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Telopeaprecinct proposal – volume 1

OCTOBER 2017

Telopea precinct proposalB

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Telopea precinct proposal 1

SECTION : TITLE

Contents 1

Executive Summary 2

1 Introduction 4

1.1 NSW Land and Housing Corporation (LAHC) Master Plan 4

1.2 A Plan for Growing Sydney 4

1.3 West Central District Plan 4

1.4 Draft Land Use and Infrastructure Strategy (LUIS) for Greater Parramatta to Olympic Peninsula (GPOP) 5

1.5 Parramatta Light Rail (PLR) 5

1.6 Priority Precincts program 5

2 Analysis of existing conditions 6

2.1 Precinct location and context 6

2.2 Land ownership 8

2.3 Demographic profile 8

2.4 Land uses, built form and building condition 8

2.5 Planning controls 9

2.6 Traffic and transportation 10

2.7 Open space 12

2.8 Social infrastructure 13

2.9 Topography and flooding 13

2.10 Ecology and vegetation 13

2.11 Heritage 14

2.12 Contamination 14

2.13 Market and feasibility analysis 15

2.14 Utilities 15

2.15 Community and stakeholder engagement 15

3 The Precinct vision 16

4 Rezoning proposal – Stage 1 18

4.1 Introduction 18

4.2 Proposed zoning amendments 18

4.3 Built form and building types 21

4.4 Public open space 26

4.5 Transport, access and movement 26

4.6 Parking strategy 27

4.7 Heritage 27

4.8 Sustainability strategy 27

4.9 Community projects 27

4.10 Financial feasibility 27

4.11 Development Control Plan 27

5 Opportunities and constraints – Stage 2 28

6 Delivery and implementation 29

6.1 Infrastructure schedule 29

6.2 Special Infrastructure Contribution (SIC) 29

6.3 Local infrastructure contributions 29

6.4 Precinct Support Scheme (PSS) 30

6.5 Monitoring 30

7 Glossary 31

CONTENTS

8 Attachments and Supporting Studies 32

Volume 1

Appendix A Explanation of intended effect Department of Planning and Environment

Appendix B Draft rezoning maps Department of Planning and Environment

Appendix C Demographic analysis Department of Planning and Environment

Volume 2

Appendix D LAHC Master Plan NSW Land and Housing Corporation

Appendix E Traffic and transport assessment GTA Consultants

Appendix F Community and social infrastructure assessment Urbis

Appendix G Flooding and watercycle management Mott Macdonald

Appendix H Ecological constraints assessment Ecological

Appendix I Heritage opportunities and constraints analysis Urbis

Appendix J Environmental site history assessment Mott Macdonald

Appendix K Retail, residential and feasibility analysis Urbis

Appendix L Utilities report Mott Macdonald

Appendix M Community engagement summary report NSW Land and Housing Corporation

List of figures

Figure 1 Parramatta Light Rail Stage 1 – preferred route 5

Figure 2 Location of the Telopea precinct 6

Figure 3 Telopea precinct including the Stage 1 Master Plan area 7

Figure 4 Examples of existing built form in Telopea 8

Figure 5 Existing land use zones in the Telopea precinct 9

Figure 6 Pedestrian and cycling movement in Telopea 11

Figure 7 Existing open space in Telopea 12

Figure 8 Potential new Community Centre 16

Figure 9 Proposed Stage 1 rezoning area 19

Figure 10 Proposed Stage 1 rezoning area 20

Figure 11 Potential new town centre at Telopea 21

Figure 12 Proposed maximum building heights for Stage 1 22

Figure 13 Proposed maximum building heights for Stage 1 available under incentive provisions 24

Figure 14 Proposed floor space ratio map for Stage 1 25

Figure 15 Proposed maximum floor space ratios for Stage 1 available under incentive provisions 26

Figure 16 Indicative upgrades to Sturt Park 27

Figure 17 Potential new town centre at Telopea 30

List of tables

Table 1 LAHC’s proposed infrastructure upgrades 29

2 Telopea precinct proposal

EXECUTIVE SUMMARY

The Department of Planning and Environment (the Department) has prepared a proposal for Telopea, in close consultation with NSW Land and Housing Corporation (LAHC) and City of Parramatta Council.

The draft precinct proposal comprises three key parts including:

●● Rezoning of land within the master plan area prepared and consulted upon by LAHC in partnership with City of Parramatta Council, which includes land in LAHC ownership and private sites (Stage 1);

●● Investigation of opportunities for rezoning in other parts of the precinct (Stage 2); and

●● Analysis of infrastructure that will be required to support new development in the precinct resulting from any proposed rezoning.

Following the exhibition of the draft precinct proposal and review of the submissions received, the plans will be further refined, the rezoning controls and the necessary infrastructure to be delivered to support the planned growth will be finalised.

Stage1 Rezoning Proposal

The proposal involves the rezoning of land within the area master planned by LAHC in partnership with City of Parramatta Council, located in the eastern part of the precinct, to allow planned redevelopment to occur. This is known as the Stage 1 rezoning (Figure 3).

Key components of the rezoning proposal include:

●● A mix of dwelling types, focusing new development close to the proposed light rail stop;

●● Allowing heights of up to 70m (approximately 21 storeys) with retail or community uses at ground level, adjacent to the proposed light rail stop; and

●● New light rail stop entry plaza.

Although the Stage 1 master plan rezoning area is only part of the precinct, this stage of the proposal will also consider improvements that can be made to the wider precinct area to benefit from the planned renewal, including improved east-west connections across the precinct.

A vibrant, cohesive community that appeals to a diverse population

Providing more homes and housing choice

New and upgraded public spaces, community facilities and retail hub

Taking advantage of the new light rail with more services plus direct access to Parramatta

Improved pedestrian access

Revitalisation of the whole of Telopea.

The key objectives for the Telopea precinct are to provide for:


EXECUTIVE SUMMARY

Stage 2 Rezoning Proposal (Investigation of rezoning in other parts of the precinct)

The precinct proposal will also identify opportunities for rezoning in other areas of the precinct i.e. areas outside of the Stage 1 master plan area, including land on the western side of the rail line, to determine if other areas may be suitable for rezoning for redevelopment.

Infrastructure to support new development

The precinct proposal identifies potential new infrastructure and infrastructure upgrades that need to be considered to support the renewal of the Telopea precinct over the next 20 years, including:

●● Integration of the new Parramatta Light Rail (PLR) stop at Telopea with new development;

●● Upgrades to the regional and local road network;

●● Upgrades to and provision of new pedestrian and cycle connections through the precinct;

●● Upgrades to and provision of new social infrastructure including open space and other community facilities; and

●● Upgrades to and provision of any new drainage infrastructure.

The infrastructure schedule will be refined through the exhibition of the Stage 1 rezoning and will be informed by further consultation with infrastructure agencies and service providers. Infrastructure requirements will be prioritised and the mechanisms for funding and coordinating the delivery of infrastructure upgrades will be established.

The Telopea precinct is also located within the Greater Parramatta and Olympic Peninsula (GPOP), which has been identified by the Greater Sydney Commission as a new priority growth area in Sydney. Due to the significance of GPOP for delivering new homes, jobs and open space, the State government is investigating the application of a Special Infrastructure Contribution (SIC) for GPOP to assist in funding regional upgrades.

In addition to local development contributions, the NSW Government will allocate up to $5 million via a Precinct Support Scheme (PSS) grant to fund local infrastructure upgrades in the Telopea precinct. The funding will enable Council to provide early delivery of local infrastructure that will directly benefit the community.

