek

West Land Release Area which will undergo separate precinct planning following the land release by

the Minister for Planning in November 2017.

The Precinct is close to the proposed North-South Rail corridor which extends from Tallawong to

Greater Macarthur via St Marys, the Western Sydney Aerotropolis and Oran Park. The North-South

Rail Corridor is proposed to run parallel to the eastern boundary of The Northern Road. The proposed

M9 Outer Sydney Orbital is situated approximately 1 km to the west of the Precinct.

The release of the Western Sydney Aerotropolis Land Use and Infrastructure Implementation Plan –

Stage 1: Initial Precincts in August 2018 signifies a growing focus on the opportunities the Western

Sydney Airport will bring to the region, including a high level of jobs that could support the residential

population. The Aerotropolis, once it is fully developed, will serve as a key employment destination for

the SWGA community and will inform the South West Growth Area Land Use and Infrastructure

Implementation Plan (LUIIP), anticipated to be released in the first half of 2019.

The immediate surrounding growth areas and investigation areas are shown on Western Sydney

Strategic Context map at Figure 2.


Figure 2 Western Sydney Strategic Context


1.2.2 Precinct Overview

The Precinct encompasses approximately 517 hectares (ha) of rural land in the SWGA, approximately

45km south west of Parramatta and roughly 8km south of the Western Sydney Aerotropolis.

The Lowes Creek Maryland Precinct comprises rural landholdings, with a small scattered population,

very limited road network and no social infrastructure. The Precinct comprises 6 landowners, with the

majority (92%) in the ownership of the Proponent (476.07 ha). Four of the properties fronting The

Northern Road are under separate ownership, whereas a property to the west of the Precinct relies on

a right-of-way easement for access through the southern extent of the Precinct. These minor

landowners are not parties to the VPA. Land ownership is mapped at Figure 3.

Figure 3 Landholdings within the Lowes Creek Maryland Precinct

1.2.3 Existing Conditions

The Lowes Creek Maryland Precinct is zoned RU1 Primary Production under the Camden Local

Environmental Plan 2010 and is subject to a minimum lot size control of 40ha and a maximum building


height control of 9.5m. The existing land uses within the Precinct are for agricultural and rural

residential uses, with several soil mix businesses, market gardening and poultry activities in the

surrounding areas.

A series of studies were undertaken to provide an understanding of existing constraints and

opportunities including:

• Topography and geotechnical conditions;

• Natural environment and ecology;

• Watercourses, riparian areas and bushfire; and

• Landscape and heritage.

The outcomes of these studies were collated, processed and analysed through a masterplanning

process to reveal the complex interrelationship amongst many factors and inform the range of

potential land uses suitable within the Precinct.

Key features of the Precinct include:

• Heritage: Three heritage sites including Maryland Homestead which is situated on a

prominent hill (currently listed as a heritage item of local significance under the Camden LEP

and subject of a nomination to be listed on the NSW Heritage Register).

• Topography: The sloping topography of the Precinct varies by 65m across the Precinct, from

the highest point in the south-western corner (132m AHD) to Lowes Creek at The Northern

Road (67m AHD).

• Watercourses: Lowes Creek is a tributary of South Creek, which is located 1.4km to the east

of the Precinct. Lowes Creek is the main waterway through the Precinct, generally flowing in a

west to east direction before discharging through culverts on the eastern Precinct boundary

under The Northern Road. Whilst Lowes Creek is classified part 4th and part 5th order stream

on the Strahler System, there are several 1st, 2nd and 3rd order tributaries within the Precinct in

various conditions. The Precinct sits wholly within the South Creek catchment.

• Farm dams: There are two large farm dams located on natural intermittent watercourses and

a few smaller farm dams across the Precinct. The western dam has a maximum potential

surface area of approximately 18.23ha and the central dam has a surface area of

approximately 18.31ha.

• Vegetation: Biodiversity Certification under the Biodiversity Conservation Act 2016 (the BC

Act) commenced on 25 August 2017. The BC Act replaced the Threatened Species

Conservation Act 1995 (TSC Act). Biodiversity certification under the TSC Act was conferred

on the Growth Centres SEPP in December 2007 and confirmed in July 2008 through an

amendment to the TSC Act. The certification effectively switches off the need to undertake

assessment and obtain approvals required under the BC Act for development of land that is

certified. The biodiversity certification includes a number of requirements (or Relevant

Biodiversity Measures – RBMs) that must be satisfied in order to maintain certification. While


the certification enables vegetation to be cleared, the masterplanning process has identified

vegetation that will be protected within the riparian corridors, environmental conservation and

open space areas under the Growth Centres SEPP.

• The draft ILP is consistent with the conditions of the Biodiversity Certification Order 2007 and

the Commonwealth Strategic Assessment Program 2012 under the Environment Protection

and Biodiversity Conservation Act 1999 (EPBC Act) and includes provisions relating to the

protection of ENV. There is currently no protected ENV within the Precinct. However,

approximately 21.58ha of Existing Native Vegetation (ENV) certified land will be protected

within the Precinct as well as a further 5.96ha of Additional High Conservation Value

Vegetation (AHCVV) which will be in addition to the retention of the required 2,000 ha of ENV

across the NWGA and SWGA.

1.3 Masterplanning Approach

1.3.1 Precinct Planning

The Sydney Growth Centres Program was established in 2005, enabled by the Growth Centres SEPP

to streamline the land release process for the delivery of new communities, homes, employment

areas, health and education facilities, supported through the provision of adequate infrastructure within

greenfield areas.

The SWGA comprises 14 precincts including the Lowes Creek Maryland Precinct.

Precinct planning leads to the development of a draft ILP establishing future land uses and

infrastructure for the Precinct. The draft ILP is supported by detailed design controls contained in an

amendment to the Growth Centres SEPP and the adoption of a precinct specific DCP.

The draft ILP and supporting documentation are placed on public exhibition to obtain feedback, which

informs the next stage of precinct planning. Issues raised in the consultation process are used to

achieve balanced environmental, social and economic goals.

The rezoning of the land occurs after the Growth Centres SEPP is amended to adopt a precinct plan

and remove the application of the Camden Local Environmental Plan 2010 to the land.

Precinct planning for the Precinct was overseen and directed by a Project Control Group (PCG)

involving representatives from the Department and Council. The PCG reviewed and directed the

project at a strategic level and considered financial matters, the program and masterplanning process.

The detailed technical and planning investigations have been overseen by the Precinct Working Group

(PWG). The PWG includes representatives from the Department, Council, and the proponent. The

PWG, in addition, coordinated inputs from State agencies and technical specialists as required,

facilitated effective management, communication and decision making at an operational level, and

assisted in negotiations and coordination with State agencies.


1.3.2 Landscape Character

The Precinct is unique due to the retained rural and historical character which is largely defined by its

rural use, undulating topography, scattered buildings, creek, riparian corridors and bushland areas. In

addition, the character of the Precinct is heavily influenced by a number of heritage buildings and

structures that reflect the early development of the region. The combination of the heritage buildings,

their setting in the landscape and command of views remain a central theme of the Precinct.

The early development of the area saw two large landholdings established – Birling, to the north of

Lowes Creek, and Maryland to the south of the creek. Both colonial landholdings, in terms of their

history, location and interrelationship, have heavily influenced the planning of the Precinct and have

been assessed as having a moderate to high potential to contain historical archaeological remains of

State heritage significance. These sites together with the landscape character of the Precinct provide

multiple opportunities for interpretation, adaptive reuse, and integration of land uses.

The sloping topography of the Precinct varies by 65m across the Precinct, from the highest point in the

south-western corner (132m AHD) to Lowes Creek at The Northern Road (67m AHD). The Precinct

can be divided into the following three main topographical areas:

• Ridgelines – A ridgeline extending centrally from the southern edge of the Precinct towards

the north-east, falling towards the course of Lowes Creek and its associated tributaries. The

ridgeline comprises of three crests and two saddles

• Steep slopes – Steeply sloping land along the western edge of the Precinct

• Valley floor – The remainder of the Precinct comprises of valley floors and gently sloping

hillsides feeding the creek.

Most of the Precinct has been cleared for uses such as grazing with some remnant vegetation present

along the central section of the creek line, whilst hills comprise open wooded to densely wooded

areas.

The evolution of historical uses and buildings on the land respond to the natural features of the site

(slope, trees, creeks). The topography of the land is important as it is mostly unmodified and tells a

story about the historical use of the land. Future development should also respond to the topography

through the sensitive location of uses throughout the Precinct while changes to the landform should be

minimised and, where possible, avoided.

Lowes Creek is a tributary of South Creek which is located approximately 1.4 km east of the Precinct.

South Creek eventually discharges to the Hawkesbury River near Windsor in Sydney’s north-west.

Lowes Creek, which is the main waterway through the Precinct, generally flows in a west to east

direction before discharging through culverts at the eastern Precinct boundary under The Northern

Road. Whilst Lowes Creek is a part 4th and part 5th order stream on the Strahler Stream Order

Classification System, there are several 1st, 2nd and 3rd order tributaries within the Precinct in various

conditions. The Precinct sits wholly within the broader South Creek catchment area.

The condition of Lowes Creek and its tributaries varies because of the degradation of many small

creeks attributed to historical farming practices. There are also a number of farm dams across the


Precinct which provide evidence of the past rural uses. Water security would have been very important

for both estates as farm activities relied on Lowes Creek or the farm dams as water sources. The two

largest existing dams, which are located on 3rd order watercourses, are licensed by WaterNSW.

Lowes Creek and its tributaries are important for their values as a water resource, visually as a

landscaped space, environmentally for biodiversity and also as riparian areas. The creek system

offers important riparian features within the Precinct that provide habitat for local fauna.

The Precinct is wholly biodiversity certified under the Biodiversity Conservation Act 2016 and there is

no requirement under the Growth Centres Biodiversity Certification Order to retain ENV.

Notwithstanding this the biodiversity assessment identifies the best opportunity for additional

biodiversity retention in the Precinct, mainly within riparian corridors.

1.3.3 Visual Assessment

The topography of the Precinct allows for view to and from elevated lands. A number of these views

are significant as they provide visual connections between the key heritage sites and landscapes. The

retention of these existing views is important to the character and context of the area and will require

careful location of uses and establishment of development controls to manage impacts on significant

view lines.

1.3.4 Masterplanning Vision

The Lowes Creek Maryland Precinct will be a family-friendly community with an extensive network of

several high-quality sporting fields and well laid out parks, extensive cycling and walking paths that will

offer linkages to natural bushland areas and Lowes Creek. Key heritage sites will be preserved, their

history celebrated and, where possible, integrated with new development. The rural character will be

embraced and used in building a distinct identity through the protection of significant heritage areas

that will enable the new community to take pride in the place that they live in. The area will include a

central hub featuring a new local centre, parks, Maryland Homestead, a combined primary and high

school, a community facility adjacent to sporting facilities, with connections to both The Northern Road

and through the Precinct to the surrounding region.

The key masterplanning objectives for the Lowes Creek Maryland Precinct are:

• to conserve and protect the recognised heritage significance of the Maryland Homestead site,

its settings and views, along with other key heritage sites which tell a story about the historical

uses and development of the region;

• to ensure that the landscape informs the design and build upon the unique character of the

area by responding to the natural features of the landscape including the topography,

watercourses, riparian areas, native vegetation, natural constraints and geotechnical

conditions;

• to protect visual and landscape qualities ensuring that new development causes minimal

visual impacts on key view corridors associated with the heritage sites;


• to provide a diverse mix of housing types catering to a range of household types and

affordability, supported by a network of local and regional roads, and walking and cycling

paths that connect to high quality open space, a school, retail areas, jobs, services and public

transport;

• to create a vibrant local centre which not only respects the sensitivity and heritage associated

with the Maryland Homestead but also explores the opportunity to activate the heritage

precinct; and

• to develop planning controls to enable the development of an environmentally, economically

and socially sustainable community.

1.4 Precinct planning summary

1.4.1 The Draft Indicative Layout Plan

The key elements of the draft ILP, shown at Figure 4, are:

• protection of Indigenous heritage sites within local parks, where possible

• protection of three key European heritage sites including buildings, archaeological remains,

settings, landscapes and views, surrounded by appropriate land uses to transition from the

rural nature of the heritage sites to a suburban context. The draft ILP retains significant view

lines to and from the Maryland Homestead, and Birling 1812 footings and Birling 1937

buildings through placement of green corridors and tree lined streets that build on the

historical connection between the settings.

• conservation of approximately 34% of the Precinct as green space and drainage

infrastructure, including 12 sporting fields and 22 hard courts, storm water detention and water

quality treatment areas, riparian corridors along Lowes Creek and its tributaries, and

environmental conservation

• a variety of housing typologies, to support approximately 7,000 new homes for approximately

22,400 people, ranging from detached dwellings on larger lots through to attached

townhouses and low-rise apartment buildings

• a local centre comprising of 20,000m2 Gross Floor Area (GFA), a mixed-use retail area at the

main entry to the Precinct from The Northern Road comprising of approximately 4,000m2

GFA, highway services adjacent to the mixed-use fronting The Northern Road comprising of

4,000m2 GFA, and an additional approximate 5,000 m2 GFA to provide for bulky goods at the

northern sub-arterial entrance

• a combined primary and high school located close to the local centre, served by proposed

perimeter bus capable collector roads


• a regional road network linking the Precinct to surrounding areas including two sub-arterial

roads running east-west through the Precinct connecting to The Northern Road and one sub-

arterial road running north-south through the western section of the Precinct

• environmental enhancement and restoration of watercourses and riparian areas to assist with

storm water storage, water quality and biodiversity

• the placement of detention basins and bioretention infrastructure to capture, treat and drain

storm water runoff, which have been sized and located following detailed storm water

modelling. In places where proposed basins will front riparian corridors, a 1:4 batter is

proposed. Appropriate water quality treatment areas have been earmarked to treat water

runoff before being discharged to the creek network

• creation of walking and cycling paths to connect dwellings to open spaces and riparian areas,

schools, retail areas and public transport.


Figure 4 Draft Indicative Layout Plan for the Lowes Creek Maryland Precinct


1.4.2 Key planning outcomes

A summary of key land use outcomes and associated areas is given in Table 1.

Table 1 Planning outcomes

Land Use Area

(ha)

Dwellings Population* Details

Residential dwellings

Environmental Living

(Maximum 10 dw/ha)

15.63 156 563 -

Low density residential

(15 – 25 dw/ha)

186.46 4,661 15,849 -

Medium density residential

(25 – 35 dw/ha)

49.95 1,753 5,084 -

High density residential, including

Mixed Use and Local Centre

(40 – 60 dw/ha)

13.78 412 948 -

Subtotal Residential 265.81 6,983 22,444 -

School

Combined primary and high school 6.9 - - -

Subtotal School 6.9 - - -

Retail and highway services

Local centre (land area counted in

high density residential, above)

6.78 - - 20,000 GFA**

Bulky Goods 2.94 - - 5,000 GFA

Highway Uses 2.15 - - 4,000 GFA


Mixed Use (land area counted in


3.66 - - 4,000 GFA

Subtotal Retail (land area for local

centre and mixed use counted in


5.13ha

counted

toward

Total

Area,

below

(15.53)

- - 33,000 GFA

Open Space, Riparian and

Social Infrastructure

Active open space 26.43 - - 6 double

playing fields,

22 hard courts

Passive open space 32.56 - - Includes 4.52ha

of dual use of

drainage land

Riparian corridor 60.52 - - Includes

21.58ha of

existing native

vegetation to be

protected

Environmental conservation 21.37 - -

Community facility 0.9 - -

Subtotal Open Space and Social

Infrastructure

141.78 - -

Heritage

Maryland 33.68 - -

Birling 1937 1.88 - -

Gatehouse 0.25 - -

Subtotal Heritage 35.81 - -


Infrastructure

Water management 34.41 - - Applies to

drainage basins

and water

quality

treatment areas

Roads 26.32 - - Applies to sub-

arterials and

collector roads

Subtotal Infrastructure 60.73 - -

TOTALS 517 6,983 22,444

Figures have been rounded where needed

* Household size is explained further in Section 2.1.2.

