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Development Assessment and Planning

16/06/2014DAP141-14 SSDCP2014 Policy Approach - Caringbah Medical PrecinctFile Number: LP/06/317369Director: Planning and Environment (RW:MC)

Executive Summary

Purpose The purpose of this report is to present a draft strategy and development controls to guide future redevelopment of the ‘Caringbah Medical Precinct’, an area adjacent to Sutherland Hospital. This precinct is proposed to be rezoned under DSSLEP2013 to R4 High Density Residential, with height and density bonuses available if the development includes a ‘Health Services Facility’. The draft development controls will become part of the new Sutherland Shire Development Control Plan 2014, to work in conjunction with the new LEP when it is gazetted.

Summary The ‘Caringbah Medical Precinct’ is an area adjacent to Sutherland Hospital which is proposed to be rezoned R4 High Density Residential under DSSLEP2013. The area is currently zoned Zone 4 Local Housing under SSLEP2006, with height set at two (2) storeys and FSR at 0.45:1. Building height up to 20m (six (6) storeys) and FSR 2:1 will be permitted under the draft LEP, but only if the development includes a ‘Health Services Facility’. For development that does not include a Health Service Facility, a height of nine (9) metres and FSR 0.55:1 will apply.

The primary purpose of the precinct is to grow local skilled jobs that can lever off Sutherland and Kareena Hospitals. If successful, the precinct will link the hospitals to Caringbah centre and contribute to its revitalisation. To deliver sufficient medical floor space to achieve this end, it is recommended that the DCP require a minimum of 25% of the floor space to be allocated to medical uses. Larger non-residential floor plates also deliver higher quality residential units.

Other requirements for the precinct are to eliminate vehicle access from the Kingsway for new development and to provide a transitional height of buildings from the Kingsway to Flide Street, with the tallest part of the development on the Kingsway. To allow good vehicle access to and from the precinct onto the Kingsway, an enlarged intersection has been proposed which will require the dedication of some land from lots on Taren Point Road near the corner with the Kingsway.

In consultation with Council's Architecture Review Advisory Panel, Building Envelope Plans and Amalgamation Plans have been prepared for the precinct. The Building Envelope Plans show two (2) options for the arrangement of mixed use development including residential flats, on sites in the precinct. Recommended amalgamations range from two (2) lot amalgamations for some lots on Hinkler Avenue up to six (6) lot amalgamations in other locations. For the block between the Kingsway and Flide Street, options show a six (6) lot amalgamation and a four (4) lot amalgamation pattern. A key consideration is to allow adequate solar access for all new flats. Amalgamated sites allow building forms to be sited to maximise solar access and privacy to units while achieving an acceptable future

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streetscape. Development on a six (6) lot amalgamation pattern in the Flide Street block can achieve the maximum FSR 2:1, while meeting the requirements of SEPP65 - Design Quality of Residential Flat Development and the Residential Flat Design Code. A four (4) lot amalgamation, while offering the possibility of a finer grain of built fabric and streetscape, which could be more sympathetic to the existing scale of dwelling development on Flide Street, may not achieve the maximum FSR 2:1. In any proposal the applicant will need to demonstrate acceptable amenity and streetscape outcomes, as well as demonstrating that adjacent lots retain their potential to be redeveloped with mixed use developments at the allowable height and FSR.

Report Details

Purpose and Background This report relates to an area in Caringbah adjacent to Sutherland Hospital to be known as the ‘Caringbah Medical Precinct’. Under DSSLEP2013 the area is rezoned to Zone R4 High Density Residential, with mapped height nine (9) metres and mapped FSR 0.55: 1 (the development standards which are proposed to apply for single dwellings under the new LEP). However, Clause 6.21 ‘Caringbah Medical Precinct’ of the new LEP offers bonus height of 11 metres and bonus floor space ratio of 1.45:1. This allows buildings up to maximum height 20 metres (six (6) storeys) and a maximum FSR 2:1. While the R4 zone will allow a range of uses including residential flats, the bonus height and FSR will only be available if the development contains a ‘Health Services Facility’.

The minimum deep soil landscaped area is set at 30% by the LEP. Clause 6.21 Caringbah Medical Precinct has objectives for the precinct including the requirement to have substantial deep soil setbacks for the planting of trees, and to provide a transition in scale to adjacent low density residential development on Flide Street.