Roles and responsibilities

LAHC, in consultation with City of Parramatta Council, has prepared a master plan covering an area of land in the precinct, east of the rail line. The master plan seeks to renew the precinct, through redeveloping the social housing to provide more homes and a greater housing mix, along with upgraded public domain and community facilities.

The Department of Planning and Environment will be leading the rezoning process of the precinct to allow for the delivery of development in the master planned area. This will be done in consultation with LAHC, Council, other State government agencies, and the community.


1.2 A Plan for Growing SydneyA Plan for Growing Sydney was released by the Department in December 2014. This is the NSW Government’s plan for the future of the Sydney Metropolitan Area over the next 20 years. The plan provides key directions and actions to guide Sydney’s productivity, environmental management, and liveability, including the delivery of housing, employment, infrastructure and open space.

The plan focuses on providing more housing, with a greater choice of housing types, particularly in transport corridors to provide better access to jobs and services, and promote strong, inclusive communities.

The plan highlights the significance of Greater Parramatta to the Olympic Peninsula and sets out direction to establish a new ‘Priority Growth Area’ within this established urban area, building on existing infrastructure and targeted growth that takes advantage and supports the growth of Parramatta CBD as Sydney’s second and central CBD.

1.3 West Central District PlanDistrict Plans have been prepared to help implement the actions in A Plan for Growing Sydney, by establishing priorities and actions to guide planning in the districts, and inform the preparation of local environmental plans and planning proposals.

The Draft West Central District Plan was prepared by Greater Sydney Commission (GSC) and released on 21 November 2016. The 20-year vision for the West Central District is to play a key role as Greater Sydney’s key economic and employment powerhouse, to be a core hub for transport and services and a home of vibrant and diverse centres and communities.

The District has been recognised as having the highest population out of Sydney’s six districts therefore putting increasing pressure on managing the growth of this metropolitan area that plays an important role for Greater Sydney. Housing strategies are to be put in place to ensure that local Councils can meet the District’s minimum 20-year housing target for Greater Sydney, which is forecast at 725,000 dwellings and 202,500 additional dwellings by 2036 in the West Central District.

The Telopea precinct has been identified as a Priority Precinct in the Draft West Central District Plan, to benefit from the projected growth in the region, and the improved public transport from the Parramatta Light Rail project.

1.1 NSW Land and Housing Corporation (LAHC) Master Plan

Future Directions for Social Housing in NSW was prepared by the Department of Family and Community Services (FACS) and sets out the NSW Government’s vision for social housing over the next 10 years, with three main priorities:

●● More social housing;

●● More opportunities, support and incentives to avoid and/or leave social housing; and

●● A better social housing experience.

The Communities Plus program is one part of this process. It takes a new approach to delivering integrated communities and improved social outcomes through non-government and private sector partnerships to redevelop Land and Housing Corporation sites throughout Sydney and regional NSW.

Telopea has been identified by FACS as an area suitable to implement the Communities Plus program, to transform Telopea into a vibrant, attractive neighbourhood to be serviced by the new Parramatta Light Rail, new entry plaza, provision of new social, affordable and market housing, improved public domain and upgraded community facilities.

Since July 2015, LAHC, which is part of FACS, has been working with City of Parramatta Council to develop a master plan for part of Telopea to achieve these aims.

LAHC has undertaken extensive consultation with the community through the process, in particular with the social housing residents.

In March 2017, Council endorsed the LAHC Master Plan in principle, and noted that further refinement and analysis was required regarding;

●● The future detailed Local Environmental Plan (LEP) and Development Control Plan (DCP) provisions and controls;

●● Nature and scale of intersection upgrades; and

●● Costing and funding mechanisms of identified infrastructure to support the anticipated population increases.

1INTRODUCTION


1.5 Parramatta Light Rail (PLR)Parramatta Light Rail (PLR) is a NSW Government major infrastructure project. Stage 1 of the project has been announced and the Stage 1 Environmental Impact Statement (EIS) is currently on Exhibition. The EIS covers 16 light rail stops from Westmead to Carlingford via Parramatta CBD and Camellia.This stage of the light rail, which will include a stop at Telopea, is expected to open in 2023.

The light rail will improve access for residents of Telopea, with better connections to jobs, hospitals, universities, entertainment hubs, and sport and leisure areas. The light rail service is planned to run from early morning through till late at night, with services every 7 and a half minutes throughout the day.

1.6 Priority Precincts programPriority Precincts are identified as areas with good access to existing or planned transport infrastructure and that have the potential to provide for significant growth in housing and jobs. The purpose of the Priority Precincts program is to ensure these important areas are strategically planned and infrastructure is delivered in a coordinated manner. They are planned to accommodate growth, while providing for the needs of the community. It is a NSW Government led program based on collaboration with local councils and comprehensive community consultation.

1.4 Interim Land Use and Infrastructure Implementation Plan (LUIIP) for the Greater Parramatta Priority Growth Area (PGA)

An Interim Land Use and Infrastructure Implementation Plan (LUIIP) for the Greater Parramatta Priority Growth Area (PGA) has been developed by the Department of Planning and Environment in collaboration with City of Parramatta and Greater Sydney Commission (GSC). The primary purpose of the interim plan is to develop a land use framework to guide the future redevelopment of the growth area and to identify and plan for the infrastructure required to unlock its potential. Comprising 12 precincts, Telopea is within the Carlingford Corridor.

The interim plan proposes to declare Telopea a ‘priority precinct’ and over the next 12 months, the Department will undertake precinct investigations to establish a new and vibrant neighbourhood which includes more social and affordable housing.

SECTION 1: INTRODUCTION

Project number Project address

Revision number

Key

Project name Client

Telopea Priority Precinct Train Station

Light Rail Stops Railway Line

Light Rail RouteDPE

Telopea

Telopea Priority Precinct

5621

01

Drawing number01

Parramatta Light Rail Route

ScaleNTS

T

T

Westmead Station

Parramatta Station

Telopea Priority Precinct

Carlingford

Telopea

Dundas

Rydalmere

Camellia

Westmead

Parramatta

Harris Park

ParramattaWharf

Camellia

Rydalmere

Wentworth Point

Oatlands

Ermington

Northmead

North Parramatta

Wentworthville

Westmead

Winston Hill

Merrylands

T

SJB Architects Level 2, 490 Crown Street, Surry Hills NSW 2010T. 61 2 9380 9911 sjb.com.au SJB Architecture (NSW) Pty Ltd ABN 20 310 373 425 ACN 081 094 724 Adam Haddow 7188 John Pradel 7004

FIGURE 1: PARRAMATTA LIGHT RAIL STAGE 1 PREFERRED ROUTE


2.1 Precinct location and contextThe Telopea precinct is located in the Parramatta Local Government Area, around 4km north-east of the Parramatta Central Business District, and around 18 km north-west of the Sydney Central Business District.

The Telopea precinct generally includes an area within 800m, or roughly a 10 minute walk, of Telopea Station. The boundary has also been informed by the existing road pattern, natural features including waterways and parks, and development patterns.

The precinct is located within the T6 Carlingford Line rail corridor. As part of the Parramatta Light Rail project, this line will be upgraded to a dual track light rail line, with a new light rail stop, to connect Telopea to the Parramatta CBD, the Westmead Health District and the new Western Sydney Stadium.

2ANALYSIS OF EXISTING CONDITIONS

FIGURE 2: LOCATION OF THE TELOPEA PRECINCT


SECTION 2: ANALYSIS OF EXISTING CONDITIONS

FIGURE 3: TELOPEA PRECINCT INCLUDING THE STAGE 1 MASTER PLAN AREA

Telopea precinct proposal8


2.4 Land uses, built form and building conditionThe precinct is primarily residential in character, and includes existing social housing owned by NSW Land and Housing Corporation on the eastern side of the rail line.