** GFA means gross floor area

*** Mixed use will permit high-density residential which is captured in the Residential section of this table

1.5 Consultation

The involvement of key stakeholders has been an important part of the planning for the Precinct. The

Department has worked closely with Council and various government agencies including but not

limited to Department of Education, Department of Primary Industry, Endeavour Energy, Environment

Protection Authority, Fire and Rescue NSW, Jemena, local Aboriginal groups, Office of Environment

and Heritage (OEH), NSW Health, Roads and Maritimes Services (RMS), State Emergency Services,

Sydney Water and Transport for New South Wales to inform and give certainty to specific elements of

the draft Precinct Plan.

A community workshop was held in 2016 to which all landowners within the Precinct were invited to

participate.

The exhibition of the planning package for the Precinct provides an opportunity for the local

community and the key stakeholders to have their say in the planning for the area prior to the area

being rezoned.


1.6 Purpose and Structure of this Discussion Paper

This Discussion Paper explains how the draft ILP for the Lowes Creek Maryland Precinct has been

prepared, the key considerations that have been taken into account and the consultation that has

informed the process.

The Discussion Paper is structured as follows:

• Part 1: Outlines the Precinct’s context, vision and objectives, summarises the key planning

outcomes, and identifies community and stakeholder engagement undertaken during the

development of the Plan.

• Part 2: Discusses opportunities and constraints within the Precinct and the outcomes of the

masterplanning process.

• Part 3: Details the proposed Growth Centres SEPP amendments and relationship to relevant

legislation and policy

Specialist investigations undertaken as part of precinct planning and documented in this Discussion

Paper include:

• Housing analysis

• Social and community infrastructure

• Retail and employment

• Land capability including salinity, geotechnical and soil contamination

• Noise

• Air quality

• Indigenous heritage

• Non-Indigenous heritage

• Biodiversity and riparian corridors

• Bushfire risk

• Water cycle management and flooding

• Infrastructure services

• Traffic and transport

The draft planning package for the Precinct includes:

• A draft ILP illustrating the plan for future development of land and associated infrastructure

• A draft Lowes Creek Maryland appendix to the Camden Growth Centres Development Control

Plan


• A Discussion Paper (this document) which incorporates a plain English explanation of the

planning controls for the Lowes Creek Maryland Precinct proposed to be inserted into the

Growth Centres SEPP.

• Technical studies prepared to inform the exhibition package.

Camden Council is preparing a draft Contributions Plan to establish funding mechanisms for local

infrastructure including local roads, drainage infrastructure and open space. It is anticipated that the

draft Contributions Plan will be exhibited in the first half of 2019.

Part 2 – Discussion of issues and

masterplanning outcomes

30 Lowes Creek Maryland Precinct Plan| Discussion Paper September 2018

2.1 Residential Density and Zones

The Lowes Creek Maryland Precinct will provide a range of housing types at varying densities,

consistent with the recommendations of the Housing and Market Needs Analysis (AEC, 2018) which

indicates the Precinct has capacity to accommodate an average density of 24.6 dwellings/ha.

The proposed housing types in the draft ILP respond to the recommendations of the housing analysis

and include a greater proportion of medium and higher density housing to provide an appropriate mix

of dwelling types. The spatial distribution of the low, medium and high density residential areas

responds to the Precinct’s environmental characteristics, including topography, riparian corridors,

infrastructure, flood prone land, bushfire risk and views to heritage elements. Over half of the Precinct

contains non-residential uses. The following considerations have influenced the layout of land uses:

• low density residential areas will offer a variety of lot sizes whilst maintaining a traditional

residential character, with some small lot and semi-detached housing located around activity

nodes and public transport routes, and larger lots adjoining areas of heritage and

environmental significance;

• medium density residential areas are located around the local centre to activate it and ensure

its ongoing viability;

• high density areas are located along The Northern Road corridor and adjacent to areas of

high amenity;

• Protection of three key heritage sites including buildings, settings, landscapes and key view

lines;

• Conservation of 81.9ha of land as riparian corridors and environmental conservation, including

21.58ha of Existing Native Vegetation (ENV), in public ownership;

• Creation of 59ha of open space comprising twelve sporting fields and 22 hard courts, and a

number of public parks. The open spaces are located across the Precinct within a 400m

walking catchment of all residential land, with some utilising flood-prone land to maximise land

use outcomes. In addition, 4.52ha of open space will result from dual use of land set aside for

drainage thereby ensuring that the total quantum of required open space is provided for within

the Precinct. The establishment of drainage basins and water quality treatment areas will

include landscaping that will contribute to the amenity of the Precinct;

• Environmental enhancement and restoration of watercourses and riparian areas to assist with

water storage, water quality and biodiversity;

• Creation of walking and cycling paths to connect dwellings to open spaces, school, retail area

and public transport;

• A combined primary school and high school located opposite the local centre and adjacent to

playing fields; and


• A local and regional road network linking the Precinct to surrounding areas including two sub-

arterial roads running east-west through the Precinct and one sub-arterial road running north-

south through the western section of the Precinct. The perimeter road network to the school is

designed to be bus-capable.

Minimum and maximum residential density ranges are proposed to manage the number of dwellings

to be built in residential areas, to utilise the developable land appropriately and ensure that the

planned infrastructure framework will cater for the needs of the projected population.

2.1.1 Proposed Residential Zoning

The three residential zones and their housing types proposed are listed below. For further details on

what other uses are proposed to be permissible in each zone, please see Attachment A of this report.

• E4 Environmental Living – a zone applied to land on steep slopes that requires larger lots in

order to respond to the constraints. Single dwelling houses will only be permissible up to a

maximum height of 5m. Rural uses will no longer be permissible, although existing uses may

continue.

• R2 Low Density Residential – boarding houses, dual occupancies (attached or detached),

dwelling houses (single), group homes, secondary dwellings, semi-detached dwellings, senior

housing, shop-top housing and studio dwellings.

• R3 Medium Density Residential – attached dwellings (contains three or more dwellings, e.g.

townhouses), boarding houses, dual occupancies (attached or detached), dwelling houses

(single), group homes, multi-dwelling housing (contains three or more dwellings attached or

not attached), residential flat buildings (e.g. apartments), semi-detached dwellings (dwelling

on its own lot of land and attached to one other dwelling), seniors housing, shop-top housing

and studio dwellings. This land use zone will apply to both medium and high residential

density areas with varying proposed maximum density and height controls.

2.1.2 Housing Market Analysis

A Metropolis of Three Cities: A Greater Sydney Region Plan establishes the NSW Government’s

vision for Sydney’s future, which is ‘a strong global city, a great place to live’. The Plan aims to provide

725,000 new homes and 817,000 additional jobs across the Sydney metropolitan region for the

forecasted 1.7 million new residents by 2036.

A key direction of the Plan is the timely delivery and well planned greenfield precincts such as the

Lowes Creek Maryland Precinct.

To guide the planning of the Precinct, a detailed Housing Market Needs Analysis has been

undertaken. Key findings from the housing analysis include:

• Detached houses are the most popular form of housing in the broader south-west region of

Sydney, followed by townhouses/ semi-detached housing and then apartments. However, this


is changing as recent building approvals suggest medium and high-density housing is

becoming increasingly popular

• Higher density housing should be located in close proximity to public transport nodes and

retail facilities. High density housing is likely to be established toward the later stages of

development of the Precinct

• The most popular lot size for the broader south-west region is 250-350m2, with smaller lots

(225-300m2) becoming more common

• There is a direct relationship between affordability (and lifestyle) and smaller lot sizes. There

has been a shift towards medium to high density accommodation (townhouses, villas and

apartments) in the north-west of Sydney. There is opportunity to achieve a housing mix that

incorporates higher density products, whilst ensuring the quality of amenity is not

compromised

• The housing affordability assessment based on incomes in the south-west indicate the

average affordability of housing for the region is $540,000 - $675,000

• The average age of residents within the broader south-west region is approximately 35 years

• The most prominent household type within the broader south-west region is family households

(78%). Incoming residents are likely to be young families, as is the case with Oran Park

• Household ownership for the broader south-west region is predominately owner-occupiers

(72%), with a low proportion of rental properties. The number of owner-occupiers with

mortgages has been increasing

• Household size equates to around 3.1 people per dwelling on average based on 2016 Census

data. Analysis undertaken by the Department however established that this rate, when

coupled with migration data, increases to 3.2 people per dwelling on average, which has since

been applied to the Precinct.

2.2 Non-Indigenous Heritage

The rich history of the Precinct warrants an appropriate future management regime that best facilitates

the effective conservation of its significance for present and future generations. A number of specific

strategies have been incorporated into the draft Precinct Plan as described below:

• Curtilages for the three key European heritage sites, which have been developed in

collaboration with the specialist heritage consultant and OEH, comprise of:

o Maryland Homestead and Dairy Cluster heritage curtilage which includes the

Gatehouse at The Northern Road

o Birling 1812


o Birling Homestead 1937

• Key heritage buildings are to be retained and conserved

• Site-specific Conservation Management Plans (CMPs) and fabric analysis of each heritage

site are being undertaken to guide conservation and adaptive works

• Significant view lines to be maintained and interpreted

• Southern driveway to Maryland Homestead to be interpreted

• A dam within the Maryland Homestead heritage site to be retained as a water feature to

connect the association of the dam with Maryland

• The early configuration of spaces should be respected and maintained

• Impacts on Aboriginal heritage within the Precinct will be avoided where possible, and

archaeological remains including a scarred tree being protected.

Maryland is listed as a local heritage item under Camden LEP 2010 and the three sites, including

Maryland will be listed as local heritage items under the Growth Centres SEPP 2006. Maryland

Homestead and Birling 1812 have been identified as being of state significance, with Maryland

Homestead being considered for listing on the State Heritage Register.

The listing of a site on the State Heritage Register will ensure that any proposed works on the site or

its buildings will require the approval of the NSW Heritage Council. Standard exemptions would apply.

2.2.1 Maryland Homestead

The Maryland Homestead, which has a prominent position within the Precinct, is particularly significant

as the nineteenth century estate layout and design have been retained.

Maryland is an intact and legible complex of an 1850s homestead, workers’ housing, farm buildings,

winery and rural landscape. The potential archaeological remains are likely to include materials

associated with long-term domestic occupation by two families, its association with German workers

and families, the nature and use of the winery and farm buildings, and the landscaping of the garden

and vineyard. The significance relates to the integrity of the site as a whole. The potential

archaeological remains on the site are assessed as being of State heritage significance and the site is

on the Register of the National Trust of Australia (NSW).

The rural estate was established by Thomas Barker, a prominent 19th century engineer, businessman

and philanthropist. Maryland, which is one of the few remaining homesteads in the Camden LGA, is

especially significant due to the completeness as a group of buildings, its excellent state of

preservation, the integration of the buildings and garden, and the magnificent setting. Unlike many

homesteads which have lost ancillary buildings that support the functionality of the estate, Maryland is

an excellent example of a village which is still intact and legible today.


Maryland Homestead is situated on a distinctive knoll with its recognisable landscape and

topographical feature within the Precinct. There are a number of significant views and vistas as well as

landscaped spaces that have been identified in the heritage studies.

The southern driveway (c1860s) provided a gentle winding route through the picturesque landscape of

the site. This driveway still provides access to the property and is flag marked by gateposts which

stand at the entrance of the property on The Northern Road. The southern driveway and associated

gates will be retained as per the draft Precinct Plan.

The historical evolution of the place can still be read in the landscape today; for example, the

Homestead was built close to Lowes Creek being the main water supply for the site. The Tropman and

Tropman Conservation Management Plan (2017) for the wider Maryland area identified three distinct

areas: the homestead knoll, the broad north and east pastoral paddocks, and the western pastoral

paddocks. These broad areas reflect the historical and existing landscape character (Figure 5).

Figure 5 Site plan of Maryland showing the three broad areas of the site

The group of estate buildings include the homestead, two gatehouses, winery buildings, a Home

Farmhouse and associated stables and coach house, store building, several dairy buildings, a hay

barn and many minor structures, as shown in Figure 6. Recent investigations into the estate consider

that the winery and store may be the oldest buildings associated with wine production in Australia.


Note: Sites numbers correlate to Lowes Creek Maryland Cultural Landscape and Visual Analysis (pg. 47, G. Britton, Landscape

and Visual Context Review, September 2018). Further details contained in the report.

Figure 6 Significant sites within the Maryland Homestead

The Maryland Homestead is proposed to be zoned RE2 Private Recreation and land uses will permit

public access to activate the site and enable a level of activity that allows for community appreciation

of the site.

The proposed uses include retail activities on the northern sloping land below Maryland Homestead,

the location of which seeks to activate and adaptively reuse the Dairy Cluster buildings for boutique

retail and link to Maryland Homestead. Fine grained buildings introduced to the cluster edges are also

proposed. The form and character of the main local centre complex would ‘break the mould’ away

from ‘big box’ so as not to dominate the landscape within the immediate vicinity of Maryland and its

landscape. Buildings in this area would be broken up in scale and open in plan to be integrated with

the open spaces of the Dairy Cluster. The proposed heritage curtilage of the Maryland Estate is

mapped on the draft Heritage SEPP map.

The old Coach road connecting the south east corner of the Maryland Estate to The Northern Road is

proposed to be zoned a combination of RE1 within the passive open space, SP2 across land required

for drainage purposes, and E2 Environmental Conservation adjacent to land to be zoned for

residential purposes as well as across the riparian corridor. The proposed heritage curtilage includes

this road and is mapped on the draft Heritage SEPP map.

Minimum lot sizes are proposed to the three heritage sites that will prevent subdivision of each land

parcel. These are detailed on the draft Minimum Lot Size SEPP Map. A maximum building height of

5m is proposed for this heritage site as mapped on the draft Height of Buildings SEPP Map.


2.2.2 Birling

Birling is comprised of two sites known as Birling 1812 and Birling 1937. The archaeological

assessment undertaken by Casey and Lowe (2018) recognises the potential archaeological remains

at Birling over a period ranging from 1812 to the mid-1930s. Occupied by the local Colonial magistrate

and farmer, Robert Lowe, the remains at the site are closely associated with the administration of the

convict system and the British colonial expansion into the area. The remains at the 1812 site are

recommended to be of State-level heritage significance against the NSW Heritage Assessment

Criteria.

A limited area of Birling has a moderate to high potential for historical archaeological remains from

c1812 onwards. These include the first farm house for Robert Lowe, the main Birling homestead,

probable kitchen, probable barn, separate cottage, unidentified round building, stables, possible

artefact deposits, rubbish pits and paved areas.