A health services facility is defined as “a building or place used to provide medical or other services relating to the maintenance or improvement of health, or the restoration of health of persons or the prevention of disease in or treatment of injury to persons, and includes any of the following:

(a) a medical centre(b) community health service facilities(c) health consulting rooms(d) patient transport facilities(e) hospital

The primary purpose of the medical precinct is to grow local skilled jobs that can lever off Sutherland and Kareena Hospitals. If successful the precinct will link the hospitals to Caringbah centre and contribute to its revitalisation, better meet the needs of an ageing population and allow more skilled residents to work locally. To deliver sufficient medical floor space to achieve this end, it is recommended that the DCP require that a minimum of 25% of the floor space to be allocated to medical uses. This percentage requirement will be set in the Development Control Plan.

The rezoning of the precinct to allow high density residential flats as part of mixed use developments is expected to be taken up by the development industry. Council is regularly receiving enquiries from parties looking to take advantage of the new controls. Given the density of the precinct and the constraints imposed by the road network, the redevelopment of the precinct must be carefully considered in its entirety to ensure that all available sites can ultimately be developed with good amenity for future residents, and with good streetscape and landscaping outcomes. It is also important that development not leave

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single lots out of redevelopment. To achieve this aim, this report presents draft elements of a development control plan for the precinct, including a locality strategy, potential built form plan, site amalgamation plan, landscape/access plans and associated development controls.

Location Plan - Caringbah Medical Precinct outlined in red

Location and Current land use

The area, as shown in the Location Plan, is located on the Kingsway between Miranda Centre to the west and Caringbah Centre to the south-east. The area is bounded by Sutherland Hospital to the west, Flide Street and the railway line to the south and the Kingsway to the north. It is traversed by Hinkler Street and Taren Point Road. The precinct is located between Sutherland Hospital and within an 800m radius of Caringbah Centre, hence a convenient walking distance from shops, services, offices and public transport. Being located on the Kingsway near to the intersection with Taren Point Road, the precinct is readily accessible from other parts of Sydney via the Captain Cook Bridge.

The southern side of Flide Street is zoned for medium density residential development, and almost half of the block is developed and strata subdivided. Hence the residential block south of Flide Street has been excluded from the medical precinct rezoning.

The current lot configuration of the ‘Medical Precinct’ consists mainly of single dwelling lots , with one (1) larger lot occupied by a strata subdivided townhouse development on the northern side of Flide Street. Some one (1) and two (2) storey medical premises, and a villa style group home, occupy some of the lots on the western side of Hinkler Avenue. The local streets which traverse the precinct are Flide Street, Taren Point Road and Hinkler Avenue, which all have a 20m road reservation width.

The proposed medical precinct has two (2) distinct areas with different patterns of lot shape and orientation. In the block between the Kingsway and Flide Street, with a long frontage to the Kingsway, lots have a NE-SW orientation average size of 600 square metres, average

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depth 40 metres and average frontage 18 metres. There is a 2-3 metre fall in the land between the Kingsway and Flide Street.

Part Medical Precinct showing fall in land from the Kingsway and Flide Street

The second area is bounded by Sutherland Hospital in the west, Taren Point Road, and the Kingsway and traversed by Hinkler Avenue. Individual lots in this area are squarer in shape and are oriented east-west.

Locality Strategy

The vision for this mixed use precinct is to create an attractive live / work precinct beside Sutherland Hospital, consisting of medium and high rise buildings in a landscaped setting with good indigenous landscaping and pleasant spaces between buildings. In this location, residential flats with high amenity standards and landscaped setbacks will be a convenient and pleasant place to live.

The main aim of the precinct is to encourage the development of health service facilities, which can be part of mixed used developments, in conjunction with residential flats. Consistent with this aim, the Health Services Facility must be a significant part of the development and should occupy a minimum 25% of the floor area of a redevelopment. Developments of 100% health services facilities will also be permitted. The concentration of facilities in the area will limit the number of trips required to seek specialist medical advice and, with the hospitals, the area can potentially develop into a precinct of medical

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excellence. The precinct will meet the medical needs of Shire residents as well as providing specialist medical services to the region. The development of medical specialist businesses in this precinct is expected to contribute to the revitalisation of Caringbah Centre.

While development at the increased height to 20 metres and floor space ratio 2:1 will change this area, large trees and landscaping are intended to soften the visual impact of new developments and maintain the residential ambience of Flide Street. Development on the lots between Kingsway and Flide Street should have the tallest part of the development on the Kingsway, and be lower in scale on Flide Street.