A local shopping centre known as the Waratah Shops is located in Benaud Place, around 400m east of the existing station. This shopping centre includes 17 local shops and an IGA supermarket.

Another group of local shops is located in Adderton Road on the western side of Telopea Station, with around 11 retail premises and three dwellings on the first floor. Development Consent has been issued for the redevelopment of this site for a part five, part six storeys mixed use development including a supermarket tenancy with an area of 2,130m2 and a second smaller tenancy.

The tallest buildings in the precinct are a group of three buildings in Sturt Street adjacent to the station, which are nine storeys in height. These form part of the aging housing stock in the precinct, along with several three storey walk up apartment buildings further east and south of the three towers.

There have been new apartment buildings constructed in the precinct over the last five years. These include two apartment buildings adjacent to the rail line north of the three towers, that are five to six storeys, as well as a six storey apartment building in Sturt Street opposite Sturt Park, and a four storey apartment building in Evans Road adjoining the Waratah Shops.

2.2 Land ownershipWithin the Stage 1 master plan area, there are around 1,400 existing dwellings, with approximately 45% of housing stock owned by LAHC, generally located in areas close to the station.

Land in the precinct outside the Stage 1 master plan area is generally privately owned.

2.3 Demographic profileA Demographic Profile for the precinct has been prepared using data from the Australian Bureau of Statistics 2011 Census. A copy of this report is provided as Appendix C. The demographic profile reveals the following key characteristics of the population living within the Telopea precinct, compared to the Sydney average:

●● A larger proportion of adults over 65;

●● Similar number of residents born in Australia;

●● A larger share of students in technical or higher education;

●● Similar number of people with a post school qualification;

●● Similar employment rate;

●● Higher rates of car usage to travelling to work;

●● A larger number of dwellings without cars;

●● Fewer detached homes;

●● Higher proportion of lone households, and higher proportion of rented homes; and

●● Lower household incomes.

FIGURE 4: EXAMPLES OF EXISTING BUILT FORM IN TELOPEA

Source: LAHC


The current zoning allows for a mix of residential densities including:

●● High Density Residential zone for areas close to the station and the Waratah Shops. The highest building heights and densities within this zone are the properties adjoining the eastern side of the station and the Waratah Shops;

●● Medium Density Residential zone further from the station, adjoining the high density zone and extending south of Kissing Point Road. This zone does not permit apartments, but allows for developments including attached or town house style homes, dual occupancies and multi-dwelling housing. The maximum height in this zone is 11m or two-three storeys in height; and

●● Low Density Residential zone outside of these areas, allowing dwellings such as detached homes and dual occupancies, up to 9m (two storeys).


Several two-three storey townhouse style developments have also been recently constructed, or are under construction in the precinct.

On the western side of the rail line, the built form closest to the station generally consists of three storey apartment buildings, with two storey townhouse/courtyard style dwellings further away. Low density, detached dwellings are more common in areas beyond 350m of the station.

Other uses in the precinct include a number of places of worship, Telopea Primary School and the Dundas Branch Library.

2.5 Planning controlsThe Parramatta Local Environmental Plan 2011 (Parramatta LEP) applies to the Telopea precinct. The precinct is currently zoned primarily for residential uses (see Figure 5).

FIGURE 5: EXISTING LAND USE ZONES IN THE TELOPEA PRECINCT

Telopea Priority PrecinctGallagher Studio + SJB 6

T

3 Existing ControlsParramatta LEP 2011

Cumberland Highway

Silv

erw

ater

Roa

d

Adde

rton

Roa

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Tint

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Aven

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Alexander Street

Yates Avenue

Perry Street

Kissing Point Road

Kissing Point Road

Kirby Street

Park Road

1.6km

Key

Priority Precinct Boundary

LAHC Boundary

Railway Line

Train Station

Land Zoning

B1 - Neighbourhood Centre

B2 - Local Centre

B4 - Mixed Use

E2 - Environmental Conservation

IN1 - General Industrial

R2 - Low Density Residential

R3 - Medium Density Residential

R4 - High Density Residential

RE1 - Public Recreation

RE2 - Private Recreation

SP1 - Special Activities

SP2 - Infrastructure

W1 - Natural Waterways

T

T

The existing land use in Telopea is predominantly residential with land ranging from R4 High Density Residential surrounding the station, and R3 Medium Density Residential and R2 Low Density Residential transitioning outwards.There is one small B1 Neighbourhood Centre adjacent to the train station, and another near the school along Evans Road.

The study area is bounded by large areas of E2 Environmental Conservation land, and also features a number of sites that are RE1 Public Recreation.

3.1 Land Use

Key

Land Zoning

Priority Precinct Boundary B1 – Neighbourhood Centre R2 – Low Density Residential SP1 – Special Activities

LAHC Boundary B2 – Local Centre R3 – Medium Density Residential SP2 – Infrastructure

Railway Line B4 – Mixed Use R4 – High Density Residential W1 – Natural Waterways

T Train Station E2 – Environmental Conservation RE1 – Public Recreation

IN1 – General Industrial RE2 – Private Recreation


SECTION : TITLE

2.6 Traffic and transportationA Traffic and Transport Assessment report was prepared by GTA on behalf of LAHC for the Master Plan (Appendix D). The report identified the existing conditions in the precinct relating to public transport, traffic and pedestrian and cycling conditions.

Telopea Railway Station

Telopea Railway Station is located at the centre of the Telopea precinct. The station is on the T6 Carlingford Line, which connects to the T1 North Shore, Northern and Western Line connecting to the Sydney CBD, Parramatta, Emu Plains, Richmond and Hornsby. Passengers using the Carlingford Line need to change at Clyde to connect to other services.

The service runs hourly in each direction during the day, some additional services in the weekday peak, although shortest wait is half an hour.

Bus Network

In addition to the rail line, public transport is also provided by four bus routes:

●● 545 – Parramatta to Chatswood via Eastwood Station, Macquarie University and Macquarie Park. This service runs through the eastern part of the precinct, alongside Sturt Park, Telopea Primary School and Telopea Station. This service provides four buses per hour plus additional services during peak periods;

●● 513 – Carlingford to Gladesville, which runs through the eastern part of the precinct. This service connects to a number of schools, and Lottie Stewart Hospital east of the precinct;

●● 521 – Parramatta CBD to Eastwood Stations which runs along Kissing Point Road along the southern boundary of the precinct; and

●● N61 – A night bus service which runs between Sydney CBD to Carlingford.

Road network

There are no State roads which run through the precinct. The closest State roads are Pennant Hills Road to the north of the precinct, Marsden Road to the east, Silverwater Road to the south, and James Ruse Drive further west.

Kissing Point Road runs along part of the southern boundary of the precinct. Adderton Road provides a north-south route through the precinct, connecting to Pennant Hills Road and Kissing Point Road, with a bridge over the rail line near the intersection with Winter Street. This is the only road crossing over the rail line in the precinct. This road is used by north-south through traffic in the precinct, with ‘rat running’ between Pennant Hills Road and Kissing Point Road a concern.

Two local centres zoned B1 Neighbourhood Centre, which are currently used for local shops on the western side of Telopea Station, and further east on Benaud Place (Waratah Shops). This zone permits neighbourhood shops as well as shop top housing (ie. apartments above ground floor shops).

