sydenham to bankstown draft urban renewal …...o future rapid transport services along the sydenham...

SA6877 - Sydenham to Bankstown Corridor Strategy - Submission for Canterbury Hurlstone Park RSL

31 August 2017

Director – Urban Renewal

Department of Planning & Environment

GPO Box 39

SYDNEY NSW 2001

Dear Sir/Madam,

SYDENHAM TO BANKSTOWN DRAFT URBAN RENEWAL CORRIDOR STRATEGY - SUBMISSION FOR CANTERBURY HURLSTONE PARK RSL CLUB

1. INTRODUCTION AND BACKGROUND We write on behalf of the Canterbury Hurlstone Park RSL Club, who own land located at 20-26 Canterbury Road, Hurlstone Park (the Club site) and 120-126 Crinan Street (which is used as a secondary car park for the Club), in relation to the Revised Draft Sydenham to Bankstown Urban Renewal Corridor Strategy (Revised Strategy) and specifically the revised Hurlstone Park Station Precinct Plan (Revised Hurlstone Park Plan). The location of the subject sites is shown in Figure 1. We note that a submission was prepared on behalf of the owners in June 2016 in relation to the exhibited Draft Strategy (see Appendix A).

Figure 1 – Location Plan

SA6877 - Sydenham to Bankstown Corridor

Strategy - Submission for Canterbury Hurlstone

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In relation to the Revised Hurlstone Park Plan, we understand that:

The housing growth target for Hurlstone Park has been significantly reduced from 1,168 new dwellings to only 100 new dwellings by 2036. This reduction primarily relates to an increase in single dwelling areas to respond to local character and public submissions.

The Club site retains the allocation for future ‘main street shop top housing’, with indicative heights up to 5 storeys with the upper two floors setback (see Figure 2). This height is less than the maximum height limit for the Club site under the Canterbury Local Environmental Plan 2012 (CLEP 2012). The Revised Strategy indicates that the proposed future height and density on the site will be subject to the Canterbury Road Review process currently being undertaken by the City of Canterbury Bankstown Council (Council).

120-126 Crinan Street retains the allocation as a ‘single dwelling area’ with indicative building heights of 1-2 storeys. This site is not intended to be included within the Canterbury Road Review.

Figure 2 - Revised Land Use Plan – Hurlstone Park Precinct

Source: DP&E (June 2017) and Urbis



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As discussed in more detail in the following sections of this submission, our client seeks DP&E support to amend the Revised Hurlstone Park Precinct Plan to reflect the following:

The Club site be allocated for future ‘high rise/mixed uses’ with a maximum height of 9-12 storeys, pending the outcome of the Canterbury Road Review.

120-126 Crinan Street be allocated for ‘medium rise housing’ with a maximum height of four storeys and be included in the Canterbury Road Review.

2. THE SITE A detailed description of the Club’s sites was provided in the initial submission (see Appendix A).

Having regard to this initial submission, we reiterate the following key characteristics of the Club’s strategic location for urban renewal:

The Club site is a large landholding of 10,550sqm and is the only site suitable for development in Hurlstone Park, which is larger than 10,000sqm.

The site at 120-126 Crinan Street is a vacant site used for car parking and has a total area 2,800sqm.

Both the Club site and 120-126 Crinan Street are in single ownership of a Registered Club.

The Club site has a significant presence along Canterbury Road and is located at the key intersections of:

o Canterbury Road and New Canterbury Road, key arterial roads through the LGA; and

o Canterbury Road and Crinan Street, a main local street which includes the Hurlstone Park local village centre and terminates at the Hurlstone Park train station.