The potential archaeological remains at Birling are expected to be reasonably intact and legible. The

potential remains of the site are particularly rare, unusual and closely associated with major themes in

the history of NSW, in particular, the administration of the convict system.

The Birling first farmhouse (c1812), main Birling homestead and outbuildings have been demolished.

The exact location of these is unknown and the entire spur on which they were located is assessed as

having moderate to high potential to contain archaeological remains. The area of moderate to high

potential may be further refined once the location of the potential archaeological remains is more

accurately known. Birling 1812 is considered to be of exceptional heritage significance while Birling

1937 warrants local significance.

Birling 1937 is mapped on the draft Heritage SEPP Map and the proposed heritage curtilage is as

shown on the draft ILP. The site will remain in private ownership with archaeological remains

protected through site specific DCP controls that will require further investigation prior to any future

approval to permit land uses. A maximum building height of 9m is proposed for this heritage site as

mapped on the draft Height of Buildings SEPP Map.

Birling 1812 is also mapped on the draft Heritage SEPP Map and the proposed heritage curtilage is as

shown on the draft ILP. The site is proposed to be zoned RE1 Public Recreation and identified for

public acquisition by Camden Council, thereby ensuring the site is protected but available for public

use. Future interpretation of the historical use of the site and protection of archaeological remnants will

be achievable through the proposed ownership regime and ongoing management.

Further details relating to future management and heritage interpretation are provided within the draft

DCP.

2.2.3 Important Views

Views and vistas to heritage sites and key landscapes have been a key consideration in the

development of the draft ILP. These are reflected in clear view lines enabled by open space corridors


and road alignments, as well as maximum building height controls within the Growth Centres SEPP.

These are shown on Figure 7 and have been incorporated into the draft ILP as follows:

• View 1, as identified by Hector Abrahams Architect (HAA Item 270): This view line

encompasses the outlook from Maryland Homestead to the ridge on Birling 1937 in the north,

over South Creek valley to the east, and to Crear Hill to the south. Rated as exceptional in the

HAA study (p99) due to its exceptional potential to yield information about the administration

of Magistrate Lowe (p88), the proposed rehabilitation and restoration of the eastern tributary

off Lowes Creek is seen as a “desirable objective to assist in ameliorating the traditional view

prospects from the Maryland knoll by screening proposed zones of a more industrial nature

along The Northern Road” (G. Britton, p33, August 2018). Development is limited to the

eastern boundary of this view line within the local centre, with specific setback treatments to

be adopted, as outlined in the draft DCP to protect high canopied remnant woodland.

• Views 1 and 2 (HAA Item 271): This traditional view line takes in a concentrated focal point

within the abovementioned View 1 between the lower gate lodge on The Northern Road to the

Home Farm. The view from the intersection of Lowes Creek with the Northern Road to the

dairy cluster and Maryland Homestead will be maintained by the placement of sporting fields

and passive open space on the southern side of the proposed school site. The adjustment of

the Precinct entry road further south is necessary to ensure the playing fields and school site

further north are accommodated, with the result being that views into the Precinct would

change to address the Maryland knoll rather than the Home Farm. Rehabilitation of riparian

vegetation along the eastern tributary will be advantageous as noted above in View 1,

although may curtail some of the traditional view lines from the lower gate lodge to the Home

Farm. Controls within the draft DCP Schedule apply to development along the northern edge

of this view line in the form of the school and high residential density area.

• View 3 (HAA Item 273): Intermittent views of Maryland Core from The Northern Road will be

retained in part from the proposed open space and setback controls of buildings such as the

school and local centre.

• View 4 (HAA Item 275): The principal view from Birling 1937 to Maryland Homestead will be

maintained by the placement of a linear park approximately 60m wide immediately south of

Birling 1937, a drainage basin and Lowes Creek, and a linear park ranging from approximately

40m to 120m at its widest point. This corridor will provide a visual and physical connection

between the two key sites. The principal view from Birling 1812 to Maryland Homestead will

be protected with the setting of the heritage site within parkland, a specific road treatment

between both sites as documented within the draft DCP, and the location of drainage land and

open space largely between the two sites.

• View 9 (HAA Item 274): The view from the escarpment in the north-western corner of the

Precinct to Maryland will be maintained by key road alignments from the foot of the Maryland

Estate to the riparian corridor, and the tributaries that continue to the north west.


Figure 7 Historic Visual Relationships (Source: Hector Abrahams Architect, November 2017)

Precinct planning has placed significant weight on the preservation of key views between the heritage

sites and across the landscape. The retention of views through the placement of open space areas

and landscaped road corridors has ensured that the predominant historic and visual connections

across these sites and buildings will be maintained. Development controls to manage maximum

building heights of different land uses, including low and medium density residential dwellings, the

proposed school site and the local centre, will also be included.

The key views and vistas between the heritage sites is documented in the draft DCP Schedule, as

mapped below in Figure 8.


Figure 8 Views and vistas to and from heritage sites

2.2.4 Heritage curtilages and future uses

Retaining an appropriate curtilage around the significant heritage elements of each site is essential in

capturing and interpreting their significance. The Precinct proposes three separate curtilages, which

were prepared in consultation with OEH and Council, and based on independent specialist input. The

proposed Maryland heritage curtilage has made provision within its boundaries for setbacks to


significant buildings and structures which will conserve the landscape of the heritage site whilst

maintaining view lines between key elements with various degrees of open space between them.

The importance of providing public access to the three heritage sites has been a central factor in the

development of the draft ILP and the consideration of appropriate land uses. To respect the

recommended curtilages and landscape features, the following principles have been incorporated into

the draft ILP:

• Existing high value vegetation and riparian corridors, including the Lowes Creek corridor

identified in the heritage study as an important landscaped space, will be retained as

prominent features that contribute to the local landscape and character.

• Elevated lands will be treated as follows:

o Very low residential density housing is proposed along steep land along the north-

western fringe of the Precinct with large lot controls. This will provide opportunity to

retain much of the existing landform in this location whilst allowing for limited

residential development

o The ridgeline at the western and southern end of the Precinct will be partly zoned as

open space and partly as large residential lots

o Birling 1937 will be retained in private ownership adjacent to a public park

o Land at the northern end of the Precinct will be utilised for low-density residential

development and a sub-arterial road

o Maryland Homestead and knoll will be retained and conserved as a distinctive

landscape and topographical feature

• Physical and visual connections between the key sites will be maintained:

o A visual and physical axis from Birling Homestead 1937 to Maryland Homestead is to

be retained with an open space link that will allow for public access

o The east-west entry road aligns with a view axis to Maryland knoll

o The parkland setting for the Lower Gate Lodge to the north of the east-west entry

road conserves views to the Dairy Cluster

o Uninterrupted views between the Dairy Cluster and Maryland Homestead

o The view line between Birling 1812 and Maryland Homestead is to be retained with an

open space treatment between the playing field to the north of Lowes Creek and

adjacent to the drainage land, south across Lowes Creek, and with parkland

immediately west of the local centre

• The draft Precinct Plan proposes specific land uses to each of the heritage sites in order to

support their adaptive reuse and create areas of activation within the Precinct, as follows:


o Maryland Homestead – considered to be a focal point of the future residential

community. Land uses envisaged for the Maryland Homestead include commercial

uses such as a wedding reception venue, bed and breakfast or farm stay, a

community centre or clubhouse, and a winery with specialist retail, within a rural

estate setting

o Birling 1937 – proposed land uses will include a café or restaurant, and community

centre or clubhouse, to create a small community hub. However, retail uses will be

prohibited in order to support the viability of the local centre adjacent to the Maryland

Homestead as well as suitable retail uses within the Maryland site

o Gatehouse – located at the entrance to the Precinct directly from The Northern Road,

a café/restaurant function will be supported. However, all other retail uses will be

prohibited. A maximum building height of 9m is proposed which is consistent with the

height of the existing building on the site.

Details of the proposed zoning and permitted land uses for all sites are included in

Appendix A to this Discussion Paper.

• A collector road borders the eastern heritage curtilage of Maryland Homestead with a specific

treatment as detailed in the draft DCP. However, this road has been sensitively designed

through a wider landscaped verge on the western side

• Sub-arterial and collector roads to have an open character, with long views often following the

natural topography

• Tree planting to be of a species that is endemic to the Cumberland Plain, the character should

be kept open rather than bushland

• The school site is located within an important view corridor. To maintain historic visual

relationships, the open spatial character of the area will be retained through DCP controls that

maintain an open horizontal character with at-grade parking and playing fields, and placement

and separation of the buildings. A 12m height limit is proposed for this site and the draft DCP

contains requirements to maintain the view line across this site. The site layout and design of

the future school will be subject to a merit-based assessment as part of a future DA.

2.2.5 Lowes Creek tree line

The Lowes Creek tree line will remain a significant feature in the Precinct with the retention of

vegetation, as mapped on the draft Native Vegetation Protection SEPP Map.

2.2.6 Archaeology

The archaeology assessment (Historical Archaeological Assessment: Maryland and Birling, Casey

and Lowe, 2018) makes specific recommendations to further investigate archaeological remains on all

heritage sites detailed in the draft DCP Schedule and to confirm the nature and extent of potential

archaeological remains identified as being of moderate to high potential.


2.2.7 European Heritage Recommendations

The existing character of the Precinct has largely influenced the way in which future development is to

occur within the area. Recommendations to conserve the historical character of Maryland and Birling

are documented in Table 2 below. Additional recommendations made within the underlying technical

studies that relate to the treatment of buildings, sites and landscape items within the heritage estates

remain relevant and are to be addressed through ongoing studies and site-specific Conservation

Management Plans.

Table 2 Summary of European Heritage Recommendations

Recommendation Precinct Plan response

General

Retain and conserve existing riparian corridors,

restore depleted principal creek lines and allow for

the regeneration of appropriate locally indigenous

riparian vegetation

Achieved through the zoning of riparian corridors as

E2 Environmental Conservation, to be owned by

Camden Council

Retain the visual prominence (especially locally)

of the Maryland knoll and southern ridgeline by

controlling the height of proposed urban

development

Achieved through specific placement of roads,

parkland and built form controls to ensure sensitive

view lines are maintained

Place higher order roads away from homestead

areas in order to avoid, as much as possible, an

abrupt contrast in landscape character, noise and

intensity

Achieved with the western north-south sub-arterial

moved further west within the Precinct. A specific

road cross section for the north-south collector road

along the eastern boundary of the Maryland

Homestead is included in the draft DCP Schedule

and seeks to have a wider landscaped verge to

sensitively treat the interface of the heritage site. In

addition, the proposed heritage curtilage has

incorporated buffers within that boundary to create

additional landscaping and maintain the rural

character of the site to the highest degree possible

Ensure critical view lines between Maryland knoll

and the Birling 1812 footings are retained

unimpeded






Any noise mounding used for primary roads

should not be located in proximity to the

homestead site, conservation areas or within

critical view lines of these areas

Noise mounding is the least preferred mitigation

measure and should be strongly discouraged in

order to avoid impacts on view lines to and from the

heritage sites

Require a comprehensive cultural history-based

Interpretation Plan be included with the

development approval documentation

Addressed within the draft DCP

Maryland Homestead

Include the 19th century southern estate drive and

associated remnant plantations in all ILP planning

considerations

This carriageway will be preserved via a

combination of treatments including a local road

and public open space. A specific road cross

section within the draft DCP Schedule requires

specific treatments including setbacks to adjacent

buildings, landscaping using appropriate native

species, and a generous shared path providing for

pedestrian and cyclist movements along the

existing heritage driveway. The carriage drive

plantations, recognized for their aesthetic role in

structuring the arrival experience through the estate

to the homestead” will be protected within the road

reservation and adjacent public open space.

Retain key buildings and sites within the

Homestead

Achieved with the proposed curtilage

encompassing all buildings and sites

Retain key views to the homestead knoll from

some points along The Northern Road, especially

if possible, from just south of the existing Birling

turn off




Retain and incorporate into the ILP the former

drive at the bottom of the knoll linking the winery

and home farm and remnants of the northern

entry drive

Achieved via the road network and specific cross

section treatment set out in the draft DCP



Retain the early estate road linking the

homestead with the home farm within a

conservation zone, therefore preserving its rural

character and alignment

This road is wholly retained within the proposed

heritage curtilage of the Maryland Homestead.

All cultural landscape elements are to be fully

integrated within a Conservation Management

Plan (CMP) that includes its architectural and

archaeological considerations, with specific

policies developed to guide their future

management

Addressed through the preparation and

implementation of site-specific CMPs and the draft

DCP Schedule

The Maryland homestead heritage curtilage

should include the existing southern entry drive as

it was an important component of the 19th century

estate planning

This area is partly retained within the proposed

heritage curtilage. A specific road cross section

within the draft DCP Schedule details the required

treatment of this road to apply a generous

landscaped setback between the road and the

heritage site

Birling 1812 and Birling 1937

The Birling 1812 homestead complex site should

be subject of an archaeological management plan

Further investigations of the site’s archaeological

management will be addressed within the CMP

The early Birling carriage drive remnant must be

included in the ILP planning considerations

This has been treated as a pedestrian connection in

the ILP and is addressed further in the DCP

Where possible, consider retaining open space

near the Lowes Creek riparian corridor where 19th

century cultivation patterns are still evident

This vegetation is to be protected within the zoning

of riparian corridors as E2 Environmental

Conservation and will be owned by Camden

Council

The Birling 1937 site should be the subject of a

Conservation Management Plan that fully

integrates architectural and landscape

considerations

Addressed through the preparation and

implementation of site-specific CMPs and draft DCP

Schedule



Retain the woodland trees near the 1937

homestead group for context and scale

This area is included within the proposed RE1

Public Recreation zoning to establish a local park

The Birling estate core, comprising the 1812

homestead site area and that part of its early

carriage drive that remains intact should be

nominated for listing on the State Heritage

Register as well as included on the Camden LEP

2010 Schedule 5 as an item of State

environmental significance

The recommended State Heritage Register listing,

which is supported by the Department, is being

separately investigated by the Proponent. The

Department also supports the recommended listing

on Schedule 5 of the Camden LEP 2010 which is to

be managed by Council.

The Birling 1937 homestead site and its

associated stables should be included in the

Camden LEP 2010 Schedule 5 as an item of

Local environmental significance

The Department supports the recommended listing

of the site on Schedule 5 of the Camden LEP 2010

which is to be managed by Council.

2.3 Indigenous Heritage

A detailed technical investigation assessing Aboriginal heritage in the Precinct has identified 22

identified Aboriginal archaeological sites, most of which are considered to be of low to medium cultural

significance given the disturbed environment. The analysis identified the potential to conserve a

number of sites having Aboriginal archaeological significance, which includes one scar tree recorded

in the north west of the Precinct, considered to be of moderate scientific significance and proposed to

be protected within a public park.

19 Registered Aboriginal Parties (RAPs) with an interest in the project were consulted as part of the

Aboriginal community consultation.

Appropriate measures to mitigate impacts to any Aboriginal heritage sites are proposed through

zoning and DCP controls:

• Further investigations are required to confirm the nature, extent and significance of the

Aboriginal heritage sites identified within the Precinct

• Any impacts to archaeological sites are to be the subject of an Archaeological Excavation

application to OEH under section 140 of the National Parks and Wildlife Act 1974.