Maximum heights in the precinct are 20m, within the social housing sites to the east of the station, although the existing buildings are nine storeys or around 27m. This building height continues eastwards to land opposite the Waratah shops. The neighbourhood shops on the western side of the rail line have a maximum height of 18m, or around five storeys in height. Heights reduce to 11m for most of the medium density areas, and 9m for the low density residential area.

The floor space ratio controls for the precinct reflect the building heights, with the highest floor space ratios closest to the station, and extending towards the Waratah Shops, and reducing to the low density residential area.

A minimum lot size of 550m2 applies to the residential zones in the precinct.

There is also land zoned for environmental and recreational uses through the precinct.



SECTION : TITLE

Other traffic and transport findings

Other findings which were identified in the report included:

●● Of the working residents of Telopea, 73% drove to work. Only 16% travelled by train;

●● Using standard assessment of operating conditions, the key intersections within the master plan area operate satisfactorily;

●● Kissing Point Road and Pennant Hills Road experience significant traffic delays in peak periods. There are also safety concerns for right turn movements at the Evans Road intersection;

●● Carparking on both sides of the road along bus routes means there is insufficient space for two cars to pass safely; and

●● Parking in the master plan area is predominantly on-street, unrestricted parking, with some time restrictions in Adderton Road near the station and in the Waratah Shops centre. The report notes that parking within 100m of the station is full by 7:30 due to commuters parking there.

Pedestrian and cycle connections

There are two options available for pedestrians and cyclists to cross the rail line in the precinct. One option is to use the formalised crossing over the rail line at Telopea Station. The other is the footpath on the northern side of the Adderton Road rail bridge.

There are few footpaths within the Stage 1 master plan area. There is a signalised crossing point on Adderton Road on the western side of the station, however no formalised crossing location on the eastern side across Shortland Street. The topography of the precinct, with the station located at the top of the hill affects accessibility, especially for walking to the station from the east, and considering the older population in the precinct.

Cycling routes are on-road, including marked routes on Evans Road and Shortland Street. No separated cycle paths are located in the precinct. The Parramatta Bike Plan, produced by City of Parramatta Council and released in 2009 proposes off-road cycleways in the precinct including a route parallel to Adderton Road from the rear of properties in Field Place within the Stage 1 master plan area to Pennant Hills Road.


FIGURE 6: PEDESTRIAN AND CYCLE MOVEMENT IN TELOPEA

T

T

T

Cumberland Highway

Marsden Road

400m 800m 1.6km

400m

400m

Add

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Tint

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Aven

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Evan

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Alexander Street

Perry Street

Kissing Point Road

Kissing Point Road

Kirby Street

Park Road

Marshall Road

Fullarton Road

Sophie Street

Cook Street

Evans Road

Osbourne Ave

Simpson Stre

et

Marshall Road

Burke Street Chestnut Ave

Denham Pl

Leamington Road

Rock Farm Ave

Telo

pea

Stre

etView Street

Barrawinga Street

Key


LAHC Boundary

Railway Line

Train Station

Pedestrian Link

Walking Trails

Existing On-Road Cycle Path

Existing Off-Road Cycle Path

No Footpath

400m Walking Catchment

T


●● The Ponds Walk is a 6.6km track which runs alongside The Ponds Creek in the southern part of the precinct, and Rapenea Community Forest which adjoins the eastern side of the precinct, connecting to Carlingford and Rydalmere; and

●● There are three active outdoor sports and recreation facilities within 1km of the master plan area including:

❍ Dundas Park, which is 6.5 ha and is a major district-level sporting facility;

❍ Sir Thomas Mitchell Reserve, which is 3.9 ha providing for local and district level organised sport;

❍ Upjohn Park, which is 14 hectares and provides a large multi-purpose sporting and recreational space.

The Urbis report identified a number of issues for open space and recreation, including:

●● Concerns raised about safety, poor lighting and lack of pathways by members of the community in particular for Sturt and Acacia Parks;

●● Need for active and family friendly recreation uses in the master plan area, with more opportunities for Sturt Park given there are heritage constraints for Acacia Park; and

●● Better connections needed for accessing local and regional open space.

2.7 Open spaceA community and social infrastructure assessment was prepared by Urbis on behalf of LAHC to support the master plan (Appendix E). The assessment include an analysis of open space and recreation facilities within and adjacent to the master plan area.

There is a range of open space areas provided in the Telopea precinct:

●● Sturt Park is located in Sturt Road, to the south of Telopea Primary School. It is approximately 3 hectares and its facilities include paths, sports court, children’s play equipment and skate park;

●● Acacia Park is located approximately 700m east of Telopea station, and is around 1.5 hectares. It contains children’s play equipment;

●● Homelands Reserve is located on the western side of the rail line, in the north-western corner of the precinct, and contains a sporting field and children’s play equipment. It is approximately 2 hectares;

●● Other small local parks in the western part of the precinct include William Wade Park and Rock Farm Reserve (both fronting Leamington Road), Elizabeth Macarthur Park in Wylde Street and Searle Park. Children’s playgrounds are located in William Wade Park and Elizabeth Macarthur Park;


FIGURE 7: EXISTING OPEN SPACE IN TELOPEAK13 Submarine Memorial Park

Calanga Park 0.36ha

HomelandReserve 1.89ha

SearlePark

0.48ha

Walter Brown Park

ElizabethMacarthur

Park 0.3haVineyard

Creek Reserve

Oatland House Outland

Golf Course

Robert GreenForest

FredRobertson

Park

Rock FarmReserve 0.2ha

WilliamWade Park

0.65ha

Mari Badoo

Reserve

Sturt Park 3.0ha

Ponds Creek Re-serve

AcaciaPark

1.45ha

RailReserve

1.8ha

RapaneaCommunity

Forest

DundasPark

6.3ha

VikingsSports Club

Sir ThomasMitchell Reserve

3.5ha

Dandarbong Re-serve

Fitzgerald Forest

Galaringi Reserve

Cox Park

Cumberland Highway

Add

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Tint

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Aven

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Evan

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Kissing Point Road

Kissing Point Road

Kirby Street

Park Road

Marshall Road

Fullarton Road

Sophie Street

Cook Street

Evans Road

Osbourne Ave

Simpson Stre

et

Marshall Road

Burke Street Chestnut Ave

Denham Pl

Leamington Road

Rock Farm Ave

Telo

pea

Stre

et

View Street

Barrawinga Street

Homelands Reserve

Acacia Park

Dundas Park

Sturt Park

Ponds Creek Reserve

Vineyard Creek Reserve

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2.9 Topography and floodingA ridge line runs through Telopea in the vicinity of the existing rail line where the land within the study area slopes to the east down to the Ponds Creek. On the western side of the rail line, the land slopes down to Vineyard Creek. Sturt Street, Eyles Street and Shortland Street are particularly steep for pedestrians accessing the Telopea Railway Station from the Waratah shops.

Telopea is located within the Ponds Subiaco Creek catchment which is part of the larger Lower Parramatta River Catchment. The Ponds Creek is located along the eastern side of Telopea running close to Sturt Park. Vineyard Creek runs along the western side of Telopea precinct.

According to the Flooding and Drainage study prepared by Mott Macdonald (Appendix F) on behalf of LAHC, the majority of the LAHC Master Plan area is not affected by the 100 year ARI flood extent. However, some properties in the Master Plan area on Kissing Point Road near Sturt Road and the southern portion of Sturt Park are likely to be affected in a 100 year ARI flood event.

2.10 Ecology and vegetationAn ecological constraints assessment of the Telopea Master Plan study has been undertaken by Eco Logical Australia on behalf of LAHC (Appendix G).