Both sites are within easy access to supporting infrastructure and services (see Figures 3 and 4) including:

o 700m (10 minute walk) to Hurlstone Park train station and local shops, which form the village centre along Crinan Street.

o Future rapid transport services along the Sydenham to Bankstown Line providing faster public transport to the Sydney CBD and Bankstown.

o High frequency bus services, which provide access from the site to surrounding suburbs and destinations such as Five Dock, Burwood, Mascot and Bondi Junction.

o Existing services already provided by the Club including food and beverage, fitness centre, registered training courses, functions and events, and community uses.

o Extensive sporting facilities and parklands (Ewan Park) located to the south of the Hurlstone Park train station, community facilities located on Crinan Street and Yeo and Peace Parks to the north.



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o Numerous primary and high schools including Yeo Park Infant School, Canterbury Boys High School, Canterbury Girls High School, Canterbury Public School, St Paul of the Cross Primary School and Ashbury Public School.

Figure 3 – Public Transport Accessibility

Source: Urbis



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Figure 4 – Local Retail and Amenities

Source: Urbis

Having regard to the above, the Club’s sites are strategically located within the Sydenham to Bankstown Urban Renewal Corridor; in close proximity to Hurlstone train station; regular bus services along Canterbury Road; shops and services associated with the village centre; and sporting facilities and parklands. The sites therefore present a unique and significant opportunity to increase residential densities and provide additional jobs and to ensure a mix of housing is provided in Hurlstone Park to meet the future needs of the community.



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3. URBAN RENEWAL OPPORTUNITIES 3.1. THE CLUB SITE To demonstrate that increased density on the Club site can be accommodated, the initial submission was supported by an indicative scheme prepared by Altis Architecture (see Appendix A). Figure 5 includes the indicative concept plan and sections for the Club site.

Figure 5 – Indicative Concept Plans for Club Site



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Source: Altis Architecture

The key features of the indicative concept are reiterated as follows:

Varied building heights across three towers, which provide an appropriate design response to the significant size of the site, the existing Club facility and the strategic and gateway location of the site.

Building heights of 9-12 storeys above a lower podium addressing Canterbury Road and Crinan Street, with significant setbacks from the future towers to the southern boundary to minimise impacts on the low scale residential area. The proposed tower forms have been positioned to the west of the site to minimise additional overshadowing impacts to residential properties to the east.

Whilst the potential future uses on the site have not yet been determined, there is an opportunity to establish a genuine mix of complementary uses including:

o Potential future expansion of the RSL Club facilities and offerings, strengthening its role as a local destination and community hub;



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o Residential apartments and accommodation;

o Community facilities, such as a library or community centre;

o Multi-generational care, such as child care centre, youth meeting spaces, seniors housing, retirement living;

o Medical and wellbeing centres; and

o Food and beverage premises.

The indicative concept and significant opportunity presented by the Club site is reflected in the strategic intent of the Revised Hurlstone Park Plan, which states the following:

“Opportunity for taller mixed use buildings on Canterbury-Hurlstone Park RSL, pending the outcome of Canterbury Road review. Additional public benefit (provision of community centre and/or library) and compliance with NSW Apartment Design Guide will be provided as part of the future development of the RSL for a more intensive use. Any proposal for increased height and density on the site will need to demonstrate strong design principles.”

This is consistent with the urban design peer review recommendations, which state:

“The CM+ review identified the opportunity for taller mixed use buildings on Canterbury-Hurlstone Park RSL. The Community workshop in Hurlstone Park also highlighted a preference of future development being located along Canterbury Road, where public domain improvements can be delivered through renewal.

It is recognised that the site’s significant size and proximity to local retail and transport services may make it suitable for greater density and height. The future redevelopment of the site could support taller towers that protrude from a low scale podium. The incorporation of any taller building elements require the appropriate management of interface issues with surrounding neighbourhood areas. There is an opportunity to deliver additional public benefit such as the dedication of additional floor space for community uses (e.g. library or community centre).”

Whilst the Revised Strategy provides clear support for increased urban densities on the Club site, the proposed height and density on the site the Revised Strategy states it will be subject to the separate Canterbury Road Review process being undertaken by Council. We understand that the Revised Strategy will be updated to reflect the outcomes of the Canterbury Road Review for the Club site.