The aim for the mixed use developments is to ensure all units have adequate privacy, good light and natural ventilation, and good quality landscaped private and shared open space between buildings. To allow for adequate solar access and privacy for future residents, building separation distances which increase with increased building height are required. The building envelope plan for the area assumes mixed use development, and is based on the guidelines in the Residential Flat Design Code which supports SEPP65- Design Quality of Residential Flat Development. The public domain will be improved with new pedestrian paths.

Traffic Impacts and Road Widening

A greater number of cars will be using the intersection of Taren Point Road and the Kingsway as the Caringbah Medical Precinct develops over time. A recommendation has been received from Council’s Traffic and Parking Unit to allow for a future enlargement of this intersection. The draft plan for an enlarged intersection, as shown in the plan below, will require the acquisition of some land from the adjacent lots. These lots are at 416 Kingsway, 315, 317 and 319 Taren Point Road, and 416 Kingsway on the eastern side of the intersection. The plan as shown below affects the required site amalgamations and limits vehicle entry points to redeveloped sites. The required site amalgamations and vehicle entry points are shown in the Building Envelope Plan and Amalgamation Plans. The land would be acquired as each lot was redeveloped. The acquisition would be funded by a Section 94 plan specific to the Caringbah Medical Precinct, as the work to the intersection would benefit the whole precinct.

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Intersection Kingsway/Taren Point Road: Plan showing future enlargement

The Public Domain

Part of the strategy for the Caringbah Medical Precinct is to maintain and improve the public domain. Mixed use development including residential flats at the proposed maximum FSR 2:1 will create a large increase in the residential population, which will increase the need for safe pedestrian access to shops, schools, and public transport. One purpose of increasing residential population close to centres is to encourage people to walk or use public transport in preference to private vehicles. To encourage walking, it is important to provide well lit, safe and pleasant pedestrian paths through and across the area. The pedestrian route along the Kingsway will be more frequently used as the main route to new medical premises in the Medical Precinct. The alternative pedestrian route along Flide Street will also become more intensively used. The public domain plan proposes a cross-block pedestrian link from Flide Street to Hinkler Avenue. This link could also extend to the Sutherland Hospital, as shown on the plan and would require a new pedestrian entry on the eastern boundary of the hospital. Sutherland Hospital Corporate Services have been approached to discuss the feasibility of the idea but no comment has yet been received.

To improve the appearance of the public domain, the under grounding of power lines is also desirable. While this work can be expensive, it is justified given the scale and density of redevelopment. It is intended that the frontage works design would be completed before construction of new developments begins. This approach will allow the work to be staged with new development, yet ensure a cohesive whole is ultimately delivered.

Some of the work to the public domain, as well as the works to enlarge the intersection with the Kingsway, can be funded through Section 94 Contributions as development is undertaken. A new Section 94 Plan will be required to accompany the new LEP and this will be explored in more detail in subsequent reports.

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The area of the Medical Precinct is part of an area of Sutherland Shire classified as ‘Greenweb Restoration’. The Greenweb map is a tool in Council’s policy to manage natural resources by identifying key areas of habitat and linkages between habitat areas, and strengthening links between these areas. The Greenweb Restoration area is an area where vegetated links would assist long term biodiversity, and the planting of indigenous species of vegetation is encouraged.

The precinct is bordered by the Kingsway. Council is committed to a substantial landscaping program along the Kingsway as presented in Council’s policy document “Planting the Kingsway: Kirrawee to Cronulla”. Most of the Caringbah Medical Precinct is within Section 6 of the study area. The vegetation community in this area is Sydney Turpentine Ironbark Forest, which grows on clay soils over shale. This part of the Kingsway currently has Brushbox street trees planted under wires and good median strip planting. The strategy is to reinforce indigenous planting in the public domain, and to have indigenous trees planted in front setbacks as redevelopment occurs, with recommended tree species being Scribbly Gums, Stringybarks and Blackbutts.

Building Envelope Plan and Site Amalgamation Plan

State Environmental Planning Policy No. 65-Design Quality of Residential Flat Development is the state planning policy which governs design and assessment of residential flats . The SEPP is supported by a detailed document ‘Residential Flat Design Code’ (RFDC). The RFDC has standards and principles for all aspects of residential flat design, including the provision of adequate daylight access for flats, and building separation distances which increase with increasing height. The development control plan for the Caringbah Medical Precinct must be based on the guidelines in the SEPP and the Residential Flat Design Code

The SEPP requires that a development control plan for residential flat buildings should include provisions to ensure the achievement of design quality in accordance with the SEPP and the ‘Residential Flat Design Code’. The advice of a design review panel for Sutherland Shire Council, the Architecture Review Advisory Panel (ARAP), must be considered in development assessment. In formulating DCP controls for an area where residential flats are permissible, the design review panel must also be consulted. Principles to guide the draft development controls and the building envelope plan have been developed in consultation with ARAP and reflect their feedback.