Three types of vegetation have been identified in the Stage 1 master plan area:

●● Urban native/exotic within private land and areas of public domain;

●● Alluvial Woodland within some parts of Sturt Park. Alluvial Woodland is an Endangered Ecological Community (EEC) under the Threatened Species Conservation Act; and

●● Areas of Blue Gum High Forest in private residential sites in the north-eastern section of the study area. Blue Gum High Forest is a critically endangered ecological community under the Threatened Species Conservation Act.

The areas of Alluvial Woodland and Blue Gum High Forest are identified as being of high ecological constraint. Hollow bearing trees have been identified generally near riparian corridors which can provide habitat for fauna including threatened species such as the Powerful Owl.

There is also significant vegetation within close vicinity of the Master Plan area including the heritage listed Rapanea Community Forest, adjacent to the areas of Blue Gum High Forest in the north-eastern part of the Master Plan.

Other significant areas of vegetation in the vicinity of the Master Plan area follow the alignment of the Ponds Creek Reserve on the eastern side of Telopea and Vineyard Creek on the western side of Telopea.

2.8 Social infrastructureA community and social infrastructure assessment was prepared by Urbis on behalf of LAHC to support the master plan (Appendix E). The assessment includes an analysis of social and community infrastructure to support the master plan.

There is a range of social and community infrastructure adjacent to the master plan area:

●● Dundas Community Centre, which includes the Dundas Valley Branch Library, a community hall with capacity for 200 people, meeting rooms, community health service and offices leased by Dundas Area Neighbourhood Centre (DANC);

●● Hume Community Learning Space, provided by community housing provider in the precinct, offering rooms for courses and classes;

●● Telopea Public School, on a 2 hectare site with 60 enrolments in 2015, with capacity to increase enrolments; and

●● Early childhood education and childcare facilities including:

❍ Waratah Montessori Preschool, on the Telopea Public School site; and

❍ Sophie’s Cottage Kindergarten.

The assessment noted that health services include the Dundas Community Health Service, co-located within Dundas Community Centre offering mental health support. Westmead Hospital and Cumberland Hospital are located within 4km of the master plan area.

A range of support services operates within the precinct, including the Dundas Area Youth Service and Telopea Family Support Services.



2.12 ContaminationThe risk of site contamination within the study area has been assessed by Mott Macdonald on behalf of LAHC (Appendix I). The study identifies two activities of interest within the Stage 1 master plan area that have the potential to pose a greater risk of site contamination. These activities are:

●● A former dry cleaner in the Waratah Shops. It is not known whether this dry cleaner was only for customer pick up/drop off or whether dry cleaning was also carried out on site. Dry cleaning on site would be more significant in relation to any chemical disposal practices; and

●● A mechanical repairs and services business in the Waratah Shops. The use has two bowsers and venting pipes.

The Mott Macdonald study found no obvious information indicating the potential for gross or widespread soil contamination that would prevent residential uses within the study area. Notwithstanding, the study recommends the former dry cleaner and bowsers in the shopping centre area requires further assessment relating to the presence of associated groundwater and soil vapour and confirmation of whether these land uses have resulted in downgradient impacts on the master plan area prior to application for residential development.

Potential contamination issues must be taken into consideration as part of future rezoning to ensure that the land is suitable or can be made suitable for the uses that would be permitted in the proposed zone, in accordance with State Environmental Planning Policy No.55 – Remediation of Land (SEPP 55) and the Department’s Managing Land Contamination: Planning Guidelines.

2.11 Heritage Urbis has prepared a Heritage Opportunities and Constraints Overview for the Telopea Master Plan study area on behalf of LAHC (Appendix H). The Indigenous and European heritage items identified in the overview are as follows:

Indigenous Heritage

There are two registered Indigenous sites within the Stage 1 master plan area and nine Indigenous sites within the vicinity. The two Indigenous sites within the Stage 1 master plan area are identified as artefact scatters. The sites are located:

●● near the northern boundary of Acacia Park and on Evans Road; and

●● within Sturt Park in connection with Iona Creek.

The Parramatta Development Control Plan 2011 also identifies the Rapanea Community Forest, the majority of Sturt Park and the Ponds Creek Reserve on the Aboriginal Sensitivity Map as areas of high Aboriginal archaeological sensitivity.

European Heritage

There is one heritage item within the Stage 1 master plan area and three heritage items in the vicinity including:

●● Redstone – located within the Stage 1 master plan area, Redstone is a residential dwelling designed by Walter Burley Griffin and was constructed in 1935. Redstone is listed as a local heritage item of State significance and is a State heritage item listed on the State Heritage Register (SHR).

●● Acacia Park – an historical archaeological site which is locally significant;

●● Kishnaghur Achaeological Site – a locally significant heritage item; and

●● Rapanea Community Forest – a locally significant heritage item.



2.15 Community and stakeholder engagementThe Department will build on the extensive community consultation that LAHC conducted as part of the development of the master plan. A summary report of these activities is at Appendix L. The key consultation activities LAHC held occurred in two Stages in 2016.

March and April 2016

This was the initial consultation to inform the master planning process. LAHC held a total of 12 events for stakeholders including pop up stalls for the local community, barbeques for social housing residents, workshops business and retail landowners, and community meeting hosted by the local member, Dr Geoff Lee.

Issues reported as key issues raised by the community include access within the Stage 1 master plan area due to topography, traffic impacts, safety, need for more retail, and that community facilities should be improved, and concerns about over development.

August and September 2016

This consultation was focused around the draft master plan. Another 12 events were held, including presentations to social housing tenants, pop up stalls for local residents, and community meetings hosted by the local member, Dr Geoff Lee.

Key issues reported included support for renewal in Telopea, concerns about traffic increases, support for upgraded shops, need for adequate car parking, concern about overdevelopment, as well as concerns about relocation of social housing tenants.

2.13 Market and feasibility analysisA retail market analysis was prepared by Urbis on behalf of LAHC to support the master plan (Appendix J). The report identifies the existing retail services in the Stage 1 master plan area as the “Waratah Shops” located in Benaud Place, around 400m east of Telopea Station. It contains around 17 local shops including a 900m2 IGA supermarket.

Another retail centre is located in Adderton Road on the western side of the station. It contains around 11 retail premises and three dwellings on the first floor. Development Consent has been issued for the redevelopment of this site for a five to six storey mixed use development including a supermarket tenancy with an area of 2,130m2 and a second retail tenancy with an area of 270m2, along with 60 apartments and 155 parking spaces. A Deferred Commencement Consent was originally issued, and became operational in December 2016.

A subregional shopping centre is located in Carlingford to the north, with 26,000m2 of retail floor space including a Target discount department store, Coles and Woolworths and over 80 retail specialty stores.

Other centres with supermarkets include Eastwood Village Square and Eastwood Shopping Centre around 4km to the east, and West Ryde Village and West Ryde Marketplace around 4.5km south east of the precinct.

2.14 UtilitiesA Utilities Report was prepared by Mott Macdonald on behalf of LAHC to support the master plan (Appendix K). The following utility services were provided in the precinct:

●● Water and wastewater;

●● Electricity;

●● Telecommunications; and

●● Gas.

This information will be used to inform the planning for additional homes and population growth in the precinct, including any upgrades that may be needed.



FIGURE 8: POTENTIAL NEW COMMUNITY CENTRE

Key principles for the planning of the precinct are to provide for:

●● A vibrant, cohesive community;

●● More homes and greater housing mix to provide housing choice;

●● More homes close to public transport, capitalising on the benefits of the future Parramatta Light Rail;

●● Improved connections and better access throughout the precinct;

●● New and upgraded public spaces, community facilities and potential new town centre to meet the needs of the existing and new community; and

●● Revitalisation of the whole of Telopea.