• The proposed zoning of land with Aboriginal archaeological potential allows for flexibility to

conserve areas of medium and high Aboriginal archaeological potential. These uses include

passive open space, environmental conservation and riparian corridors.


2.4 Biodiversity and Riparian Corridors

2.4.1 Riparian Corridors

The heritage studies identified that the riparian corridors and native vegetation provide aesthetic

values to the setting of the place. The creek corridor is densely vegetated and there are some weeds

present. Some of the tributaries have been heavily modified due to farming practices including the

construction of farm dams, removal of riparian vegetation, increases in sediment and nutrient transport

through the system due to high pollutant loads, and various other factors.

Lowes Creek provides instream habitat for local flora and fauna which contribute to local ecosystem

health. The condition of the creek and its tributaries has been assessed and categorised.

Conservation and restoration of Lowes Creek is a key consideration for future planning of the Precinct.

Within the Precinct, a number of significant environmental features include:

• Critically endangered Cumberland Plain Woodland

• A large number of hollow bearing trees supporting the native fauna

• A central riparian corridor of Lowes Creek and unnamed tributaries

• Endangered ecological community of River-flat Eucalypt Forest

• Farm dams

The Draft Growth Centres Conservation Plan, prepared in 2007, shows that there is 32.06ha of

mapped ENV in the precinct. Whilst there is no requirement under the Growth Centres Biodiversity

Certification Order to retain ENV, the protection of ENV within riparian corridors has been investigated

as part of Precinct Planning. Detailed investigations have confirmed the existence of 21.58ha of

Existing Native Vegetation (ENV) and 5.96ha of Additional High Conservation Value Vegetation

(AHCVV).

The draft ILP focuses on retaining the larger watercourses which are of high priority and the

corresponding riparian corridors. The total area of riparian corridor to be protected within the precinct

is 84.28ha. Certain lower order watercourses in the Precinct will not be retained and those of higher

order will be enhanced to offset these losses.

The Department of Industry agreed in principle to the removal of some watercourses as long as those

losses were offset by the protection of wider riparian corridors on the higher order watercourses. The

zonings included in the draft Precinct Plan will help improve the condition of the major riparian areas.

The riparian corridor is currently in private ownership but is proposed to be acquired by/dedicated to

Camden Council. Protection of the riparian zones will be managed through the zoning (E2

Environmental Conservation) which will limit permissible development and set out objectives for the

future conservation of the land. This zone limits the range of permissible development and reflects the

need to conserve the existing vegetation. All areas containing ENV, that are able to be rehabilitated,


are mapped on the Native Vegetation Map except for areas requiring minor vegetation clearing to

accommodate infrastructure such as roads across creeks.

The draft DCP contains objectives for waterways and riparian areas, and includes a map which clearly

identifies the riparian corridor widths that are to be provided along the waterways. Riparian corridors

are also mapped on the draft Riparian Corridors SEPP Map.

The uses adjoining creeks have been carefully planned. High risk uses such as the school are located

away from the creek, where flood risk is greater. Open spaces adjoin creeks where possible to

provide an appropriate transition between the creeks and urban development, and to minimise risk of

flood hazard. The number of creek crossings has been minimised and they are strategically located

where they can be easily accommodated minimising impacts on existing vegetation, yet facilitate

vehicular, pedestrian and cyclist movements.

2.4.2 Existing Native Vegetation

Existing native vegetation to be protected is mapped on the draft Native Vegetation Protection Map

and protected via Clause 6.3 of Appendix 9 - Camden Growth Centres Precinct Plan of the SEPP.

The protection of the riparian corridor includes ENV identified within the Precinct, along with AHCVV as listed in Table 3.

Table 3 ENV to be protected within Precinct

Field Validated Vegetation Area (ha)

Field Validated Existing Native Vegetation 21.58

Additional High Conservation Value Vegetation 5.96

Total 27.54

2.4.3 Conservation Priorities

The draft DCP requires the preparation and implementation of a Vegetation Management Plan in

accordance with NSW Department of Industry’s Water Guidelines for Riparian Corridors on Waterfront

Land, which would incorporate details for the rehabilitation of riparian areas adjacent to the land to be

developed. All future development applications for controlled activities in, on or under waterfront land

will be assessed by the Department of Industry to minimise potential harm to waterfront land. This

includes all land within 40m of the highest bank of a river, lake or estuary.

Other measures incorporated into the draft Precinct Plan include:


• Rehabilitation of cleared areas within riparian buffers to provide habitat for and act as

screening from The Northern Road to the Maryland Estate

• All vegetation within the riparian corridor that will not be affected by drainage infrastructure will

be protected by way of land zoning and placed in public ownership

• Retention of hollow bearing trees where possible within open space areas and in large

residential lots (environmental living) to offer potential nesting spaces for local fauna

• Retention of some Shale Hills Woodland vegetation along the north-western edge of the

Precinct within the riparian corridor to provide ‘green’ linkages both to Lowes Creek and to the

north western Precinct boundary and beyond.


Figure 9 Conservation Priorities within the Precinct (Source: EcoLogical Australia, 2018)

Discussions with the Department of Industry have resulted in agreement to remove a number of

lowest order watercourses from classification and therefore protection due to their degraded condition.


In addition, it has been agreed with the Department of Industry to allow for riparian offsets in certain

cases in order to:

• allow for the protection of remnant vegetation adjacent to riparian corridors as defined under

the Water Guidelines for Riparian Corridors on Waterfront Land, considered to warrant

protection

• where rehabilitation of cleared areas adjoining riparian corridors and protected vegetation can

occur to create a ‘smooth’ edge to the riparian zone, as shown in Figure 10.

Figure 10 Riparian Offsets


2.5 Flooding and Water Cycle Management

2.5.1 Flooding

A Flooding and Water Cycle Management Study undertaken for the Precinct has mapped the typical

1:100 chance per year flood extent and the Probable Maximum Flood, which are shown below in

Figure 11.

Figure 11 Post-development flood extents


Pre-development and post-development flood modelling was undertaken to inform the preparation of a

water cycle management strategy that ensured there would be no significant increases in flood levels

downstream of the site following urban development within the Precinct. The flood modelling includes

both the upstream catchment and extends downstream of the Precinct by approximately 550m to

assess the potential impacts of development on flood behaviour downstream. Areas identified as

below the 1 in 100-year flood level are proposed for land uses related to water cycle management,

open space and environmental protection.

Land located above the 1:100 chance per year flood extent is considered suitable for residential

development, although land between the PMF and 1:100 chance per year flood extent has been

restricted to mainly low residential density and limited mixed-use and medium density. Some areas

located both below and above the 1:100 chance per year flood extent have been identified for open

space uses with an objective to equitably distribute playing fields and parks and ensure all future

residents will have good access to open space.

The sporting fields will be located above the 1:100 chance per year flood extent to maximise utility of

the fields and limit flood damage to the surfaces in the future, with the exception of the southern end of

the double playing field along the western sub-arterial road. This has been determined in consultation

and agreement with Camden Council.

2.5.2 Water Cycle Management

The proposed development will result in increased storm water runoff as a result of increased

impervious surfaces. The proposed water detention strategy relies on the inclusion of a number of

online and offline basins as shown below in Figure 12.

Two large online basin systems are proposed for the north-south creek tributaries (western and

central) draining to Lowes Creek. These basins are located on the sites of existing farm dams and will

allow flows to be detained in order to match the existing discharges from the west and central dams in

the post-development scenario. These basins will also reduce the increased storm water run-off from

the broader catchments that drain to these tributaries. Both the proposed online basins have been

designed to fit within the existing farm dam footprints.

The Controlled Activities Guideline for riparian corridors only permits online basins on first and second

order streams. The Department of Industry has advised that a variation to these guidelines to allow

online detention basins where the two existing farm dams are located (on third order streams) in the

Precinct may be considered if the basin design meets the Guideline criteria for online basins on first

and second order streams. Further input from the Department of Industry will be considered as a

result of public exhibition and consultation.

In addition to these online basins, six proposed offline basins will discharge directly to Lowes Creek

and two other northern tributaries. The total network of basins will provide sufficient storage to achieve

the desired flood management outcomes. Batters located between basins and the road network have

been measured to endure a 1:6 batter can be achieved, improving public access, with the construction

of perimeter roads and footpaths, with appropriate landscaping. Agreement has been reached with


Camden Council for a slope batter of 1:4 for basins directly fronting the riparian corridor, and 1:6 for

basins fronting local roads.

Source: Water Cycle Management Study and Flood Assessment, Cardno, July 2018

Figure 12 Proposed online and offline detention basin layout

2.5.3 Cut and Fill

Significant changes to ground levels within the Precinct through cut and fill will not be supported. In

cases where minor cut and fill are required to enable the construction of residential and other land

uses, the appropriate extent of cut and fill will be at the discretion of and approval by the consent

authority.

2.5.4 Water Quality Treatment

Land required to support a combination of gross pollutant traps and bioretention areas has been

accommodated within land identified for drainage purposes on the draft ILP and will include

bioretention areas co-located within all offline detention basins, within some of the proposed sporting

fields, and within open space areas adjacent to riparian corridors. The north eastern catchment

encompassing the proposed bulky goods commercial area will require a separate bioretention


treatment due to its catchment boundary. These treatment measures will achieve the target reduction

of pollutants for the post-development Precinct.

The total land area allocated for detention and water treatment is 34.4ha.

2.5.5 Proposed Land Use Zoning

Land that has been identified as flood prone is not suitable for urban development. This aligns with the

1:100 chance per year flood extent and encompasses a combination of creek land, riparian corridors

(including buffers), vegetated land, and in some cases proposed sporting fields. A combination of land

zoning is proposed as follows:

• SP2 Special Purpose (Drainage) for land that serves a formal drainage infrastructure role,

including detention basins and water treatment measures such as biofilters and bioretention

• E2 Environmental Conservation where land is considered to be of high environmental quality

which includes creek beds, banks and riparian corridor buffers, and may contain existing

native vegetation to be protected; such areas are considered important to allow for post-

development water flow conveyance, and public recreation and amenity

• RE1 Public Recreation where dual use open space and water cycle management functions

can co-function; specific reference is made to the southern end of the western double playing

field complex which is located below the 1:100 chance per year flood extent.

All land identified for the abovementioned purposes is proposed to be dedicated to/acquired by

Camden Council and remain in public ownership.

2.6 Open Space and the Green Grid

The open space in the Precinct has been planned to promote a healthy liveable community. Planning

for the distribution of open space has capitalised on the unique features of the area including its

heritage features of the Precinct including high points which provide views to Maryland Homestead,

natural and visual character, topography, vegetation and riparian corridors. Public open space should

be multi-functional and adaptable to allow for a range of uses. Parks are to have frontages to roads to

promote natural surveillance, with connections to major activity nodes created via a network of off-

road pedestrian and cycle and bushland paths.

The recommended open space, sport and recreation facilities generated by the projected Precinct

population are as follows:

• 63.52ha of public open space at a rate of 2.83ha/1,000 people (with a 50:50 split between

active and passive uses)

• Parks to be a minimum of 2,000m2 with most residences within a 400-500m (5 minute)

walking distance


• Six double multi-use sporting fields and 22 multi-use outdoor courts

• Access to indoor recreation and aquatic facilities (district requirement).

A total of 59ha of public open space (55% for active uses and 45% for passive uses) for acquisition by

Council have been carefully planned and located as described below:

• A total of 6 double playing fields are proposed within the Precinct, planned in accordance with

the Camden Sportsground Strategy (February 2014)

• A total of 19 local parks are proposed ranging in size from 2,800sqm to 5.29ha, which will

provide flexibility for future uses to cater for a range of activities, purposes and demographics,

and in some instances as an interface with heritage sites and associated view lines in certain

locations. In addition, areas of low-lying land considered unsuitable for housing and required

for drainage purposes allow for dual-use open space functions

• A network of pedestrian and cycle paths connecting to key destinations and along riparian

corridors.

Open space is generally located within 400-500m walking catchment to the majority of residences. A

range of park sizes is needed to facilitate a diversity in park facilities and uses. The provision of some

larger parks will provide flexibility and opportunity for better recreational facilities for the area. Indoor

recreation and aquatic facilities will be located within the broader region as precinct planning is

progressed.

The site is undulating with elevated sites that offer views across the district. A mix of open space

locations is provided to ensure some parks are located on flatter land allowing for flexibility in use and

some parks benefit from the natural site features (views and existing vegetation). In addition, areas of

biodiversity within the riparian corridor will serve as open space corridors through their retention and

protection with an Environmental Conservation zoning. A network of pedestrian and cycle linkages

meandering through and across the creek corridors and informal open space areas will also be

provided.

Sub-regional sport and recreation facilities, including an aquatic and indoor sports facility, will be

considered during precinct planning of the surrounding region, with the development of Lowes Creek

Maryland to contribute to these.

All active open space encompassing playing fields and hard courts are proposed to be zoned RE1

Public Recreation. Some of the passive parks located on the Proponent’s land are proposed to be

zoned residential with the land to be transferred to Council ownership under a separate arrangement.

Passive open space located on the non-Proponent’s landholding will be zoned RE1 Public Recreation

and identified for public acquisition.

Dual use of drainage land for passive open space is located in two locations and will be zoned SP2

Drainage as mapped below in Figure 13.


Figure 13 Dual use locations for open space and drainage

2.7 Social Infrastructure

2.7.1 Community facilities

New social infrastructure will help integrate new and existing populations and promote social

cohesion. The draft ILP includes the following community facilities and services:

• A combined public primary school (2ha) and high school (4ha) on a single site


• A community facility on a 0.94ha site is located directly adjacent to the eastern double playing

field. Car parking will be co-located with that for the adjacent double playing field.

A requirement for a branch library is based on a minimum of 40,000 people. As a result, a new library

is not required within the Precinct, although will likely be warranted as part of planning of the

surrounding region. Contributions towards the provision of these facilities for the district will be

required in a Section 7.11 Contributions Plan being prepared by Council.

The zoning of land will enable the permissibility of a range of community facilities such as:

• childcare centres

• General Practitioner practices and allied health services

• entertainment and leisure facilities

• places of worship.

2.7.2 K-12 School

To ensure there are adequate education facilities for the area and a suitable geographical distribution

of these facilities, an assessment has been undertaken of education facilities, in consultation with

Department of Education, to support the incoming residential population.

Within the Lowes Creek Maryland Precinct there is proposed to be one combined primary and one

high school located to the east of the proposed local centre. The location of the proposed school site

has been determined in consultation with Department of Education.

The proposed school site is located within the core of the Precinct, being in close proximity to the local

centre, medium residential density housing, and a complex of three double playing fields. The

advantages of the proposed school site are:

• The site is well-located close to the local centre, which along with the school, will be key

destinations within the Precinct and create a vibrant mix of activities. A controlled pedestrian

crossing between the local centre and the school site will be provided

• The proximity of the site to the local centre provides opportunities for the future provision of

privately owned/funded special education services within the local centre

• The site will have perimeter collector roads on all sides that will be bus-capable and provide

design flexibility for pick-up/drop-offs. Collector roads will require walking and cycle paths to

promote an active school community

• Being located adjacent to Council sporting fields will provide opportunity for shared use.