Following a meeting with Council on 14 August 2017, Council Officers advised that the Canterbury Review will be publicly exhibited in September 2017. We have reviewed the documents considered at the Council Meeting on 25 July 2017 and understand the vision for the corridor includes:

A concentration of mixed use development with multi-unit housing in seven identified ‘junctions’ (or centres as shown on the corridor plan), located where streets that connect north to the railway line form a junction with Canterbury Road. The Club site at the intersection of Canterbury Road and Crinan Street has not been identified within or adjacent to one of these junctions.



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Additional mixed-use housing in a further 11 ‘localities’, which are located to align with the longer-term plan for new open space, streetscape and public domain improvements access the Greater Canterbury Corridor. The localities are located on the northern side of Canterbury Road on the following basis:

o “housing can orient north, away from the road in a specific ‘noise barrier’ building typology;

o A residential address can be provided via a network of new lanes to the north;

o There are fewer potential impacts for adjacent single dwellings; and

o There is better access to services, public transport and, in the longer term, broader amenity and open space outcomes outlined in the Urban Design Study for land between Canterbury Road and the T3 Bankstown Line.”

It is noted that there are only nine localities shown on the corridor plan that forms part of the Canterbury Road Review. The Club site has not been identified as one of these localities.

Multi-storey housing will be excluded from land fronting Canterbury Road that is outside these centres and localities, including the Club site. Multi-storey housing is defined in the Canterbury Road Review as “Residential flat building, shop top housing or mixed-use development (with a residential component).” The justification states that “Concentrating residential development, as part of a mixed use development, within the identified Junctions and Localities will support more feasible development outcomes in those locations.” Following discussions with Council Officers, we understand this recommendation would essentially ‘downgrade’ the current land use zoning of the site and prohibit residential development as part of any future mixed use development.

Our client intends to prepare a separate submission to the Canterbury Road Review once it is placed on public exhibition. Nonetheless, given the Revised Strategy defers future land use, height and density outcomes to the Canterbury Road Review, we highlight the following:

The Club site appears to have been completely overlooked in the Canterbury Road Review, with no specific reference to the site or justification for its exclusion from the identified junctions and localities. Given the site’s significant size (10,550sqm), location at the junction of Canterbury Road and Crinan Street and proximity to the train station and local retail (700m), the site provides an ideal opportunity to establish increased densities consistent with the other junctions identified in the Canterbury Road Review.

Following discussions with Council, it is evident that a number of the identified junctions and localities correspond with developments that were approved by the former Canterbury Council that exceed the height and massing controls set by the CLEP and Canterbury Development Control Plan 2012 (CDCP).

The Canterbury Road Review highlights that “There is an urgent need to address the critical open space and social infrastructure deficit.” The Revised Strategy recognises the opportunity to deliver additional public benefit on the Club site, such as a library or community centre, which our client supports.



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The Canterbury Road Review recognises that “There is not sufficient main street demand to support a proliferation of shop-top housing along Canterbury Road. This is shown in the vacant retail tenancies in recently completed shop top housing developments.” It is envisaged that the existing Club would be retained across the lower levels of any future mixed use development of the site. Other potential future uses could include an expansion of the RSL Club facilities and offerings, community facilities, child care centre, and food and beverage premises. The site therefore presents a unique opportunity to leverage the existing Club facilities and support a viable mix of other complementary uses that will activate Canterbury Road and Crinan Street.

The Club site is already located in the B2 Local Centre Zone, the preferred zone for the identified junctions and localities to support medium and high density housing as part of mixed use development. The potential future uses identified previously are entirely consistent with the objectives of the B2 Zone.