The Precinct VisionThe vision for the Telopea precinct is the creation of a vibrant, cohesive and connected community, where people can have good access to transport, good quality open space, community facilities, shops and cafes.

THE PRECINCT VISION

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A vibrant, cohesive community that appeals to a diverse population

The precinct proposal supports the revitalisation of Telopea into a vibrant, cohesive and connected community with good access to public transport, improved open space, attractive landscape, new community facilities and new retail centre.

Providing more homes and housing choice

LAHC is proposing to redevelop the existing social housing in the Stage 1 master plan area to include a greater mix of social, affordable and market housing. Enabling development on private land in Stage 1 will assist in meeting growing demand, and a provide for a greater mix of housing types for a range of households living in the same community.

More homes close to public transport, to capitalise on the benefits of the future Parramatta Light Rail

The Parramatta Light Rail will improve accessibility for the precinct, providing direct access and frequent services to Parramatta’s fast growing CBD, Westmead Health District and new Western Sydney Stadium, delivering improved access to jobs, recreation and health care for residents of Telopea.

Providing more homes close to the proposed light rail stop will provide greater transport choice for residents and visitors.

Improved connections and better access throughout the precinct

The precinct proposal aims to make it easier to get around the precinct on foot, bike and public transport. This includes ways to increase connections from across the rail line. This will not only benefit those living in the Stage 1 master plan area, but residents and visitors elsewhere in the precinct.

New and upgraded public spaces, community facilities and potential retail centre to meet the needs of the existing and new community

There are opportunities to improve the open space and community facilities in the Stage 1 master plan area. This includes upgrades to Sturt Park and Acacia Park, and a new community centre to replace the ageing Dundas Community Centre.

A new retail centre could be provided close to the new light rail stop, which could provide a range of services including local shops, supermarket , and new community facilities.

Revitalisation of the whole of Telopea

As part of the proposed rezoning of the Stage 1 master plan area of the precinct, upgrades to regional and local infrastructure will also be considered to benefit residents and visitors in the wider precinct area. This could include improved connections through the precinct and improved public domain including lighting and street furniture.

The precinct proposal will also investigate potential opportunities for future rezoning of land outside the Stage 1 master plan area.

SECTION 3: THE PRECINCT VISION


4.2 Proposed zoning amendments The proposed rezoning in the Stage 1 master plan area reflects the proposed land uses identified in the LAHC master plan. A combination of zones is proposed including B4 Mixed Use, R4 High Density Residential, R3 Medium Density Residential, R2 Low Density Residential and RE1 Public Open Space. Refer to Figure 10 for the proposed Stage 1 land zoning map.

Mixed use retail centre

The Stage 1 master plan seeks to provide for a new mixed use retail centre adjoining the new light rail stop, which could include a range of uses such as retail and community uses, such as cafes, day to day shopping and a new community centre, within lower floors of new buildings in this area.

LAHC is proposing that this part of the precinct be zoned B4 Mixed Use, which allows for a range of uses including apartment buildings, retail premises and community facilities. The location, size and timing of any retailing or community facilities in the precinct are still to be confirmed, including the delivery mechanisms to be in place to ensure these non-residential uses will be provided in the precinct.

The intention is for the existing Waratah shops to be able to remain in their current location if the owners want to keep these shops, although the proposal is intended to permit other uses if retail in this location is no longer sought.

The Department has engaged a specialist consultant to prepare a retail and commercial market analysis to review the retail studies prepared by Urbis for the master plan and other key policy documents, and to identify other opportunities for growth or change in the precinct.

Residential zones

The Stage 1 master plan seeks to extend the existing R4 High Density Residential (which allows uses including apartments and shop top housing) further south, east and north across the Stage 1 area.

It is proposed to retain areas zoned R3 Medium Density Residential (which allows uses including attached homes and dual occupancies), and increase the number of properties with this zone.

Two areas within the Stage 1 master plan area which are zoned R2 Low Density Residential, around the heritage item at 31 Manson Street, and between Kissing Point Road and Sturt park, are proposed to retain this zone.

Other zones

A portion of land next to the new light rail stop to be zoned RE1 Public Open Space, to form part of the stop entry plaza.

There are no other proposed changes to current zones in the Stage 1 area, including environmental and waterway zones. Refer to Figure 10 for the proposed Stage 1 rezoning map.

4.1 IntroductionThe precinct proposal consists of two Stages. Stage 1 refers to the area which has been master planned by LAHC in consultation with Council including sites in LAHC ownership as well as private sites. Stage 2 is the remaining area of the precinct. A proposed rezoning of Stage 1 is being undertaken as part of this proposal. This section outlines the proposed rezoning proposal for Stage 1 which is based on implementing the master plan prepared by LAHC. Refer to Figure 9 – Proposed Stage 1 rezoning area.

Opportunities and constraints for future rezoning in the remaining precinct area have been identified and are discussed in the following section.

REZONING PROPOSAL – STAGE 1

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FIGURE 9: PROPOSED STAGE 1 REZONING AREA

SECTION 4: REZONING PROPOSAL – STAGE 1


FIGURE 10: PROPOSED STAGE 1 LAND ZONING MAP

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FIGURE 11: POTENTIAL NEW TOWN CENTRE AT TELOPEA

4.3 Built form and building typesA range of building heights are proposed across the Stage 1 master plan area, with the highest buildings closest to the light rail stop, and transitioning down towards the boundary of the Stage 1 area.

Proposed building heights

The highest buildings proposed in the Stage 1 master plan are to be in a mixed-use core area bounded by Sturt Street, Shortland Street and Benaud Place. Within this area, buildings fronting Sturt Street and the rail line are proposed to be up to 65m (approximately 20 storeys) of residential apartments, with an additional 5m available if non-residential uses such as retail or community facilities are provided on the ground level.

Maximum buildings heights are proposed to step down to the east, towards Benaud Place, from 45m (approximately 14 storeys) with an incentive provided for an additional 5m (one storey) if non-residential uses are provided on the ground floor. The building height proposed on sites adjoining Benaud Place is 40m (12 storeys).

Heights elsewhere in the precinct are proposed to be lower than these, generally transitioning down as the distance from the station increases. These maximum heights are proposed to range from 28m (8 storeys) to 9 metres (2 storeys).



FIGURE 12: PROPOSED MAXIMUM BUILDING HEIGHTS FOR STAGE 1

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The heights for properties identified to be zoned R3 Medium Density Residential are 11m (2-3 storeys), and for properties to be zoned R2 Low Density Residential are 9m (2 storeys).

The proposed amendment to the LEP Height of Buildings map is shown in Figure 12.


FIGURE 13: PROPOSED MAXIMUM BUILDING HEIGHTS FOR STAGE 1 AVAILABLE UNDER INCENTIVE PROVISIONS

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It is also proposed to include incentive clauses in the Parramatta LEP to provide for additional height in certain locations to achieve greater public benefits. For example, an additional 5m is proposed to be available for sites in the town centre closest to the light rail stop, if non-residential uses such as retail or community services will be provided on the ground

floor. The maximum height in this area would then be 70m if the incentive clause is utilised. More details of these provisions are provided in the Explanation of Intended Effect at Appendix A of this report. Figure 13 shows the areas where the incentive clauses are proposed to apply, and the maximum heights available for these sites.