There will be two double sporting fields directly adjoining the school to the north separated by

a collector road, and a double sporting field to the south also separated by a collector road


• A view corridor from the Maryland Estate extends across the proposed school site to the north

east of the precinct. With the school site sized at 6.9ha, ample opportunity exists for a suitable

building design and layout that retains and enhances the view line

• The site is rectangular in shape and has suitable topography to minimise cut and fill

• The site will benefit from a northerly aspect and good solar access

• The land for the school is not constrained by bushfire or flooding constraints. Height controls

for the site will be included in the SEPP to maintain the important view corridor, which will

allow for buildings up to 12m maximum while the draft DCP will contain requirements to

maintain the heritage view line.

• The proposed school site is to be zoned as per the adjacent urban land use zone which is R3

Medium Density Residential.

• The proposed multi-purpose community centre is to be zoned SP2 Infrastructure and

nominated for public acquisition by Camden Council.

2.8 Retail and Employment

Established retail and employment areas near the Precinct include:

• Oran Park Town Centre (approximately 5km to the south of the Precinct). Oran Park Town

Centre has been developing since its rezoning in 2007

• Narellan Strategic Centre (approximately 14km to the south of the Precinct). Narellan

Strategic Centre is currently the largest shopping centre in the south-west Sydney

metropolitan area

• Bringelly Village (approximately 3km to the north of the Precinct).

Future retail and employment areas near the Precinct include the designation of the Western Sydney

Aerotropolis as part of the Western Parkland City to deliver new jobs, homes and services to the

region. With the Western Sydney Airport scheduled to open in 2026, the surrounding Western Sydney

Aerotropolis will make a significant contribution to 200,000 jobs in Western Sydney and up to 60,000

new homes.

The existing and future retail and employment areas near the Precinct have been considered in

planning for the future needs of the community. A Retail and Economic Analysis that was prepared to

guide the amount of retail GFA provision required to support the new community, recommends the

following for the Precinct:

• 18,000sqm GFA for supermarket activity

• 7,500sqm GFA for discount department stores

• 17,000sqm of speciality retail


• 28,000sqm of homemaker/large format retail

• 9,500sqm of non-retail floorspace that can encompass highway services.

The Analysis indicates that there is an opportunity to deliver large format retail and highway services

along The Northern Road. Some of this can be delivered within the Precinct (within the proposed

Bulky Goods and Highway Services zones), with the balance to be distributed across the broader

area. Recommendations for potential retail and employment uses within this broader area will be

determined as part of further technical investigations to inform the review of the South West Growth

Centres Structure Plan and through ongoing precinct planning for these areas.

The draft ILP will deliver retail floorspace to service the local shopping needs of the new community.

The draft ILP includes a total of 28,000m2 GFA of retail floorspace comprising of the following:

• 20,000m2 GFA for retail purposes within the local centre

• 4,000m2 GFA of highway services fronting The Northern Road

• 2 x 2,000m2 GFA (total 4,000m2GFA) within two mixed use areas straddling the entrance

collector road directly off The Northern Road

• 5,000m2 GFA for bulky goods uses.

Further detail on these areas is set out below. It is estimated that the retail and commercial areas,

including on the heritages sites within in the Precinct, will generate up to 1,000 jobs. Access to a

further 200,000 jobs will be achieved from proximity to the Aerotropolis and the metropolitan cluster

centres of Penrith, Liverpool, and Campbelltown-Macarthur.

2.8.1 Local Centre

The proposed local centre is located close to a key collector road to capture passing traffic.

The local centre retains a central position within the Precinct and will be connected to residential areas

by good road, walking and cycling connections. It is co-located with other facilities including the

proposed primary and high school, sporting fields and parks. This will activate the core area and

provide a meeting place for the community.

The local centre is located adjacent to the Maryland estate heritage curtilage which will enable the

heritage site’s adaptive reuse and activation. The existing Dairy Cluster is a loose fit collection of

small scale buildings facing in different directions but with linked purposes. The location of retail uses

within the heritage curtilage seeks to activate and adaptively reuse the Dairy Cluster buildings for

speciality retail. The Dairy Cluster presents an opportunity for adaptive reuse of buildings which will

support the local centre as a central hub and meeting place. The form and character of the main retail

area will break away from the ‘big box’ mould so that it does not dominate the landscape within the

immediate vicinity of Maryland and its landscape. The retail area would be broken up in scale and

open in plan to integrate with the open spaces of the Dairy Cluster.


The site itself falls 5-6m from the south down towards the north and provides opportunity for a stepped

four-level form with parking below to minimise excavation and visual impacts. The draft ILP envisions

that one to two storey buildings could be introduced to the cluster edges. These buildings would be of

a compatible form but contemporary in character. Controls to enable the implementation of these

design aspects are detailed in the draft DCP Schedule. A maximum building height of 12m is

proposed across the town centre, including along its interface with the Maryland estate, stepping up to

21m at the northern end. Residential apartments are proposed above ground floor retail activity.

Local retail functions are proposed to be delivered within the local centre immediately north of the

Maryland heritage site. This location is central to the proposed residential catchment for the precinct

and will enable the delivery of a discount department stores, supermarkets and specialty retail in the

order to 20,000sqm GFA. The site is proposed to be zoned B2 Local Centre with an FSR of 0.5:1 and

a varied height control that responds to the topography and heritage view lines as set out on the draft

Height of Buildings SEPP Map.

The underlying Economic Analysis has made recommendation for additional supermarket provision

within the precinct. A broader Retail and Employment review will be undertaken for the entire SWGA

and will advise on the retail hierarchy, function and distribution of retail activity types including

supermarkets, homemaker/large format retail, commercial and industrial land uses. Any outcomes of

that study that support additional retail activity within the Lowes Creek Maryland Precinct will be

addressed at a future time.

2.8.2 Mixed Use Entry Area

The main entry road to the Precinct from The Northern Road aligns with a key view corridor to

Maryland Homestead. A mixed-use zone defines the Precinct entry and will incorporate landmark

buildings (up to six storeys) that will create a special urban character with a mix of apartments,

terraces and ground floor mixed uses which will address and activate the entry road.

The mixed-use area immediately north and south of the entry road will accommodate a range of

ground floor retail and commercial land uses with shop top housing to a maximum building height of

21m with a floor space ratio control of 0.5:1. The site is to be zoned B4 Mixed Use.

2.8.3 Highway Services Site

A highway services site is proposed fronting The Northern Road, immediately south of the mixed-use

area. It will cater for the provision of a service station and associated service station/retail activity.

Access to and from this site is detailed in Section 2.9.1 of this Discussion Paper.

The proposed highway services site south of the mixed-use site fronting The Northern Road will

enable the delivery of a service station with associated retail activity. The site is proposed to be zoned

B5 Business Development with a floor space ratio control of 0.2:1 and a height limit of 9m. Service

stations will be permitted within this zone.


2.8.4 Bulky Goods Site

The proposed bulky goods site at the northern end of the Precinct fronting The Northern Road will

enable the delivery of homemaker/large format retail activities in the order of 5,000sqm GFA, which

will contribute to the recommendation set out in the Economic Analysis. The total allocated site area of

2.94ha will enable the delivery of the recommended GFA with a proposed floor space ratio control of

0.5:1. The proposed controls are set out in Section 3.1 of this Discussion Paper.

The proposed bulky goods site will contribute to the recommended total Gross Floor Area (GFA)

quantum of homemaker/large format retail activities with the provision of 5,000sqm of GFA on a site

area of 2.94ha. In addition, service stations will be permitted on this site. The site is proposed to be

zoned B5 Business Development with a floor space ratio control of 0.6:1 and a maximum building

height of 9m is proposed for this site. The balance of recommended bulky goods uses will be

considered as part of the broader review of the South West Growth Centre Structure Plan which

envisaged employment uses along The Northern Road.

2.9 Transport

The Precinct has good access to existing major roads, and future rail and airport. Regional influences

on the development of Lowes Creek Maryland Precinct include the following:

• The Western Sydney Aerotropolis will continue to attract transport and infrastructure

investments to provide better connections to surrounding areas.

• The Northern Road is being upgraded as part of the Australian and NSW governments’

Western Sydney Infrastructure Plan which will deliver $3.6 billion in road infrastructure

improvements over the next 10 years. This includes $1.6 billion for the upgrade of The

Northern Road and $509 billion for the upgrade of Bringelly Road.

o The upgrade of the 35km Northern Road extent has commenced. With Stage 1 now

complete (The Old Northern Road to Peter Brock Drive, Oran Park), Stage 2 (of six

stages) involves an 11km upgrade between Peter Brock Drive at Oran Park to Mersey

Road, Bringelly, directly fronting the Precinct, to two lanes in each direction with a

four-metre wide shoulder and wide central median allowing for widening to six lanes,

when required. Nine intersections are proposed along the entire Stage 2 length. The

upgrade is expected to be completed in 2020.

o The Bringelly Road Upgrade involves a 10km road upgrade between Camden Valley

Way at Leppington and The Northern Road at Bringelly. The upgrade will increase

the road from two lanes to a minimum of four lanes. The upgrade is under

construction with Stage 1 (5.7km between Camden Valley Way and King Street)

scheduled for completion in late 2018 and Stage 2 (4.3km between King Street and

The Northern Road) in 2020.


• The M12 motorway will connect the M7 Motorway near Cecil Hills to the Northern Road at

Luddenham, providing direct access from the motorway network to the Western Sydney

Airport. Work is expected to commence in the early 2020s.

• The proposed South West Rail Link Extension, and North South Rail corridor which is located

east of and parallel to The Northern Road, is under investigation by Transport for NSW. Whilst

train stations are proposed for places such as Narellan and Oran Park, the location of other

stations is yet to be determined.

• Planning is underway for the Outer Sydney Orbital (M9), a 70km motorway and freight rail line

linking the North West and South West Growth Areas and connecting with the planned

Western Sydney Airport and future employment lands. The proposed corridor falls to the west

and outside of the SWGA boundary.

2.9.1 Road and transport network

The local road network has been carefully aligned with the surrounding higher order road network and

designed to maximise permeability and move people around the site as efficiently as possible. Key

considerations include direct paths of travel, minimising the lengths of main roads and creek

crossings, maintaining a subdivision grid pattern and responding to topography.

Three intersections with The Northern Road will provide access into the Precinct, as follows:

• Two new sub-arterial road intersections with The Northern Road at the northern (Lowes Creek

Link Road) and southern (Maryland Link Road) extents of the Precinct

• One new collector road intersection with the Northern Road midway between the

abovementioned sub-arterial roads providing the main entry to the local centre.

Traffic impacts generated by development within the Precinct on the broader locality have been

evaluated in the context of the proposed road/intersection upgrades as well as the Western Sydney

Aerotropolis. Modelling of the ultimate traffic generated by the proposed dwelling yield and other land

uses has informed the road hierarchy as mapped in Figure 14. Future road access to the north,

south, east and west is enabled to provide flexibility in planning and development of adjoining areas.


Figure 14 Proposed road network and hierarchy

The road network comprises the following:

• the proposed sub-arterial road running north-south, located on the western side of the

Precinct, will provide future connections toward Oran Park to the south and Bringelly to the

north

• there are two proposed sub-arterial roads running east-west through the Precinct, being

Lowes Creek Link Road located at the northern end of the Precinct, and Maryland Link Road

at the southern end


• the proposed collector road running north-south on the eastern side of the Precinct is a key

road that will distribute local traffic through the Precinct

• the proposed collector road running east-west, located mid-Precinct, will provide the main

entry from The Northern Road to the local centre. It also serves as a view corridor to the

Maryland Homestead

• both the sub-arterial and collector road networks will be designed to accommodate bus routes

(3.5 m travel lanes required)

• local streets are adjacent to open space and riparian corridors to provide activity and

surveillance and to take advantage of the amenity that these areas will provide. They also

serve as providing setbacks for bushfire (APZs)

• service roads, which are detailed in the draft DCP, are required along sub-arterial roads so as

to avoid houses and fences backing onto these higher order roads.

The alignment of Lowes Creek Link Road (the east-west sub-arterial road at the northern end of the

Precinct will:

• be positioned to the north of Birling 1937 to create a parkland setting for Birling Homestead

and a physical and visual link down the hill towards Maryland Homestead

• be setback from the Precinct boundary in response to level changes, and will facilitate the

construction of the road and a drainage basin on the northern side of the road

• provide a direct path of travel and maintain a subdivision grid-pattern allowing flexibility for

future development and the local road layout

The alignment of the north-south collector road located on the eastern side of the Precinct will:

• enable the co-location of 6 sporting fields, a school and community facility to the north of the

road, thereby ensuring adequate footprints for each land use, opportunity for co-location of

parking and amenities, and easier maintenance

• draw people into the local centre whilst allowing for traffic associated with the school and

playing fields to redistribute to these destinations via the local road network

• provide views from the road into the Maryland heritage curtilage. The road will border the

Maryland heritage curtilage and a special road cross section will be provided in this location to

ensure a sensitive interface between the collector road and heritage curtilage.

• provide for bus-capable roads around the perimeter of the school site. The collector road will

be located on the eastern boundary of the school site. A controlled crossing will be provided

to facilitate access between the school and the local centre.

The collector road cross section within the Camden Growth Centres DCP is being amended as part of

this exhibition package to ensure they are bus-capable. In addition, cross sections to ensure

appropriate edge treatment to heritage sites and key view lines are detailed in the draft DCP.


The number of proposed left in/left out connections between the Precinct and The Northern Road has

been minimised for traffic efficiency, to reduce congestion and improve safety. Left in/left out access

points to The Northern Road are ancillary to highway related facilities traffic (e.g. highway service

centres including service stations and fast food restaurants) and include a direct left-in only access

arrangement to the highway services site adjoining the main entry road to the Precinct. Traffic exiting

this site will utilise the internal road network to the proposed collector road.

No direct access to or from The Northern Road will be permitted to the bulky goods site at the northern

end of the Precinct. In this location, a local road network has been designed to enable efficient access

via the sub-arterial road off The Northern Road, with a roundabout to enable all turning movements.

This is detailed in the draft DCP. These arrangements have been facilitated with and agreed to by

RMS.

2.9.2 Public Transport

Whilst there is no public transport along The Northern Road within the vicinity of the Precinct, as the

area develops it is envisioned that local and rapid bus routes would be modified to respond to the

population growth and provide connections to future employment centres and train stations in the

region.

The proposed internal road network incorporates bus-capable sub-arterial and collector roads which

provide opportunities for bus routes to directly access the surrounding higher order road network, as

well as key destinations such as the local centre.

Public transport will be available via the bus-capable collector road network agreed to by RMS with the

following road reservations:

• The sub-arterial road reserve will be 29.1m wide

• The collector road reserve will be 21m wide.

Road sections are shown in the draft Lowes Creek Maryland Precinct DCP.

2.9.3 Pedestrian and Cycle Network

All roads (local, collector and sub-arterial) will provide for on or off-road cycle lanes and/or

pedestrian/shared paths. A pedestrian and cycle network is proposed along the Lowes Creek

corridor, linking open space areas to the local centre and The Northern Road. Furthermore, future

opportunities to provide for pedestrian and cycleway links within the riparian corridor will be explored.

2.9.4 Future Pedestrian and Cycle Networks

The Northern Road upgrade includes a 3m wide shared path along its length. Connections between

this path and the pedestrian and cycle paths within the Precinct will need to be provided.

Walking and cycling should be promoted in the Precinct through the provision of a network of

pedestrian and cycle paths connecting key destinations. The Lowes Creek riparian corridor provides


an opportunity for a network of pedestrian and cycle linkages which could be extended beyond the

Precinct in the future.