The rezoning of the Caringbah Medical Precinct means that the area will undergo extensive change. The impact on the Flide Street streetscape has been a consideration in devising the building envelopes and resulting Amalgamation Plan options. As exhibited in DSSLEP2013, all lots in the precinct have the maximum height of 20 metres (six (6) storeys). LEP Clause 6.21 ‘Caringbah Medical Precinct’ allows the height as a bonus if certain conditions are met; one being that the height transitions down from the Kingsway to Flide Street. The panel agreed that a lower height of four (4) storeys was desirable for the Flide Street streetscape. This is possible with either a six (6) lot or four (4) lot amalgamation pattern in this location (see Sections AA and BB below). However, a six (6) lot amalgamation pattern (Building Envelope Plan 2 below) allows more building bulk and height to be concentrated on the Kingsway side of the site and a better transition in scale to be achieved.

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Medical Precinct Building Envelope Plan 1 (some 4 lot amalgamations in Flide Street)

Medical Precinct: Flide Street Section AA (4 lot amalgamation)

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Medical Precinct Amalgamation Plan 1: (some 4 lot amalgamations on Flide Street)

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Medical Precinct Building Envelope Plan 2 (Some 6 lot amalgamations in Flide Street)

Medical Precinct: Flide Street Section BB (6 lot amalgamation)

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Medical Precinct Amalgamation Plan 2: (some 6-7 lot amalgamations on Flide Street)

Amalgamation Pattern

There is no minimum lot size required in the new LEP for the development of residential flat buildings in the Caringbah Medical Precinct. However, site amalgamation will be essential if a mixed use development is to achieve a floor space ratio of 2:1 with height up to 20 metres and also comply with the design requirements of SEPP 65. An Amalgamation Plan with some variants has been produced for the precinct, taking into account these requirements as well traffic issues and streetscape considerations.

One objective for the precinct is to limit vehicle access from the Kingsway to redeveloped sites, thereby improving safety and traffic flow. This objective is one of the determining factors for site amalgamation. Sites on the Kingsway, if they are to be redeveloped, must be part of an amalgamation so that vehicle access can occur from secondary roads. The enlargement of the intersection of Taren Point Road and the Kingsway, which will limit vehicle access to sites close to the corner, also dictates some amalgamations.

Another consideration was the different streetscape impacts of different sizes of amalgamated sites. Potential built forms were tested for different amalgamation patterns of lots across the precinct. For development on Flide Street members of ARAP considered that a four (4) lot amalgamation will produce a smaller scale of building, and consequently a finer grain of development. Developments on smaller lots could sit more comfortably with the existing single dwellings and townhouses on that street, particularly having regard to the process over time as it changes from existing single residential to larger mixed use buildings.

The intention of producing an Amalgamation Plan is to encourage an orderly redevelopment of the area which does not leave isolated lots with single dwellings. However, a further

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observation from the panel was that a variation of amalgamation patterns in a redevelopment precinct allows for a more interesting streetscape than a uniform pattern of site amalgamation. The precinct has two (2) distinct areas with different lot shapes and orientation. The Amalgamation Plan shows a range of amalgamations for different parts of the precinct, with 2, 3 and 4 lot amalgamations shown on Hinkler Avenue and Taren Point Road. A four lot cross- block amalgamation plan is shown for the Hinkler Avenue/ Taren Point Road block. This pattern allows for the maximum number of north facing units.

For some sites in the block between the Kingsway and Flide Street, two (2) alternative site amalgamation patterns have been shown: a four (4) lot amalgamation (Amalgamation Plan 1: Sites 13, 14, 15, 18 and 19) and a six (6) lot amalgamation (Amalgamation Plan 2: Sites 22, 23 and 24 (7 lot), 25 (7 lot) and 26). Development on a six (6) lot amalgamation for these sites has been demonstrated as achieving the maximum FSR 2:1, while meeting the requirements of SEPP65. Studies have shown that amalgamations of four (4) sites have difficulty in achieving 2:1 FSR and satisfying amenity requirements while limiting height on Flide Street to four (4) storeys.