In terms of the ‘criteria’ identified for determining the localities, we would comment as follows:

o The substantial depth of the site (60m) and inclusion of non-residential uses over the lower levels of the building allow an appropriate design response to be delivered in response to the noise barrier and setbacks from sensitive residential interfaces. The Club also owns residential properties to the immediate south of the Club site, which further increases setbacks at this sensitive interface.

o Preliminary testing of the indicative concepts has found that appropriate residential amenity and solar access both within the site and to surrounding development can be achieved.

o The Club site has better access to public transport than the majority of the identified junctions and localities identified in the Canterbury Road Review. As shown in Figure 6, the subject site and only two of the identified junctions are within an 800m walk of a train station. As outlined in the Revised Strategy “800m is a 10 minute walk for most people and has broadly been accepted as a walkable catchment for public transport.” The other junctions and localities are therefore outside the walkable catchment and will be reliant on north-south bus routes or more likely car usage to the train stations. This suggests that the Club site has superior amenity to public transport options than the other localities along the Canterbury Road corridor.

In light of the above, the Canterbury Road Review provides a missed opportunity to realise the unique potential of the Club site for increased residential densities and additional jobs and community facilities within an 800m catchment of the Hurlstone Park train station. Given the strategic location of the Club site, the Revised Strategy should be amended to ensure consistency and reflect the significant opportunity for major urban renewal.

SA6877 - Sydenham to Bankstown Corridor Strategy - Submission for

Canterbury Hurlstone Park RSL 11

Figure 6 – Canterbury Road Review – Station Access Comparison

Source: City of Canterbury Bankstown Council (July 2017) and Urbis



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3.2. 120-126 CRINAN STREET The indicative scheme prepared by Altis Architecture for the Club-owned land also included a preliminary concept for 120-126 Crinan Street. Figure 7 includes the indicative concept plan and sections for this site.

The key feature of the plan is a four storey built form, which presents as a three storey development through the inclusion of a reduced floor plate and upper level setback to the fourth storey in accordance with the provisions in the CDCP. The indicative built form incorporates a consistent setback of 6m to surrounding sites.

The Crinan Street site has the potential to be developed for seniors housing and medical centre. Given approximately 53.08% of the population of the Hurlstone Park is within the 40-64 or over 65 age categories (2016 Census), seniors housing would provide an opportunity for residents in Hurlstone Park to “age-in-place”.

Figure 7 - Indicative Concept Plans for 120-126 Crinan Street



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Source: Altis Architecture

The site at 120-126 Crinan Street is approximately 2,800sqm and used as a secondary car park for the Club. Inclusion of this vacant site within the ‘single dwelling area’ fails to recognise the following:

The opportunity to address an unmet demand for seniors housing and retirement living, and to enable the provision of community uses on the site such as a medical centre.

The Crinan Street site is within the 800m walking catchment of the Hurlstone Park train station and local services.

The site is in single ownership and is larger than the majority of the sites within the Hurlstone Park ‘medium rise housing’ area, which are less than 400sqm or between 400 and 1,000sqm. The redevelopment of the site would therefore avoid the constraints associated with the amalgamation of these smaller parcels of land.

The size of the site enables a design response that can address the medium rise housing typology outlined in the Revised Strategy, including:

o A maximum of four storeys with upper floor setback to provide transition in scale to existing development surrounding the site;

o An upper level setback to minimise the scale of building to the street;



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o Provision of a front landscape setback of 6m; and

o Side and rear setbacks in accordance with the CDCP to retain amenity for neighbouring properties.

Given the characteristics of the site, its relationship to the main Club site and its proximity to the Canterbury Road corridor, we are of the view that it should be included within the Revised Strategy. Redevelopment of the Club-owned land offers significant opportunity to ensure a mix of housing and additional community uses are provided in Hurlstone Park to meet the future needs of the community.

Further, the land to the west of the car park between Crinan Street and Dunklin Avenue is arguably a missing “tooth” of land located along Canterbury Road, which has not been considered in either the Revised Strategy or Canterbury Road Review but also provides opportunity for urban renewal. It is noted that surrounding land along this road corridor to the north-east and south-west is zoned B2 Local Centre and land on the opposite side of Canterbury Road is zoned B6 Enterprise Corridor under the Ashfield Local Environmental Plan 2013. These zones permit a broader range of land uses and greater height and densities than what is permitted on the existing R3 zoning for the land to the west of the car park between Crinan Street and Dunklin Avenue.