2.10 Essential Infrastructure Provision

Existing infrastructure and essential services support the current rural land uses but have limited or no

capacity for urban development. New and upgraded infrastructure is needed to enable the ultimate

development of the Precinct. The essential utilities will be delivered in stages in line with the utility

agencies’ plans and the Proponent’s commitment to service the land.

The Department has had extensive consultation with the key utilities and service providers such as

Sydney Water and Endeavour Energy on their servicing plans for the Precinct.

Significant investment in water, sewer and electricity infrastructure is required to support residential

development and other urban land uses in the precinct. Discussions with Sydney Water and

Endeavour Energy have helped to identify the ultimate servicing strategy and early activation areas

based on any available, interim or short-term capacity of infrastructure.

2.10.1 Water

New trunk water mains will be required to connect the Precinct to Sydney Water’s supply network.

Sydney Water is delivering water mains as part of The Northern Road upgrade which is due to be

completed in 2019. This has capacity to service the total projected 6,980 dwellings within the Precinct.

The water mains will be sourced by the Narellan South reservoir zone until new reservoirs and a water

pumping station, planned to be constructed by 2022, will supply the broader servicing catchment. The

potable water infrastructure internal to the Precinct area will be supplied by the Proponent in

accordance with Sydney Water’s required standards.

2.10.2 Sewer

There are no reticulated wastewater services for the existing rural uses in the Precinct, which are

serviced by various onsite treatment and disposal systems. The Precinct can be serviced by the

construction of a new wastewater carrier to Sydney Water’s sewer network via future sewage pumping

stations, and associated carrier and rising mains. The interim plan for the Precinct will be to drain the

wastewater by gravity to a proposed pumping station at the confluence of South Creek and Lowes

Creek, approximately 1.5 km from the Precinct. Wastewater will then be transferred to West Camden

wastewater treatment plant. The proposed wastewater pumping station and associated mains are

expected to be completed by 2022 and will have capacity for approximately 4,000 dwellings. Sydney

Water is undertaking work to confirm the need for a new wastewater treatment plant and, if needed,

considering options for its location. This work is also being considered as part of new wastewater

treatment strategies for the South Creek Service area to enable greater retention and reuse of water

within the catchment.


2.10.3 Electricity

Endeavour Energy has interim capacity to serve the first 1,300 lots from the existing 11 kV feeders

located in close proximity to the Precinct. Endeavour Energy confirmed a new substation is required

for ultimate servicing which is to be located within the Precinct. If required, Endeavour Energy will

consider 11kV extensions from Oran Park zone substation prior to the commissioning of the new

Lowes Creek/Maryland Zone Substation. Through ongoing consultation with Endeavour Energy, a

proposed substation site is proposed fronting The Northern Road near the Highway Services site.

2.10.4 Interim Infrastructure Capacity

The Services Infrastructure Plan identifies the infrastructure that will need to be delivered to enable

development of the Precinct such as water, sewer mains, electricity, gas, telecommunications and

roads. The current infrastructure capacity is summarised in Table 4.

Table 4 Interim Infrastructure Capacity

Utility Type Lot Potential Delivery timeframe

Water 6,980 2022

Sewer 4,000 2022

Electricity 1,300 Current

Ongoing investigations by Sydney Water will confirm the ultimate servicing strategy for the broader

locality. This will likely include reservoirs and treatment plants to service this area.

The provision of infrastructure for the Precinct involves coordination at a State and local level as

summarised below:

• A draft Voluntary Planning Agreement will be finalized prior to rezoning of the Precinct and will

address contributions for the provision of State infrastructure.

• A Section 7.11 Contributions Plan schedule for the Precinct will be prepared by Council.

Once the Contributions Plan schedule is prepared, it will be reviewed by the Independent

Pricing and Regulatory Tribunal prior to being adopted by Council.

Development staging

The development of land in new release areas is dependent on the timely provision of essential

utilities. It is anticipated that development will commence in the east of the Precinct proximate to the


early delivery of water and sewer services, and available electricity infrastructure, and proceed

westward.

2.11 Land Capability

2.11.1 Geotechnical

The geotechnical land capability assessment indicates that most of the Precinct is suitable for

residential development. There are two areas of steep topography (grades greater than 20%) where

there is potential for soil creep. There are a number of creeks and gully banks where erosion and/or

soil creep may be present. Erosion, water logging and uncontrolled filling were identified as minor

constraints that will be addressed during engineering investigations as development proceeds.

Investigations into geotechnical, salinity and contamination conditions within the Precinct have

concluded that the land is suitable for urban development subject to the application of recommended

investigative and mitigation strategies. These are outlined in the draft DCP Schedule.

Residential development has been located away from steep hillside areas where possible. The area

of steep topography at the southern end of the Precinct is contained within the Maryland heritage

curtilage. No development is proposed in this area.

The strip of steep topography running along the north-western boundary of the Precinct incorporates

low density, large lot residential development. The future development of this area is subject to further

site-specific investigation and engineering of structures.

Engineering and management practices applicable to erosion control will be implemented to address

flood hazard and localised water logging along Lowes Creek and its gullies.

2.11.2 Salinity

The salinity conditions of the Precinct range from non-saline to very saline, with the saline conditions

concentrated towards low lying areas. Saline soils can affect buildings, infrastructure and the

landscape through corrosion, breakdown of materials, reduced ability to grow vegetation and

increased soil erosion.

Development is located away from low lying areas such as creeks and dams, where salinity is

concentrated. With the implementation of appropriate salinity management strategies within the

Camden Growth Centres DCP and the draft DCP Schedule, the salinity conditions in the Precinct are

not expected to be a significant impediment to development.

2.11.3 Contamination

A preliminary site investigation was undertaken for the Precinct which identified 23 areas of

environmental concern (AECs) requiring further confirmation of land suitable for residential

development. These include areas of suspected filling and stockpiles generally associated with the


historic agricultural and rural residential uses which require further sampling and assessment. Whilst

the potential contamination risk in these areas is considered to be low to medium, further

investigations required within the draft DCP Schedule will confirm any further risks or actions required

in these areas, or to determine the appropriate remediation requirements to render the areas suitable

for future development.

A contaminated site at 761 The Northern Road is the subject of a remediation action plan, managed

by the EPA. The Department has consulted with EPA on the matter who is currently working with that

landowner to remediate the site.

2.12 Bushfire

A Bushfire Assessment based on Planning for Bush Fire Protection 2006 (PBP) has been prepared by

EcoLogical Australia to identify areas of bushfire risk based on vegetated areas within the Precinct

and slope of land. The protection of vegetation within the draft ILP warrants the need for suitable

bushfire mitigation measures to protect people and property. These measures were prepared in

consultation with NSW Rural Fire Service.

A review of the PBP 2006 has been completed by the Department and the NSW Rural Fire Service

with an updated pre-release version of the document published in 2018. The updated version is to be

legislated by mid-2019 to coincide with the enactment of the National Construction Code 2019. Due to

the development of the draft Precinct Plan commencing prior to the release of the guidelines, the

assessment has relied on the 2006 guidelines and will be reviewed during post-exhibition to consider

any necessary updates. The NSW Rural Fire Service will be consulted further during public exhibition

noting the area is characterised by lower risk pasture lands and not dense woodlands.

A number of strategies have been incorporated into the draft ILP to minimise bushfire risk. These

measures include:

• locating sensitive uses away from bushfire prone vegetation

• provision of adequate setbacks to all development adjoining bushfire prone vegetation with

asset protection zones (APZs) as set out in the draft DCP

• locating non-combustible infrastructure within APZs (e.g. perimeter roads)

• provision of a well-connected road system providing multiple ingress and egress points.

Other strategies relate to the supply of services, staging of development, management of APZs and

construction of homes.

Land mapped as bushfire prone within the draft DCP has been zoned to permit urban development

but is subject to the application of bushfire mitigation measures set out in the draft DCP and the

Camden Growth Centres DCP.


2.13 Odour

There are two odour-generating sources within proximity to the Precinct both of which are located to

the west/south-west of the SWGA boundary. One is a broiler farm at 18 Coates Park Road, Cobbitty

and a compost farm located 650m west of the Precinct boundary. Little information is available on the

broiler farm and it has therefore been assumed, for the purposes of the odour assessment, that all

eight sheds are operational 24 hours per day, 7 days a week and that all sheds are being used as

broiler farms.

The compost farm is licensed to receive fresh green waste and undertake maturation of green waste

and storage of the final compost product.

The composting activities result in odour emissions which affect a small portion of land in the western

section of the Precinct. A recommended performance goal of 7 odour units (ou) detection represents

the level below which “offensive” odours should not occur (for an individual with a ‘standard sensitivity’

to odours). The odour assessment has tested the extent of this criteria based on a number of

environmental conditions including the frequency, intensity, duration, offensiveness and location or

context. Coupled with air dispersion and meteorological modelling methodologies, the results indicate

that the 7 ou contour line associated with the WR2 Compost Farm is not predicted to encroach upon

the Precinct boundary.


Source: Odour Impact Assessment (Level 3) Lowes Creek Maryland Precinct, SLR, September 2018

Figure 15 Odour assessment results

The modelling results indicate that there is potential for odours from the compost farm to have an

impact on amenity levels at the north western edge of the Precinct and, to a lesser degree, the south

western edge. Mitigation measures to reduce the odour nuisance impacts acknowledge that:

• The development staging of the Precinct over a 15-year program has nominated the western

edge of the precinct in its latter stage

• Further investigations should be undertaken at the time of development of these western

areas to confirm the results of the modelling study

• The affected properties should be advised of the potential odour-affection.

These recommendations are included in the draft DCP.

In response to the Odour Impact Assessment, the portion of land in the western section of the Precinct

which is identified as potentially being affected by an odour generating use is proposed to be zoned

R2 Low Density Residential. The land is located within a later stage of the development life cycle of


15-20 years. The draft DCP requires that development of this part of the site be subject to an updated

assessment of potential odour impacts at the time that development within the potentially affected

area is proposed.

2.14 Noise

A number of existing and future noise sources within and outside the Precinct have potential noise

impacts, as noted below:

• Road traffic noise – The Northern Road which is currently being upgraded, and future internal

roads

• Commercial and industrial noise – operational noise from the existing Boral quarry and brick-

manufacturing plant on Bringelly Road

• Aircraft noise – Sydney Metro Airport Camden located 8km south of the Precinct hosts small

aircraft operations; the future Western Sydney Airport is located approximately 8km north of

the Precinct

• Future construction noise within and surrounding the Precinct

• Educational facilities which are both noise sensitive and noise generating in nature.

Noise monitoring was undertaken at the perimeter of the Precinct to ascertain the level of noise

exposure currently experienced. The predominant existing noise sources were found to be in the

eastern section of the Precinct as a result of road traffic noise, being The Northern Road. In the

western section of the Precinct the noise environment is influenced by typical environmental and rural

noise, with distant traffic noise also being audible at times. Whilst the Boral quarry is located to the

north of the Precinct, no significant sources of existing industrial noise were identified as contributing

to existing noise levels in the Precinct.

Without mitigation, the most exposed facades of future receivers next to The Northern Road and the

proposed internal roads are likely to experience relatively high road traffic noise levels. Mitigation

strategies for reducing road traffic noise impacts have been recommended which include acoustically

optimising the site layout, using intervening buildings to provide shielding to the rest of site and

designing building layouts to place less noise sensitive usages near to the source of noise. Whilst the

Precinct is located near to both Camden Airport and Western Sydney Airport, the distance from both

airports is outside the 20 ANEC noise contours ensuring no mitigation measure are needed.

The noise modelling results indicate that noise levels for dwellings adjoining The Northern Road, sub-

arterial and collector roads will likely exceed the acceptable noise criteria, depending on distance to

the road. Technical advice provided in the Acoustic Assessment recognises that the layout of

residential buildings that are located close to road noise sources can be optimised to minimise road

traffic noise intrusion into sensitive areas. The design of buildings should locate less noise sensitive

areas such as kitchens, storage areas and laundries closer to the noise source.


Noise mitigation measures incorporated into the ILP include:

• The placement of local roads at the eastern boundary of the site to increase setback distances

between The Northern Road and the front row of dwellings

• Locating higher density development adjacent to The Northern Road to act as a noise barrier

shielding the remainder of the Precinct

• Locating less noise-sensitive land uses such as bulky goods, mixed use and highway services

along The Northern Road to mitigate noise impacts.

Controls within the draft DCP include:

• Residential properties are to be designed so that less sensitive internal uses (e.g. garages,

laundry, kitchen) adjoin the source of road traffic, and living and sleeping areas are located

away from noise sources. The inclusion of central light wells or courtyards to provide light and

ventilation is preferred, as opposed to having windows facing sources of road traffic.

• Construction techniques and façade treatment including upgraded glazing for windows and

doors, provision of winter gardens, fixed windows and mechanical ventilation.

• Noise walls and noise mounds are the least preferred mitigation strategy due to their visual

impact and potential impact on heritage views and should be strongly discouraged during the

development of the precinct, however it is noted that noise mounds along The Northern Road

may be necessary to mitigate traffic noise.

Further aircraft noise controls are being considered as part of the exhibition package for the Western

Sydney Aerotropolis. The application of specific mitigation strategies would be determined as part of

the Development Assessment process. The draft DCP includes a number of mitigation strategies that

are to be addressed during the preparation of Development Applications. Based on the assessment of

the potential impacts and subject to the requirement for mitigation, the proposed development is

considered feasible from a noise perspective.

Part 3 – Proposed Growth Centres SEPP

amendments and relationship with relevant

legislation and policies


3.1 Proposed amendments to State Environmental Planning Policy (Sydney Region Growth Centres) 2006

The proposed amendments to the Growth Centres SEPP is to rezone the precinct for primarily

residential, business, open space, community and infrastructure purposes. The anticipated

amendments to the provisions of Appendix 9 and Growth Centre maps are outlined in Attachment A

to this Discussion Paper. This Discussion Paper has been prepared consistent with Section 3.30 of

the Environmental Planning and Assessment Act 1979 to explain the intended effect of the proposed

amendments to the Growth Centres SEPP.

3.2 Consistency with the Greater Sydney Region Plan and Western City District Plan

A Metropolis of Three Cities: A Greater Sydney Region Plan, released in March 2018, details the NSW

Government’s vision for Sydney’s future, sets the vision for three, integrated and connected cities

focused on rebalancing Greater Sydney, and establishes the framework for development and success

of an emerging new city, the Western Parkland City. Access to housing, jobs, infrastructure and

services lies at the centre of the Region Plan and relies on investment and coordination across all

levels of Government to plan for future communities.

One of the biggest challenges to achieving this Plan is how to best provide the 725,000 new homes

and the new jobs, services and facilities needed for the forecasted 1.7 million new residents by 2036.

A minimum of 36,250 new homes are required every year across the metropolitan region to meet this

target. A key direction of the Region Plan is the coordinated delivery of infrastructure that align with

forecast growth, and well planned greenfield precincts.

The Lowes Creek Maryland Precinct is located within the Western Parkland City. Planning for the

Precinct will contribute to the supply of housing needed to support future communities.