FIGURE 14: PROPOSED FLOOR SPACE RATIO MAP FOR STAGE 1

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Figure 14 shows the Proposed Floor Space Ratio map for Stage 1.Proposed floor space ratio (FSR)

The FSR controls proposed for the Stage 1 master plan area reflect the built form proposed for the master plan area, with the highest FSR controls, or the greatest density, to be closest to the light rail stop. Like the height controls, the highest FSR in this area will be within the mixed-use core, the highest closest to the station.



FIGURE 15: PROPOSED MAXIMUM FLOOR SPACE RATIOS FOR STAGE 1 AVAILABLE UNDER INCENTIVE PROVISIONS

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It is also proposed to include incentive clauses in the Parramatta LEP to provide for additional FSR in certain locations to achieve greater public benefits. For example in areas closest to the light rail stop, it is proposed that floor space for ground floor non-residential uses, such as retail or community services, be excluded from FSR calculations. More details of these provisions

are provided in the Explanation of Intended Effect at Appendix A of this report.

Figure 15 shows the areas where the incentive clauses are proposed to apply, and the maximum available FSR available for these sites.



4.4 Public open spaceA new area of open space is proposed to be zoned RE1 Public Open Space next to the new light rail stop to form part of the new entry plaza, linking the new light rail stop to the new development.

No other new areas of public open space are proposed as part of this rezoning proposal, however the quality of the existing open space is being planned to be more attractive, provide for a range of activities, and to improve safety and access.

The Department has engaged a specialist social infrastructure and open space consultant to undertake a review of the open space upgrades proposed in the Stage 1 area. As part of this work, a social infrastructure and open space strategy will be developed to include:

●● Recommendations for additional local and regional community facility and open space requirements to support the needs of the increased population in the precinct (e.g. location, quantity, cost);

●● Recommendations to improve connections to surrounding public open spaces and other community infrastructure; and

●● Recommendations for specific items that could be included as part of a Precinct Support Scheme (PSS) Application.

The Department will continue to work with LAHC and Council to identify the most suitable open space plans for the precinct, including the funding mechanisms for these to be provided.

4.5 Transport, access and movementThe traffic and transport assessment prepared by GTA identified several opportunities, primarily for the Stage 1 area:

●● Improved public transport accessibility for the area as a result of the Parramatta Light Rail;

●● Improved east-west connectivity in the precinct across the rail line;

●● Review of bus routes once the light rail opens;

●● A clearer, defined road hierarchy;

●● Localised traffic and pedestrian treatments to be considered to reduce improve pedestrian experience and safety, and reduce attractiveness for rat-runners; and

●● Improved pedestrian connectivity between activity centres.

The Department has engaged a specialist traffic and transport consultant to review the findings of the GTA report, and undertake a wider traffic study of the precinct. The work will include:

●● Transport modelling to predict likely traffic generation from new the new development;

●● Identification of transport upgrades for the precinct including upgrades to the street network, access for pedestrians including those with disabilities and public transport customers; and

●● Preparation of an infrastructure schedule to identify priorities for upgrades to the transport system and traffic management measures.

Minimum lot sizes

The Parramatta LEP includes two maps for minimum lot sizes, one for all development, and one for dual occupancies. The only changes proposed to these maps are to exclude the proposed B4 Mixed Use and RE1 Public Open Space zones from these controls, which is consistent with the Parramatta LEP.

Design Excellence

The Parramatta LEP currently includes a clause for Design Excellence (clause 6.12) which applies to the Parramatta North urban renewal area. It is proposed that the clause be amended to also apply to the Stage 1 area, to promote design excellence.

The clause requires all development in the Stage 1 area to achieve design excellence, with developments over 55m, or with a capital investment value of more than $100 million, to be subject to an architectural design competition.

Key sites map – roof top communal open space

It is proposed to amend the Parramatta LEP Key Sites Map, to identify the Stage 1 area as a Key Site. A control is proposed to allow structures for the purposes of roof top communal open space on buildings in the B4 Mixed Use and the R4 High Density Residential zones. These structures are required to result in no additional overshadowing.


FIGURE 16: INDICATIVE UPGRADES TO STURT PARK


●● New, relocated toilet facilities;

●● Improved play courts;

●● Improved cricket pitch at Sturt Park;

●● Skate park upgrade at Sturt Park;

●● Improving park entrances and pathways; and

●● Works to improve legibility and safety throughout the park.

The Department will continue to work with Council for the upgrades, including funding of works, to these parks.

4.10 Financial feasibilityThe retail analysis was prepared by Urbis (Appendix J) to support the LAHC master plan considered the market conditions and projected future demand for retail within the LAHC master plan area.

The retail analysis found that the growth planned in the master plan area could support a total of 7,100m2 of Net Lettable Area, or 8,350m2 of Gross Floor Area of retail. This could include a supermarket of 3,200m2 that could be delivered between the years 2031 and 2036.

The Department has engaged a specialist consultant to undertake market and economic feasibility analysis which will include a review of the report prepared by Urbis, undertake an analysis on the viability of uses in the precinct, and provide take up rates for non-residential uses. This study will also provide an analysis of projected residential take up rates in the precinct.

4.11 Development Control Plan (DCP)As part of the Stage 1 master plan rezoning proposal, a Draft Development Control Plan (DCP) will be prepared to provide updated development controls for the Telopea precinct, which is a Special Precinct in Section 4 of the Parramatta DCP.

Parramatta Council will finalise a DCP for the precinct post-exhibition of the rezoning proposal, to provide clear design guidelines for new development within the Stage 1 area of the Telopea precinct to reflect the proposed changes to the land use zones, height and FSR controls in the Parramatta LEP.

As part of the detailed review of the submissions, the Department will recommend urban design principles for inclusion in the DCP to achieve the vision for the revitalisation of the Telopea precinct, for consideration by Council. These are likely to include:

●● Desired future character;

●● Site objectives;

●● Building form and massing; ❍ Heights ❍ Setbacks ❍ Design

●● Public domain and landscaping; ❍ Public open space ❍ Landscaped area ❍ Deep soil ❍ Pedestrian connections

●● Traffic and transport; ❍ Parking rates

●● Ground level land uses.

4.6 Parking strategyThe traffic and transport assessment prepared by GTA noted that demand for on street parking around the light rail stop is likely to increase once the light rail stop opens, due to the improved rail service.

The specialist traffic and transport consultant engaged by the Department will review the findings and recommendations of the GTA study, and will also prepare a parking strategy for the precinct, which would cover issues including on-site parking provision, commuter car parking and management options.

4.7 HeritageThe heritage report prepared by Urbis to support the LAHC master plan covered indigenous and non-indigenous heritage (Appendix H). Recommendations in the report included:

●● The heritage items within and adjoining the master plan area, which are “Redstone” at 34 Adderton Road, Acacia Park and the Rapanea Community Forest must be retained, and their significance should not be impacted by development in the vicinity of these sites; and

●● Views to and from the front façade of Redstone, in Manson Street in particular, are significant and need to be considered.

The Department has engaged specialist consultants in indigenous and non-indigenous heritage to review the report including the recommendations. The study will also investigate heritage impacts that may affect the area of the precinct outside the Stage 1 area for consideration of potential rezonings in this area in the future.

4.8 Sustainability strategyA sustainability strategy is being prepared on behalf of the Department to provide a precinct wide sustainability assessment and identify how sustainability could be achieved for the Telopea precinct.

It is expected that the report will identify a range of sustainability initiatives that could be implemented for the areas to be rezoned. These may include:

●● Likely resource consumption outcomes;

●● Likely transport and mobility outcomes;

●● Likely affordability outcomes; and

●● Exploration of the viability of higher energy targets and alternative energy generation and use.