4. HURLSTONE PARK HOUSING TARGET As part of the Revised Strategy, the housing growth target for Hurlstone Park has been significantly reduced from 1,168 new dwellings to only 100 new dwellings by 2036. This reduction reflects concerns for local and heritage character and recognises the prevalence of strata title development and small residential land holdings, which are difficult to amalgamate and can lead to fragmented development.

The indicative concept prepared by Altis Architecture demonstrates that approximately 256 units could be accommodated on the subject sites, which more than doubles the housing target for Hurlstone Park. Increasing the potential for more dwellings, jobs and community facilities on the subject sites will ease pressure to redevelop more sensitive and constrained land within Hurlstone Park. While the final yield would be subject to further design testing, extensive community consultation and Council consideration, it demonstrates that there is capacity for more than 100 new dwellings in Hurlstone Park by 2036. Furthermore, the majority if not all the “heavy lifting” could be achieved by the Club-owned land in meeting the dwelling target for Hurlstone Park.

5. INFRASTRUCTURE FUNDING It is understood that the DPE is preparing a Special Infrastructure Contribution (SIC) to identify the regional infrastructure improvements that will be required to accommodate the projected growth. It is understood that the SIC levy will fund a range of community, transport and open space improvements. However, there are no details regarding the contribution rate or the required timing for payment (ie rezoning or development application stage).

Further, it is unclear whether local Councils will also be seeking to introduce their own local infrastructure contributions in addition to the SIC levy. Concern is raised regarding the potential cumulative effects of the unknown contributions/levies and the equitable distribution of costs based on the proposed infrastructure delivery benefits. Additional consideration may need to be given to the



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potential impact on the feasibility of future redevelopment and achieving the planned revitalisation of land within the station precinct.

6. CONCLUSION The substantial size of the Club-owned land, its single ownership status and its strategic location presents a viable opportunity to accommodate increased urban density, which will provide a substantial contribution to housing and jobs targets in Hurlstone Park. The sites are located on the fringe of the suburb, away from the heritage and low scale character of Hurlstone Park, and are within walking distance of the train station. Furthermore, the land provides a significant opportunity for the Club to make a substantial contribution to additional local services and amenities for the community in a key location.

In response to the strategic location of the Club-owned land, our client requests DP&E support to amend the Revised Hurlstone Park Precinct Plan to reflect the following:

The Club site be allocated for future ‘high rise/mixed uses’ with a maximum height of 9-12 storeys, pending the outcome of the Canterbury Road Review.

120-126 Crinan Street be allocated for ‘medium rise housing’ with a maximum height of four storeys and be included in the Canterbury Road Review.

The land fronting Canterbury Road, to the west of 120-126 Crinan Street between Crinan Street and Dunklin Avenue, be addressed within the Revised Strategy given it provides an appropriate opportunity for urban renewal.

Thank you for the opportunity to provide this submission. We look forward to your response to our submission and to ongoing discussions with the DP&E and Canterbury Bankstown Council in relation to the Revised Strategy and Canterbury Road Review.

We would be please to meet with the relevant DP&E officers to discuss our submission at their earliest convenience.

Yours sincerely,

Sarah Horsfield

Director



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APPENDIX A Initial Submission on Behalf of Canterbury Hurlstone Park RSL Club

SA6194_CANTERBURY HURLSTONE PARK SUBMISSION_FINAL

24 June 2016

Ann-Maree Carruthers Director, Urban Renewal Department of Planning and Environment 22-33 Bridge Street SYDNEY NSW 2000

Dear Sir / Madam,

Sydenham to Bankstown Urban Renewal Corridor – Draft Hurlstone Structure Plan: Canterbury Hurlstone Park RSL

1 Introduction and Background

We write on behalf of Canterbury Hurlstone Park RSL who own land located at 20-26 Canterbury Road, Hurlstone Park (the Club site) and 120-126 Crinan Street (which is used as a secondary car park for the Club), in relation to the draft Sydenham to Bankstown Urban Renewal Corridor Strategy (Draft Strategy) and specifically the Draft Structure Plan for Hurlstone Park.