Figure 16 Sydney as Three Cities (Source: Greater Sydney Commission)

3.2.1 Western City District Plan

The Greater Sydney Commission prepared District Plans to set the direction for the longer term

regional planning in Greater Sydney. Oran Park is the nearest Local Centre, whereas Leppington and

Narellan are the nearest Strategic Centres, and Western Sydney Aerotropolis is the nearest

Metropolitan City Cluster to the Precinct.

The greatest increase in population in the Western City District is expected in Camden LGA, mostly

within the South West Growth Area, being one of five State-led projects through Growth Areas and

Planned Precincts programs in the District.

Some of the planning priorities in the District Plan identifies the following to achieve a liveable,

productive and sustainable future:

LOWES CREEK MARYLAND


• Planning for a city supported by infrastructure

• Working through collaboration to provide services and social infrastructure to meet people’s

changing needs

• Fostering healthy, creative, culturally rich and socially connected communities

• Providing housing supply, choice and affordability, with access to jobs and services

• Creating and renewing great places and local centres, and respecting the District’s heritage

• Establishing the land use and transport structure to deliver a liveable, productive and sustainable

Western Parkland City

• Leveraging industry opportunities from the Western Sydney Airport and Aerotropolis

• Protecting and improving the health and enjoyment of the District’s waterways

• Creating a Parkland City urban structure and identity, with South Creek as a defining spatial

element

• Protecting and enhancing bushland and biodiversity, increasing urban tree canopy cover and

delivering Green Grid connections

• Protecting and enhancing scenic and cultural landscapes, and better managing rural areas

• Delivering high quality open space

• Reducing carbon emissions and managing energy, water and waste efficiently

• Adapting to the impacts of urban environment, natural hazards and climate change.

The draft ILP and Precinct Plan for Lowes Creek Maryland responds to these planning priorities

through the proposed zoning, urban design and accompanying development controls for the new

precinct.

3.3 State Environmental Planning Policy (Sydney Region Growth

Centres) 2006 and South West Growth Centres Structure Plan

The aims of the State Environmental Planning Policy (Sydney Region Growth Centres) 2006 (Growth

Centres SEPP) are to coordinate the release of land for residential, employment and other urban

development within greenfield growth areas following a comprehensive planning process. The ultimate

intent is to enable the establishment of a vibrant, sustainable and liveable neighbourhoods that

provide for community and well-being and high-quality amenity.

The South West Growth Centre Structure Plan 2006 for the South West Growth Area, shown in

Figure 17.


Figure 17 South West Growth Centre Structure Plan

The combined outcomes of precinct planning are included in the exhibition material that accompanies

this Discussion Paper and rezoning of Lowes Creek Maryland Precinct comes with an amendment to

the Growth Centres SEPP and the adoption of the draft Lowes Creek Maryland Development Control

Plan.

The Department is preparing a LUIIP which will replace the South West Growth Area Structure Plan,

to be informed by updated Growth Area-wide studies relating to biodiversity and riparian corridors,

water cycle management, retail and employment, open space and social infrastructure, and transport.

3.4 Growth Centres Development Cods

The Growth Centres Development Code was released in October 2006 to guide the precinct planning

process. The Development Code contains precinct development parameters, guidelines for the

preparation of an ILP, including an environmental analysis of a Precinct and an urban form analysis for

development of a Precinct.

The Development Code has been used as a reference document in the undertaking of all studies and

generally as part of the precinct planning process. Refer to Appendix C for a discussion on the

consistency of the draft ILP with the Development Code.


3.5 Future Transport 2056

Future Transport 2056 (2018) is an update of NSW’s Long-Term Transport Master Plan. The Strategy

which was developed with A Metropolis of Three Cities to achieve the three cities concept sets the 40-

year vision, directions and outcomes framework for customer mobility in NSW to guide transport

investment over the longer term.

Future Transport offers a strategic guide to how transport services will serve the future population in

the SWGA and how it will connect the future residents to the Western Sydney Aerotropolis and the

three metropolitan clusters: Campbelltown-Macarthur, Liverpool and Penrith. The Department works

with this strategic framework and transport agencies to plan and deliver appropriate infrastructure to

compliment transport infrastructure commitments in the SWGA.

3.6 State Environmental Planning Policy No. 55 – Remediation of

Land

The State Environment Planning Policy No. 55 – Remediation of Land aims to promote the

remediation of contaminated land for the purpose of reducing the risk of harm to human health or any

other aspect of the environment. It specifically requires consideration of contamination when rezoning

land and in determining Development Applications (DA).

When rezoning land, the planning authority must consider whether the land is contaminated and

consider whether the land is suitable in its contaminated state or is satisfied that the land will be

remediated before the land is used for that purpose.

Managing Land Contamination – Planning Guidelines (Department of Urban Affairs and Planning and

NSW Environment Protection Authority 1998) provides guidance on the level of assessment that is

required to satisfy Clause 6, for large rezonings as follows:

” Rezonings that cover a large area…usually describe proposed land uses very generally both in type

and location. This makes it difficult for a planning authority to be satisfied that every part of the land is

suitable for the proposed use(s) in terms of contamination at the rezoning stage. In these cases, the

rezoning should be allowed to proceed, provided measures are in place to ensure that the potential for

contamination and the suitability of the land for any proposed use are assessed once detailed

proposals are made.”

Based on the guidance provided above, the requirements of SEPP 55 have been considered during

Precinct Planning. A contaminated site within the Precinct has been identified by the EPA, under

SEPP 55, who is working with the landowner to remediate the site.


3.7 State Regional Environmental Plan No. 20 – Hawkesbury-

Nepean River (no 2 – 1997)

State Regional Environmental Plan No 20 – Hawkesbury-Nepean River seeks to protect the

environment of the Hawkesbury-Nepean river system. Development within the catchment is required

to consider the general and specific principles and controls listed in the Policy to ensure that the

impacts of future land use are considered in a regional context. Lowes Creek and other tributaries

within the Precinct drain to South Creek and eventually to the Hawkesbury River. Precinct Planning

has considered the impacts of the development on the health of the river system.

3.8 Biodiversity Certification for the Sydney Growth Areas

The draft ILP is consistent with the conditions of the Biodiversity Certification Order 2007 and the

Commonwealth Strategic Assessment Program 2012 under the EPBC Act and includes provisions

relating to the protection of ENV. 21.58ha of ENV will be protected within the Precinct as well as a

further 5.96ha of AHCVV which will contribute to the retention of the required 2,000 ha of ENV across

the NWGA and South West Growth Area.

3.9 Camden Local Environmental Plan 2010

The following amendments are proposed to Camden LEP 2010 to support the draft SEPP

amendment:

• The current planning controls of all lots within the Precinct under the Camden LEP is to be

removed once the Precinct is rezoned.

3.10 Developer contributions

3.10.1 Existing and Proposed SIC

Under Subdivision 4 of the Environmental Planning and Assessment Act, 1979 (EPA Act) a Special

Infrastructure Contribution (SIC) Plan was established for the Growth Areas of Western Sydney. It

provides for a one-off financial contribution payable by any developer or landowner in the Growth

Areas who is developing or subdividing land in a manner triggered by the provisions of the plan. The

SIC will help fund regional infrastructure required for development in the North West and South West

Growth Areas over the next 30 years.

The upgrade of The Northern Road and land acquisition costs for school sites are the only items in the

current SIC that impact the precinct. However, no SIC funding is being used for the current The

Northern Road upgrade within the South West Growth Area. A SIC specific to the South West Growth

Area is being prepared by the Department and will update the funding of regional infrastructure.


3.10.2 Local Contributions

The EPA Act provides for a local council to prepare and implement a plan to capture payments to fund

the provision of local services required by a development.

Local development contributions in this precinct are not subject to the transition arrangements for the

‘Local Infrastructure Growth Scheme’ which means the full cost of developer contributions will be

passed onto the developer.

It is expected the contributions amount will be over $30,000 per lot and therefore the Independent

Pricing and Regulatory Tribunal will be required to review any plan.

Council will prepare the contributions plan.

Appendices


Appendix A – Anticipated amendments to the Growth Centres SEPP

Proposed amendments to the Growth Centres SEPP Appendix 9 Camden Growth Centres Precinct

Plan are set out below. Clauses that are not listed are not proposed to change and remain current and

applicable to the Lowes Creek Maryland Precinct.

Table 5 Anticipated amendments to the Growth Centres SEPP Appendix 9 and maps

Clause/ Schedule/ Map Comment

1.3 Land to which Precinct

Plan applies

Amend clause to include reference to Lowes Creek Maryland

Precinct

2.1 Land use zones and

Land Use Table

Land use zones proposed include: R2 Low Density

Residential; R3 Medium Density Residential; B2 Local

Centre; B5 Business Development; SP2 Infrastructure; RE1

Public Recreation; RE2 Private Recreation; E2

Environmental Conservation and E4 Environmental Living.

These zones are currently included in Appendix 12 along with

land uses permitted without consent, permitted or prohibited.

Changes to the currently listed land uses are detailed below.

Heritage sites – RE2 Private Recreation

It is proposed to rezone three heritage sites within the

Precinct RE2 Private Recreation as per the current SEPP

Appendix 9 Camden Precinct Plan as follows:

Community facilities; Drainage; Environmental facilities;

Environmental protection works; Flood mitigation works;

Information and education facilities; Kiosks; Recreation

areas; Recreation facilities (indoor); Recreation facilities

(major); Recreation facilities (outdoor); Registered clubs;

Restaurants; Roads; Signage; Waterbodies (artificial)

Some uses currently permitted within the RE2 Private

Recreation zone will be prohibited such as caravan parks,

electricity generating works and water recycling facilities.

Additional permitted uses to the heritage sites are listed

below.



Bulky Goods and Highway Services Sites – B5 Business

Development

The Bulky Goods site is proposed to be zoned B5 Business

Development and permit the range of land uses set out in

SEPP Appendix 9 Camden Precinct Plan as listed below.

The Highway Services site is primarily proposed for service

station uses and food and drink premises, as per the

permitted land uses below:

Building identification signs; Bulky goods premises;

Business identification signs; Car parks; Centre-based

child care facilities; Community facilities; Drainage;

Environmental facilities; Environmental protection

works; Flood mitigation works; Food and drink

premises; Hotel or motel accommodation; Landscaping

material supplies; Liquid fuel depots; Office premises;

Passenger transport facilities; Places of public worship;

Public administration buildings; Pubs; Recreation areas;

Recreation facilities (indoor); Recreation facilities

(outdoor); Registered clubs; Restaurants; Roads; Self-

storage units; Service stations; Timber and building

supplies; Vehicle sales or hire premises; Warehouse or

distribution centres

2.5 Additional permitted uses

for particular land

Refer to proposed Schedule 1 uses within this Appendix.

4.1A Minimum lot sizes for

residential development in

non-residential zones

Amend this clause to be consistent with the amendments to

Clause 4.1AB.

4.1AB Minimum lot sizes for

residential development in

Zone R2 Low Density

Residential and Zone R3

Medium Density Residential

Amend clauses as necessary to give effect to the proposed

development controls relating to minimum lot sizes for

residential development and the minimum and maximum

dwelling densities/dwelling yields. Including but limited to:

1. For minimum lot sizes for dwellings, dual

occupancies, semi-detached dwellings, attached

dwellings, multi dwellings housing, manor homes,



and residential flat buildings the following

amendments are proposed:

• Clause 4.1AB insert reference to Lowes Creek

Maryland in (1)(b) and (1(d)

• Clause 4.1AB – insert dwelling density band 15 – 25

into (3), (4)(a), (5)(a1), (6)(b), 7(a) and (8)


into (3), (4)(b), (5)(b), (6)(b), 7(b), (8), and (9)


into (3), (5)(b), (6)(b), 7(b), (8)

• Clause 4.1AB – insert in (4) provisions allowing dual

occupancy dwellings on land with a minimum lot size

of 250m2 for dwelling density 40 - 60

• Clause 4.1AB – insert in (9) provisions allowing

residential flat buildings on land with a minimum lot

size of 1000m2 for dwelling density 40 - 60

2. Clause 4.1B – amend the definition of net

developable area so that the addition of half the

width of adjoining access roads applies only to

existing roads at the time of precinct rezoning. This

amendment is required to stop double counting of the

area of proposed access roads where such roads

straddle or immediately adjoin separate development

sites.

4.1AD Exceptions to

minimum lot sizes for

dwelling houses

4.1AE Exceptions to


dwelling houses on other lots

Amend clauses as necessary to give effect to the proposed

development controls relating to minimum lot sizes for

residential development and the minimum and maximum

dwelling densities/dwelling yields.

Amend or insert clause relating to a minimum lot size to

permit a dwelling in the E4 Environmental Living zone.



4.1AF Exceptions to


dwelling houses on small lots

4.1B Residential density

4.6 Exceptions to

development standards

6.11 Attached dwellings and

multi dwelling housing in

Zone R2 Low Density

Residential in Zone R2 Low

Density Residential

5.1 Relevant acquisition

authority

Amend clause by adding any necessary reference to land

acquisition types and authorities including:

• Zone SP2 Infrastructure and marked “Substation” –

Endeavour Energy

Schedule 1 The following additional retail permitted uses are proposed:

• Birling 1937 – food and drink premises,

neighbourhood shops, community facilities; no other

retail uses will be permitted in this land use zone.

• Maryland Homestead – food and drink premises,

neighbourhood shops, function centre and cellar door

premises; all other retail uses are prohibited; bed and

breakfast accommodation and farm stay

accommodation will also be permitted; however, no

other tourist and visitor accommodation are permitted

in this land use zone.

• Gatehouse – food and drink premises; no other retail

uses will be permitted in this land use zone.

Schedule 5 Add the following items to the schedule as items of ‘Local

heritage significance

• Birling 1812 (Lot 20 DP 1227094)



• Birling 1937 (Lot 4 DP 1218798)

Floor Space Ratio Map

Heritage Map

Height of Building Map

Land Application Map

Land Reservation Acquisition

Map

Lot Size Map

Residential Density Map

Native Vegetation Protection

Map

Riparian Protection Area

Map

Land Zoning Map

Amend these maps as necessary to give effect to the

proposed planning provisions described in this Discussion

Paper.


Appendix B – Residential development definitions

Table 6 Residential development definitions

Type of development Definition

Attached dwelling means a building containing 3 or more dwellings, where:

(a) each dwelling is attached to another dwelling by a common wall,

and

(b) each of the dwellings is on its own lot of land, and

(c) none of the dwellings is located above any part of another

dwelling.

Boarding house means a building:

(a) that is wholly or partly let in lodgings, and

(b) that provides lodgers with a principal place of residence for 3

months or more, and

(c) that may have shared facilities, such as a communal living room,

bathroom, kitchen or laundry, and

(d) that has rooms, some or all of which may have private kitchen

and bathroom facilities, that accommodate one or more lodgers,

but does not include backpackers’ accommodation, a group home, a

serviced apartment, seniors housing or hotel or motel

accommodation.

Dual occupancy means a dual occupancy (attached) or a dual occupancy

(detached).

Dual occupancy (attached) means 2 dwellings on one lot of land that are attached to each other

but does not include a secondary dwelling.

Dual occupancy (detached) means 2 detached dwellings on one lot of land but does not include

a secondary dwelling.

Dwelling means a room or suite of rooms occupied or used or so constructed

or adapted as to be capable of being occupied or used as a

separate domicile.



Dwelling house means a building containing only one dwelling.

Exhibition home means a dwelling built for the purposes of the public exhibition and

marketing of new dwellings, whether or not it is intended to be sold

as a private dwelling after its use for those purposes is completed

and includes any associated sales or home finance office or place

used for displays.