While the smaller lot amalgamation may not produce the maximum FSR of 2:1, applicants can choose to demonstrate an acceptable design outcome on a four-lot amalgamation in this location. Where it includes residential flats the proposal must comply with SEPP65 design guidelines for residential flats. Each proposal must also allow the development of future medical/residential flat developments on adjacent sites which can also comply with SEPP65 design guidelines. Where sites consisting of smaller lot amalgamations are sought, the maximum FSR 2:1 may not be possible without compromising good residential amenity. Ultimately this will need to be tested in the assessment of development applications. It is possible that, while the Amalgamation Plan will be used as a guide, some variations from the Amalgamation Plan will occur over time.

The recommended variants on amalgamated sites are summarized below:

Site 1: 3 lot amalgamation. Vehicle access off Hinkler AvenueSites 2, 3, 4: 2 lot amalgamationsSite 5: 3 lot amalgamationSite 6: 5 lot amalgamation: Vehicle access off Hinkler AvenueSites 7, 8, 9, 10 and 11: 4 lot amalgamationsSite 12: 6 lot amalgamation: Vehicle access off Taren Point Road (or Site 21: 4 lot amalgamation)Sites 13, 14, 15, 18, 19: 4 lot amalgamations: Vehicle access off Flide Street(or Sites 22, 23, 26: 6 lot amalgamations), Sites 16, 17: 5 lot amalgamations. Vehicle access off Flide Street(or Sites 24, 25: 7 lot amalgamations) Site 20: 3 lot amalgamation: Vehicle access off Willarong Road

Building Envelope Plans for the area have been devised, with four (4) lot and six (6) lot site variants for Flide Street. The plans show an optimum arrangement for the mixed use development if all the sites are developed up to the maximum density of FSR 2:1. The proposed building envelopes in the plan are an arrangement of built forms with a residential component which could comply with SEPP 65 and allow similar development on neighbouring sites to also comply with SEPP65 in terms of building separation and solar access for the flats. Other built form options could be possible for amalgamated sites, but achieving the maximum floor space ratio may not then be possible. However, alternate building layouts may be considered provided it is demonstrated that they achieve equal or better amenity for new development, and for anticipated neighbouring development.

The recommended building envelopes show a variation of building height on the

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amalgamated sites between the Kingsway and Flide Street. The height variation allows the best solar access for each flat in the development. Development with a transition down to a lower height onto Flide Street will also contribute to a streetscape compatible with existing dwellings.

The illustrations of possible building layouts are based on 25% medical uses and upper floor 75% residential use. A key difference between these uses is that a larger floor plate is possible for medical use in comparison to residential use. Under SEPP65 guidelines, building depth should be narrow (recommended as 18 metres) to allow for adequate light and ventilation for each flat. The larger floor plate possible for health service facility use allows for a different building form and could make the maximum floor space ratio easier to achieve. Even more flexibility in the floor plan would be available with 100% health services facility use.

Front Setbacks, Side and Rear Setbacks and Landscaping

The setbacks in the Medical Precinct have been informed by the Building Envelope Plan, which allows FSR 2:1 to be achieved. All setbacks in the precinct should be deep soil landscaped area.

Front Setbacks: The Kingsway

In the Caringbah Medical Precinct, the required front setback from the Kingsway is 7.5 metres. This is consistent with the setback required for residential development under SSDCP2006. Also consistent with the draft DCP controls for residential development, a 1.5 metre articulation zone will be allowed in the 7.5 metre front setback. This will allow parts of the building, such as awnings and balconies, to protrude into the 7.5 metre setback.

Front Setbacks: Hinkler Avenue, Flide Street, Taren Point Road

In the Caringbah Medical Precinct, the required front setback from Hinkler Avenue, Flide Street and Taren Point Road is six (6) metres. This reduced setback is necessary to achieve the permissible FSR.

Side and Rear Setbacks

With potential for developments to height 20 metres (six (6) storeys), it is important that future developments allow for adequate solar access and privacy to residents. This requires side setbacks which increase with increased building height. These are based on SEPP 65 and the Design Guide for Residential Flat Development. Separation between buildings is required to minimise adverse amenity impacts. This is particularly important where multi storey residential flat buildings are planned. Buildings that are too close together can create amenity problems, including lack of visual and acoustic privacy, loss of daylight access to dwellings and to private and shared open spaces. An important aim in setting the control is to share the burden of building separation requirements between neighbouring development sites.