4.9 Community projectsCity of Parramatta Council has identified upgrades to Sturt Park and Acacia Park to support the rezoning of the Stage 1 area. Funding for these works could be covered by the Precinct Support Scheme. An indicative list of works identified for the parks include:

●● Minor earthworks;

●● Improved drainage;

●● Works around creek at Sturt Park (i.e. flood mitigation, bush regeneration, bioswales, etc.);

●● Landscaping and turf;

●● New and upgraded park furniture elements such as seating, bike racks, bins, BBQs, bubblers, shade structures, etc;

●● Playground and fitness equipment;



The Department has engaged specialist urban design consultants to investigate potential opportunities for future rezoning of land in the Stage 2 part of the precinct.

The analysis of this part of the precinct will cover:

●● Drainage;

●● Open space;

●● Street character;

●● Topography, including the ridge and creeks;

●● Vegetation;

●● Built form (including heritage, strata properties and newly built developments);

●● Movement (including pedestrian and vehicles);

●● Ownership;

●● Views and vistas; and

●● Character.

5OPPORTUNITIES AND CONSTRAINTS FOR STAGE 2

The initial findings of potential constraints in the areas outside the Stage 1 area include:

●● Adderton Road is well-used, with traffic capable of high speeds due to the fall of the topography;

●● Existing strata developments on the western side of the rail line limit redevelopment potential;

●● An Endangered Ecological Community borders the western side of the precinct, and any future development must consider potential impacts, along with significant trees which line the creek corridor;

●● The majority of residential streets do not have footpaths and therefore compromises pedestrian safety; and

●● Steep topography creates difficult terrain for pedestrians, which means greater reliance on cars for getting around.

The detailed findings will be used to determine if future rezonings in this part of the precinct are suitable. If changes are recommended, a future exhibition will be required for the community to have their say on these proposed changes.

29Telopea precinct proposal

6.1 Infrastructure scheduleThe infrastructure needs for the growth within the Telopea precinct will be refined and costed as through the exhibition of the rezoning proposal.

The infrastructure needs that LAHC have identified in consultation with Council to support the Master Plan are detailed in Table 1 below.

Infrastructure Works

Road works

●● Relocate Wade Street

●● Benaud lane widening

●● School edge road

●● Eyles Street upgrade

●● Rail crossing by new road between Sturt Street and Adderton Road

●● New Polding Place

●● Eyles Street extension

●● Intersection upgrades

Drainage Infrastructure

Sewer Infrastructure

Estate Utility Infrastructure

Public Domain

●● Cycleway Links

●● Walkways

●● Street lighting/furniture

●● Traffic Calming

Open Space and community facilities

●● Upgrade of existing and new parks

●● Community facilities

●● Child care

●● Contributions to regional open space

TABLE 1: STAGE 1 PROPOSED INFRASTRUCTURE UPGRADES

6.2 Special Infrastructure Contribution (SIC)In light of the growth anticipated in the precincts and other priority growth areas within the GPOP corridor, the State government is investigating the application of a Special Infrastructure Contribution (SIC) to assist in funding regional upgrades.

The SIC is a levy that developers will be required to pay to contribute to the cost of providing regional infrastructure upgrades. These upgrades could include regional road upgrades and any land for the new school infrastructure. The Department will work with infrastructure agencies and stakeholders to refine the key infrastructure items that could be partly funded by the SIC and the estimated cost and timing for delivery of this infrastructure. A SIC rate will be determined through an analysis of the precincts’ growth patterns, infrastructure needs and costs, and development feasibly to ensure any change does not impact on the development feasibility.

The infrastructure list and SIC rate will be publicly exhibited prior to being established. In the event that a SIC is not in place prior to development occurring, approval for development will require satisfactory arrangements to be in place for the provision of required regional infrastructure.

6.3 Local infrastructure contributionsLocal infrastructure upgrades will also need to be confirmed. This would cover works such as local road upgrades, upgrades to local drainage infrastructure and provision of upgraded social infrastructure, such as upgraded local parks. As part of the assessment of the rezoning, including projected population growth take up rates, the Department will work with Council to identify local infrastructure upgrades that will be required, and the funding of these, including consideration of any changes to existing Section 94 or 94A developer contributions plans to fund these required upgrades. This may mean an increase to the current rates could be required.

6DELIVERY AND IMPLEMENTATION


6.4 Precinct Support Scheme (PSS)Through the Precinct Support Scheme (PSS), the NSW Government has allocated up to $5 million of additional funds for local infrastructure upgrades to support the rezoning. The intention of the funding is to enable Council to provide local infrastructure that will directly benefit the community. The funding is additional to development contributions (that is, Section 94 or Section 94A development contributions), and could be used by Council to upgrade local parks, improve the local streetscape or provide additional community facilities, for example. Precinct support scheme projects need to satisfy a number of criteria including that the projects:

●● Can be delivered in a short timeframe;

●● Will provide direct benefits to the community; and

●● Have not already been funded by other means.

Following public exhibition, City of Parramatta Council and the Department will work together to review the potential projects and reach agreement on the recommended project(s) to receive Precinct Support Scheme funding. The Department and Council would then enter into a funding agreement to detail the works to be delivered, the projects costs, project completion milestones and payment arrangements

SECTION 6: DELIVERY AND IMPLEMENTATION

FIGURE 17: POTENTIAL NEW TOWN CENTRE AT TELOPEA

6.5 MonitoringTo inform service and infrastructure delivery as the precincts redevelop over the next 20 years, the Department will monitor and report annually on the:

●● Number of housing approvals, construction commencements and completions for all housing types within the precincts;

●● Pipeline for additional housing throughout the West Central District;

●● Performance of Parramatta Council’s development processing times; and.

●● Population, household and dwelling projections for the Parramatta LGA.

31Telopea precinct proposal

Act Environmental Planning and Assessment Act

CBD Central Business District

CoP/Council City of Parramatta Council

DCP Development Control Plan

DPE/Department Department of Planning and Environment

FACS Department of Family and Community Services

FSR Floor Space Ratio

GFA Gross Floor area

ha Hectare

LAHC NSW Land and Housing Corporation

LEP Local Environmental Plan

LGA Local Government Area

Minister Minster for Planning

PSS Precinct Support Scheme

RMS Roads and Maritime Services

SEPP State Environmental Planning Policy

SIC Special Infrastructure Contributions

TfNSW Transport for New South Wales

GLOSSARY

7


ATTACHMENTS AND SUPPORTING STUDIES

8The documents to support the rezoning that have been attached to this report are listed below:

VOLUME 1

Appendix Reference Name of Document Author

Appendix A Explanation of Intended Effect DPE

Appendix B Draft rezoning maps DPE

Appendix C Demographic Analysis DPE

A comprehensive set of studies have been undertaken for the preparation of the LAHC master plan. These have been listed in the table provided below.

VOLUME 2

Appendix Reference Name of Study Author

Appendix D LAHC Master Plan Urbis

Appendix E Traffic and Transport Assessment GTA Consultants

Appendix F Community and Social Infrastructure Assessment Urbis

Appendix G Flooding and Watercycle Management Mott Macdonald

Appendix H Ecological Constraints Assessment EcoLogical

Appendix I Heritage Opportunities and Constraints Analysis Urbis

Appendix J Environmental Site History Assessment Mott Macdonald

Appendix K Retail, Residential and Feasibility Analysis Urbis

Appendix L Utilities Report Mott Macdonald

Appendix M Community Engagement Summary Report LAHC

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