Hostel means premises that are generally staffed by social workers or

support providers and at which:

(a) residential accommodation is provided in dormitories, or on a

single or shared basis, or by a combination of them, and

(b) cooking, dining, laundering, cleaning and other facilities are

provided on a shared basis.

Group home means a dwelling that is a permanent group home or a transitional

group home.

Group home (permanent)

or permanent group home

means a dwelling:

(a) that is occupied by persons as a single household with or without

paid supervision or care and whether or not those persons are

related or payment for board and lodging is required, and

(b) that is used to provide permanent household accommodation for

people with a disability or people who are socially disadvantaged,

but does not include development to which State Environmental

Planning Policy (Housing for Seniors or People with a Disability)

2004 applies.

Group home (transitional)

or transitional group home

means a dwelling:

(a) that is occupied by persons as a single household with or without

paid supervision or care and whether or not those persons are

related or payment for board and lodging is required, and

(b) that is used to provide temporary accommodation for the relief or

rehabilitation of people with a disability or for drug or alcohol

rehabilitation purposes, or that is used to provide half-way

accommodation for persons formerly living in institutions or

https://www.legislation.nsw.gov.au/#/view/EPI/2004/143





temporary accommodation comprising refuges for men, women or

young people,

but does not include development to which State Environmental

Planning Policy (Housing for Seniors or People with a Disability)

2004 applies.

Manor home means a 2-storey building containing 4 dwellings, where:

(a) each storey contains 2 dwellings, and

(b) each dwelling is on its own lot (being a lot within a strata scheme

or community title scheme), and

(c) access to each dwelling is provided through a common or

individual entry at ground level,

but does not include a residential flat building or multi dwelling

housing.

Multi dwelling housing means 3 or more dwellings (whether attached or detached) on one

lot of land, each with access at ground level, but does not include a

residential flat building or a manor home.

Residential flat building means a building containing 3 or more dwellings, but does not

include an attached dwelling, a manor home or multi dwelling

housing.

Secondary dwelling means a self-contained dwelling that:

(a) is established in conjunction with another dwelling (the principal

dwelling), and

(b) is on the same lot of land as the principal dwelling, and

(c) is located within, or is attached to, or is separate from, the

principal dwelling.

Semi-detached dwelling means a dwelling that is on its own lot of land and is attached to

only one other dwelling but does not include a studio dwelling.

Seniors housing means residential accommodation that consists of:

(a) a residential care facility, or






(b) a hostel, or

(c) a group of self-contained dwellings, or

(d) a combination of these,

and that is, or is intended to be, used permanently for:

(e) seniors or people who have a disability, or

(f) people who live in the same household with seniors or people

who have a disability, or

(g) staff employed to assist in the administration of the residential

accommodation or in the provision of services to persons living in

the accommodation,

but does not include a hospital.

Shop top housing means one or more dwellings located above (or otherwise attached

to) ground floor retail premises or business premises.

Studio dwelling means a dwelling that:

(a) is established in conjunction with another dwelling (the principal

dwelling), and

(b) is on its own lot of land, and

(c) is erected above a garage that is on the same lot of land as the

principal dwelling, whether the garage is attached to, or is separate

from, the principal dwelling,

but does not include a semi-detached dwelling.


Appendix C – Consistency with the Growth Centres Development

Code

The Growth Centres Development Code was released in October 2006 to guide the precinct planning

process. The Development Code contains precinct development parameters, guidelines for the

preparation of an ILP, including an environmental analysis of a Precinct and an urban form analysis for

development of a Precinct.

The Development Code has been used as a reference document in the undertaking of all studies and

generally as part of the precinct planning process. Refer to Table 7, below for a discussion on the

consistency of the ILP with the Development Code.

Table 7 Consistency with the Growth Centres Development Code

Development Code Requirement Proposed Precinct Planning Controls

A. Key Inputs

Density targets:

• Low: 12.5-20 dwellings/ha

• Medium: 20-40 dwellings/ha

• High: 40 dwellings/ha

Minimum density controls for the Precinct are:

• Low (Zone R2): Maximum 10 dwellings/ha

• Low (Zone R2): 15-25 dwellings/ha

• Medium (Zone R3): 25-35 dwellings/ha

• High (Zone R3): 40-60 dwellings/ha

Ultimate development of the Lowes Creek Maryland

Precinct to the maximum densities proposed in the

proposed SEPP amendment will achieve a yield of

approximately 6,980 dwellings in the Precinct.

Lower residential densities will occur on the perimeter of

the Precinct. High density development is proposed

within the walking catchment of the new local centre and

school, and along The Northern Road.

Indicative lot sizes:

• Townhouses, semi-detached

and detached small

dwellings: up to 350 m2

Minimum lot sizes for the Precinct are:

• Multi-unit dwellings: 375m² - 1500m²

• Attached dwellings: 375m² - 1500m²



• Detached medium: 350-

450m2

• Detached large: 450m2

• Semi-detached dwellings: 125 - 300m²

• Secondary dwellings: 450m²

• Dual occupancy: 400m² - 500m²

• Detached dwellings: 300m²

• Detached dwellings in the Environmental Living

zone: 1,000m²

Employment and retail:

Town and village centres contain

services for a number of adjacent

communities and contain secondary

retail (supermarkets, specialist

shops, mini-majors)

Walkable communities are linked to a

small scale mixed activity zone to

encourage local community

integration

The draft ILP contains one local centre immediately

north of the Maryland Estate at the intersection of two

collector roads.

The Precinct provides approximately 6.8 hectares of

land for this local centre. Neighbourhood shops are

permissible with consent in the R2 and R3 zones.

Other community facilities such as a school and open

space have been positioned to form a focus for

neighbourhood activity.

Mixed use employment corridors provide

for a variety of commercial and

industrial opportunities that take

advantage of exposure along arterial

and sub-arterial roads

The South West Growth Centre Structure Plan 2006

identifies mixed use employment corridors along The

Northern Road. The draft ILP proposes two B5 Business

Enterprise zones, one to permit bulky goods at the

northern end of the precinct fronting The Northern Road,

and a second permitting highway services south of the

entry collector road also fronting The Northern Road.

These sites will capitalise on main road frontage which

will attract high visibility and good access.

B. Urban Form Analysis

B.9 Street pattern

A hierarchy of town centre streets

that include main streets, secondary

streets and lanes

The draft ILP contains one local centre which is located

at the intersection of two collector roads to its north and

east. Local roads to the centre’s west and south will



enable vehicular circulation of local nature owing to the

site’s aspect of heritage sensitivity.

B.10 Lot layout and orientation

Optimal lot size and orientation is

defined for solar access

Blocks have been designed to maximise the north-south

or east-west orientation of lots, to achieve appropriate

solar access. In certain areas of the Precinct the road

layout responds to natural conditions or has been

designed to optimise heritage views. Many lots in the

Precinct will face towards riparian areas or open space.

C. Mixed Use Town Centres, Neighbourhoods and Housing

C.1 The DCP should set FSR

controls, height and minimum

landscape development controls for

lots greater than 350 square metres

The proposed SEPP amendment is generally consistent

with the Standard Instrument LEP. In accordance with

the Standard Instrument, building height controls have

been provided in the Precinct Plan where appropriate.

Setbacks, landscaping and other controls are included in

the draft DCP Schedule for the Precinct. These controls

will regulate the scale and intensity of development

throughout the Precinct.

C.3 Streets

Road cross sections and dimensions

are identified for use in Precinct

Plans

Cross-sections for streets within the Precinct are

provided within the DCP Schedule. The road cross

sections and dimensions are generally consistent with

the Development Code subject to updates having been

made through more recent planning and adoption within

he Camden Growth Centres DCP. An amendment is

proposed to the DCP bus-capable collector road section

in order to ensure land widths will accommodate bus

traffic. Specific cross sections have been developed to

address heritage views between estates and the broader

region.


Appendix D – Consistency with Section 9.1 Statutory Directions

Section 9.1 Directions of the EP&A Act require councils to address a range of matters when seeking to

rezone land with a LEP. There is no statutory requirement for the directions to be considered during

precinct planning. Nevertheless, the directions have been addressed as part of precinct planning and

the draft ILP and associated documentation is generally consistent with relevant directions.

Table 8 Consistency with Section 9.1 Statutory Directions

Direction Compliance

1. Employment and Resources

Direction 1.1 – Business and

Industrial Zones

Direction 1.1 applies to a planning proposal that will

affect land within an existing or proposed business or

industrial zone. The Lowes Creek Maryland Precinct is

currently zoned RU1(a) Primary Production under the

Camden LEP 2010 and this Direction is therefore not

applicable to the Precinct.

The proposed new employment areas accord with the

objective to provide for employment areas within the

South West Growth Area and include a B4 Mixed Use

zone and a B5 Enterprise Corridor zone on land with

frontage to The Northern Road.

Direction 1.2 – Rural Zones The Precinct is currently predominately zoned RU1(a)

Primary Production under Camden LEP 2010. The

proposed SEPP amendment will rezone the land for a

range of urban land uses. The proposed amendment is

therefore inconsistent with the Direction. Clause 5(c) of

the Direction provides for inconsistencies that are

justified by a strategy. The proposed amendment is

consistent with the South West Growth Centre Structure

Plan and Western City District Plan 2018 and is

therefore considered justifiably inconsistent.

Direction 1.3 – Mining, Petroleum

Production and Extractive Industries

The Department has consulted with the Department of

Industry regarding the coal exploration licenses in the

South West Growth Area and will continue to consult

during public exhibition.



Direction 1.4 – Oyster Aquaculture The direction is not applicable to the Precinct

Direction 1.5 – Rural Lands See 1.2 Rural Zones

2. Environment and Heritage

Direction 2.1 – Environmental

Protection Zones

The proposed SEPP amendment includes provisions

that facilitate the protection and conservation of

environmentally sensitive areas. RE1 Public Recreation

and SP2 Infrastructure zones are proposed for land

considered flood liable, containing existing native

vegetation and riparian corridors.

The Growth Centres SEPP also contains provisions to

ensure the protection of environmentally sensitive land.

The proposed amendment does not reduce the

environmental protection standards that apply to land in

the Precinct and is therefore considered consistent with

the Direction.

Direction 2.2 – Coastal Management The direction is not applicable to the Precinct

Direction 2.3 – Heritage

Conservation

The proposed SEPP amendment contains provisions

that facilitate the conservation of both indigenous and

non-indigenous heritage items and areas of cultural

heritage significance. Studies of both the indigenous and

non-indigenous heritage in the Precinct have been

undertaken as part of the precinct planning process, and

listed properties within and surrounding the Precinct are

the subject of appropriate development controls. In light

of the above, it is considered that the proposed

amendment is consistent with the Direction.

Direction 2.4 – Recreation Vehicle

Areas

This direction is not applicable to the Precinct



Direction 2.5 Application of E2 and

E3 Zones and Environmental

Overlays in Far North Coast LEPs

This direction is not applicable to the Precinct

3. Housing, Infrastructure and Urban Development

Direction 3.1 – Residential

Zones

The proposed SEPP amendment is consistent with the

Direction because it will broaden the choice of housing

types and locations; make more efficient use of existing

infrastructure and services; reduce the consumption of

land for housing and associated urban development on

the urban fringe; and be adequately serviced with

improved urban infrastructure.

Direction 3.2 – Caravan Parks and

Manufactured Home Estates

Caravan parks and manufactured home estates are not

permissible uses within the residential zones of the plan.

However, the inconsistency is justified by a strategy (the

South West Structure Plan) which considers the

objective to provide for a variety of housing types.

Direction 3.3 – Home Occupations The plan is consistent with the direction as it permits

home occupations in the R2 and R3 residential zones

without consent.

Direction 3.4 – Integrating Land Use

and Transport

The objective and requirements of the direction are

achieved through implementation of the requirements of

the Growth Centres Development Code and consistency

with the South West Structure Plan which ensure that

access to housing, jobs and services by walking, cycling

and public transport will be supported by the proposed

bus-capable road network within the precinct, and

proposed North South Rail corridor east of the precinct.

Direction 3.5 – Development Near

Licensed Aerodromes

The direction is not applicable to the Precinct



Direction 3.6 – Shooting Ranges The direction is not applicable to the Precinct

4. Hazard and Risk

Direction 4.1 – Acid Sulfate Soils The direction is not applicable to the Precinct, as the

area is not mapped on the Acid Sulphate Soil Risk Map.

However the Land Capability Study has noted that the

soils in proximity to Lowes Creek have been identified to

produce saline surface conditions and as such will

require management to mitigate potential soil dispersion

during the clean-up works

Direction 4.2 – Mine Subsidence and

Unstable Land

This direction is not applicable as the Precinct is not

within a mine subsidence district.

Direction 4.3 – Flood Prone Land The proposed SEPP amendment is consistent with this

Direction as all flood prone land is proposed to be zoned

RE1 Public Recreation, SP2 Infrastructure and E2

Environmental Conservation.

Direction 4.4 – Planning for Bushfire

Protection

The RFS has been consulted as part of the precinct

planning process. The proposed SEPP amendment has

been prepared with regard to Planning for Bushfire

Protection 2006. The SEPP will introduce controls that

avoid placing inappropriate developments in hazardous

areas. Appropriate asset protection zones have also

been established through the precinct planning process.

The proposed SEPP amendment is consistent with the

Direction.

5. Regional Planning

Direction 5.1– Implementation of

Regional Strategies


Direction 5.2 – Sydney Drinking

Water Catchments




Direction 5.3 – Farmland of State and

Regional Significance on the NSW

Far North Coast


Direction 5.4 – Commercial and

Retail Development along the Pacific

Highway, North Coast


Directions 5.5-5.7 – Revoked Revoked

Direction 5.8 – Second Sydney

Airport: Badgerys Creek

The direction is not applicable to the Precinct. The

Precinct is outside the 20 ANEC noise contour.

Direction 5.9 North West Rail Link

Corridor Strategy


Direction 5.10 Implementation of

Regional Plans


6. Local Plan Making

Direction 6.1 – Approval and Referral

Requirements

The plan is consistent with the direction and does not

contain provisions requiring concurrence, consultation or

referral which have not been approved. The plan does

not identify any development as designated

development.

Direction 6.2 – Reserving Land for

Public Purposes

The plan creates reservations of land for public

purposes.

Approval has been sought by the Department from all

nominated acquisition authorities.

Direction 6.3 – Site Specific

Provisions

The proposed SEPP amendment does not include

provisions which permit particular development on

specified lands. The inclusion of the potential for later

listing of such uses within Schedule 1 is consistent with

the Standard Instrument and the direction.



7. Metropolitan Planning

Direction 7.1 – Implementation of the

Metropolitan Plan for Sydney 2036

The draft Precinct Plan is consistent with the current

strategic plan, A Plan for Growing Sydney.


Greater Macarthur Land Release

Investigation


Direction 7.3 Parramatta Road

Corridor Urban Transformation

Strategy


Direction 7.4 Implementation of North

West Priority Growth Area Land Use

and Infrastructure Implementation

Plan



Greater Parramatta Priority Growth

Area Interim Land Use and

Infrastructure Implementation Plan



Wilton Priority Growth Area Interim

Land Use and Infrastructure

Implementation Plan



Glenfield to Macarthur Urban

Renewal Corridor


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