The building envelope plan shows 12 metre building separation distances, which is the standard recommended in the SEPP for the building separation between habitable rooms/balconies for buildings up to 12 metres (four (4) storeys), to be shared between lots. For sites on Hinkler Avenue and Taren Point Road, the plan shows a nine (9) metre side setback on the northern boundary and a three (3) metre side setback on the southern boundary (totalling 12 metre building separation).

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For floors in buildings above 12 metres, upper storeys are to be set back by an additional three (3) metres. This setback allows a greater separation from adjacent buildings at this greater height. The setback also allows better articulation of the building and reduces its perceived bulk.

Landscaping

Under the draft LEP a landscaped area of 30% is required for each site in this residential flat zone. Landscaped area is defined in the LEP as deep soil, so does not include landscaping on podiums or above basements. Where podiums occur, it is, however, desirable that they are landscaped. Podiums with landscaping improve the amenity of flats with attractive recreational areas, provide outlooks from the flats and improve the microclimate. Deep soil landscaping fulfils these functions and more for the whole environment. In this residential flat zone with a relatively high FSR, each development will require a large underground car park, so these two (2) essential elements: underground car park and deep soil landscaping, must work together in any development proposal. The building envelope plan is based on achieving the required 30% landscaped area.

Vehicle access to redeveloped sites

To ensure safe vehicle movements to the new mixed use developments, vehicle access from the Kingsway will not be permitted to redeveloped sites. As shown on the Amalgamation Plan, lots on the Kingsway must be amalgamated with lots which have a frontage to another road, Flide Street, Hinkler Avenue or Taren Point Road. The vehicle entry point to the amalgamated site must be from the secondary road. This will enhance traffic and pedestrian safety on the Kingsway.

Other design considerations: State Environmental Planning Policy Infrastructure: ‘Development near Rail Corridors and Busy Roads - Interim Guidelines’.

The Caringbah Medical Precinct is located between the Kingsway and the railway line. The Infrastructure SEPP requires that development affected by noise from roads or railway lines must be designed in accordance with the guidelines published by the Department of Planning in 2008, to protect the amenity of future residents (‘Development near Rail Corridors and Busy Roads - Interim Guidelines’). For residential flats affected by road and rail noise, noise and vibration attenuation measures may be required, such as the selection of appropriate building methods and materials, and air conditioning.

ConclusionFor the Caringbah Medical Precinct, the draft Building Envelope Plans and Amalgamation Plans in this report show mixed use redevelopments in accordance with the following development standards:

· SEPP65 and the Design Code for Residential Flat Buildings· Draft LEP controls (DSSLEP2013): · Maximum floor space ratio 2:1, maximum height 20 metres (six (6) storeys) and

minimum landscaped area of 30%, and · Draft DCP controls: · Health Services Facilities minimum 25% of each redevelopment, · Minimum front setback from the Kingsway 7.5 metres· Minimum front setback from Flide Street, Taren Point Road and Hinkler Street: six (6)

metres· Side setbacks which meet minimum building separation distances of 12 metres for

buildings up to 12 metres in height, with upper floors set back an additional three (3)

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metres to achieve building separation of 18 metres in accordance with the RFDC.

The development standards should also create an acceptable streetscape and deliver a high standard of amenity for future residents.

While proposals for redevelopment of smaller lot amalgamations may be considered, any such proposal for a development on a smaller site must demonstrate that the proposal is of high design quality, and, where it includes residential flats, complies with SEPP65 design guidelines and the Residential Flat Design Code. Development schemes claiming the bonus height and density must allow for the development of future mixed use developments on adjacent sites which can also comply with SEPP65 and the RFDC.

Where sites consisting of smaller lot amalgamations are sought, it is unlikely that the maximum FSR 2:1 can be achieved without compromising residential amenity.

Report Recommendation

That the principles and draft controls in this report be endorsed as a basis for the drafting of the development control plan for the Caringbah Medical Precinct, for inclusion in the Draft Sutherland Shire Development Control Plan 2014.

Committee Recommendation

That the principles and draft controls in this report be endorsed as a basis for the drafting of the development control plan for the Caringbah Medical Precinct, for inclusion in the Draft Sutherland Shire Development Control Plan 2014.

(The Mayor, Councillor Simpson / Councillor Provan)

Resolution

That the principles and draft controls in this report be endorsed as a basis for the drafting of the development control plan for the Caringbah Medical Precinct, for inclusion in the Draft Sutherland Shire Development Control Plan 2014.

(Councillor Walton / Councillor Schreiber)