The Draft Strategy aims to improve the overall supply of new housing within the corridor, as well as ensuring a choice of housing to meet the needs of diverse communities. The strategy identifies a total growth target of 36,000 new dwellings and 9,900 jobs by 2036.

In relation to the Department of Planning and Environment (DPE) investigation and assessment process for the Draft Strategy, we understand that:

The Draft Strategy was publically announced by the Minister of Planning and Environment on 23 May 2015.

As part of the Structure Plan process, current land uses were identified along with ‘proposed areas of change’. The initial release of the Draft Structure Plan for Hurlstone Park showed the following:

The Club Site as a proposed area of change specifically for ‘main street shop top housing’ with indicative heights of 3-5 storeys. This is less than the maximum height limits for the Club site under Canterbury Local Environmental Plan 2012 (CLEP 2012).

120-126 Crinan Street as a proposed area of change for what appears to be ‘low rise housing’ with indicative building heights of 2-4 storeys. Although it must be noted that it is very difficult to distinguish the difference between the yellow colour on the ‘Land Use and Infrastructure Plan’ for “low rise housing” and “single dwelling areas” (houses) which have indicative building heights of 1-2 storeys.

The Draft Strategy was placed on public exhibition which closed on 7 February 2016.

The former Canterbury Council resolved on 25 February 2016 that its Council Report on the exhibited Draft Strategy be forwarded to DPE as a formal submission to the draft Strategy. In relation to Hurlstone Park, the report requests that:

SA6194_CANTERBURY HURLSTONE PARK SUBMISSION_FINAL PAGE 2

DPE be advised that increases in density proposed for Hurlstone Park are not supported until a study has been undertaken of the Heritage Conservation Area potential of Hurlstone Park;

Any reference to Canterbury Road is to be excluded from the Draft Strategy. We understand from our review of the Council Officers Report and subsequent motions put to the Council meeting by Councillors that this resolution was put forward and endorsed by Councillors as the new Canterbury Road/Canterbury Road corridor was seen to be already delivering residential housing through mixed use development in the area.

DPE held community and stakeholder consultation forums during April and May 2016.

We understand that feedback is currently being considered with relevant amendments now being made to the draft Structure Plans which are expected to be re-released for public exhibition in July- August 2016.

Following public exhibition, the ‘Proposed Land Use Plans’ were amended and in relation to the subject sites the amended Draft Hurlstone Park ‘Proposed Land Use Plan’ (shown in Figure 1) identifies that:

The Club site is capable of accommodating ‘main street shop top housing’ development with indicative heights of 3-5 storeys, with up to 8 storeys on corner sites and deep blocks; and

120-126 Crinan Street is allocated as a ‘single dwelling area’ with indicative heights 1-2 storeys.

Figure 1 – HURLSTONE PARK – PROPOSED LAND USE PLAN


Following public exhibition the proposed area of change for Hurlstone Park was also revised to amend errors relating to precinct boundaries and the depictions of current land use. However, as part of these amendments, the subject sites were removed from the proposed area for change as shown in Figure 2.

Figure 2 – HURLSTONE PARK – PROPOSED AREAS OF CHANGE

The Club site is the gateway site marking the entrance to the Canterbury-Bankstown LGA along Canterbury Road. The Club site is strategically located less than 800m from the Hurlstone Park Train Station, shops and services and is adjacent to a high frequency bus route along Canterbury Road.

The substantial size of the Club site; its single ownership status and its strategic location presents a viable opportunity to accommodate increased urban density which will provide a substantial contribution to housing and jobs targets in Hurlstone Park on the fringe of the suburb away from the heritage and low scale character of Hurlstone Park. Furthermore, it provides significant opportunity for the Club to make a substantial contribution to additional local services and amenities for the community in a key location.

This letter seeks DPE support for the following:

The Club site and 120-126 Crinan Street be identified as opportunities for major urban renewal and included as an ‘area of change’ as part of the Hurlstone Park Structure Plan.

The Club site be allocated for future ‘high rise / mixed uses’ with additional density including 9 -12 storey height to reflect the site’s strategic location.

120-126 Crinan Street be allocated for ‘medium rise housing’ with an indicative height of 4 storeys.


2 The Site, Site Context and Recent Development Activity in the Area

2.1 REGIONAL CONTEXT

Hurlstone Park is located within the recently-amalgamated City of Canterbury-Bankstown Local Government Area (LGA) and approximately 8.5km from the Sydney CBD.

Hurlstone Park borders the suburbs of Dulwich Hill to the north and east, Earlwood to the south and Canterbury to the west. Hurlstone Park is predominantly residential in nature. The small row of local shops along Crinan Street forms the village centre. Commercial and mixed use activities, including the Club site are located on Canterbury Road and New Canterbury Road, close to the key intersection of these two major roads. The Cooks River forms the southern boundary of Hurlstone Park.

2.2 THE SUBJECT SITES

The not-for-profit Club provides a wide range of services and offerings for local community including to its large member base, including live entertainment, food and beverage, function centres and meeting spaces, gaming, fitness centre, as well as a range of intra-clubs providing a variety of recreational, sporting and social activities. The Club supports community needs by providing complementary spaces for school events and local groups which meet on a regular basis. The Club also celebrates the cultural variety and diversity of the local community; supports sporting groups and hosts commemorative events to mark significant historical days including Anzac Day. As a consequence of the quality of the range of services the Club has a significant membership base and has a strong presence in the local community.

The Canterbury Hurlstone Park RSL is located at 20-26 Canterbury Road, Hurlstone Park. The site has main street frontage to Canterbury Road, a classified road to the north-west. It is also bound by Crinan Street to the south west (a local main street), Wattle Lane to the north and is immediately adjacent to low residential development to the east.

The site is currently occupied by the Club building which is situated on the southern portion of the site with the car park provided in the northern half of the site. The Club comprises a three storey building containing lounge areas, restaurants, cafe, kitchen, gaming area, external terraces, TAB, foyer, auditorium, conference rooms, training rooms, function rooms and storage space, gynasium, staff parking. A multi-level car park is located immediately to the north of the club building providing car parking for the patrons of the club, with at grade parking and a porte-cochere located in front of the Club and multi-level car park.

Vehicular access into the site is provided via Wattle Lane with an exit provided directly onto Canterbury Road. The porte cochere also has separate access points to and from Canterbury Road.

The site is well-serviced by public transport. A city bound bus service (428 and L28) can be accessed from Canterbury Road, with a bus stop located immediately outside the Club. Bus frequencies along Canterbury Road are high (> 6 services/hour). Canterbury Hurlstone Park RSL is also located less than 800m from the Hurlstone Park Railway Station, which is located on the Bankstown Line and connects to the Sydney CBD in appropriately 20 minutes during peak periods.

The Club also owns the site opposite at 120-126 Crinan Street which is utilised as a second car park for Club use.

The Club also owns the adjoining lot to the south of the Club site at 117-119 Crinan Street which is occupied by a single dwelling house and 8 The Avenue to the east which is occupied by a single dwelling house.


FIGURE 3 – SUBJECT SITE AERIAL

The Club Site 120-126 Crinan Street Other sites owned by the Club

Canterbury Local Environmental Plan 2012 (the CLEP) is the principle planning instrument applying to the site. Table 1 set out the key controls which apply to the sites.

TABLE 1 – CURRENT KEY CONTROLS UNDER CANTERBURY LOCAL ENVIRONMENTAL PLAN 2012

CONTROL THE CLUB SITE ALL OTHER LAND OWNED BY THE CLUB

Zoning B2 Local Centre R3 Medium Density Residential

FSR The site is not subject to a FSR control 0.5:1

Height 18m (with a height bonus of 1 storey

available under cl. 3.1.3 of CDCP 2012)

8.5m

Approximately 1-2 storeys


2.3 SURROUNDING AREA

The area surrounding the site is made up of the following characteristics:

The Club building is located at the peak of a ridge with land sloping steeply down towards Cooks River in the south;

The surrounding residential area to the east of the Club is largely occupied by single dwelling

building stock on relatively small lots dating from around the early 20th

century. There is a small area of medium density walk up flats located to the north of the railway station.

Small-scale commercial land uses are located to the north east of the Club adjacent to New Canterbury Road and the intersection with New Canterbury Road. These uses include furniture specialists, graphic design consultants and food and drink premises;

A mixture of commercial and residential land uses are found to the west of the site on the opposite side of Canterbury Road which are located within the Ashfield LGA;

Hurlstone Park Railway Station is located less than 800m to the south of the sites.

A mixture of commercial and residential land uses are found to the south of the site on the opposite side of Crinan Street;

The village centre located to the south-east on Crinan Street has a traditional fine grain built form with 1-2 storey buildings.

Extensive sporting facilities and parklands (Ewan Park) are located to the south of the Hurlstone Park railway station, with community facilities (a bowling and recreation club) located on Crinan Street within walking distance from the site and a number of schools are located in adjacent suburbs.

Whilst there are a number of locally-listed heritage items with Hurlstone Park, there are currently no heritage conservation areas within Hurlstone Park. We understand Council is currently investigating this.

2.4 RECENT DEVELOPMENT ACTIVITY IN THE SURROUNDING AREA

Hurlstone Park and the wider Canterbury LGA have been subject to a number of new developments in recent years including:

570-574 New Canterbury Road, Hurlstone Park: Construction of a mixed use development containing 68 residential apartments over eight storeys with ground floor business premises.

801-807 New Canterbury Road Dulwich Hill: Five storey development consisting of a residential flat building containing 44 units and a mixed use building containing three retail tenancies and 38 units.


On the western side of Canterbury Road, land adjacent to Charles Street previously formed part of an industrial precinct and has been undergoing transformation following a rezoning to allow a range of residential and commercial uses. This includes:

2A Charles Street where an eight storey mixed use development adjacent to Canterbury Train Station is currently under construction. The approved development includes approximately 200 units, a Woolworths supermarket and other retail uses.

A residential flat building containing 254 dwellings at 15-15A and 18 Charles Street.

Mixed-use development for 52 residential apartments with commercial tenancies at 4 Charles Street.

Three residential flat buildings for 254 units at 15 Charles Street.

Mixed-use development for 108 residential apartments with commercial tenancies at 1-3 Charles Street.


3 Future Development

3.1 COMMUNITY CONSULTATION

The Club has a proven track record of genuine, comprehensive and transparent community consultation which is evident in:

Cooks River Community Sporting Alliance, a Club initiative which regularly consults with the community to deliver resources for local sporting clubs and their programs.

The community consultation process undertaken for Camperdown Commons, a Club initiative which provides a community hub including:

Restaurant and local meeting place.

Working urban farm.

Common spaces for workshops, seminars and meetings.

Provision of open space.

Common Room and Common Pavilion which are available for hire.

The Club-Community-Council consultation model of collaboration utilised by the Club. The Club remains strongly committed to being collaborative with the local community, its members and stakeholders. It is also committed to continuing to work positively and transparency with Council.

In keeping with this, extensive community and stakeholder consultation will be undertaken by the Club with their Club members, the surrounding local community and Council before determining a clear direction for the redevelopment of the site and proposed future land uses.

3.2 FUTURE POSSIBLE LAND USES

Whilst the potential future uses on the site have not yet been determined, they are likely to consist of a genuine mix of uses which retains the existing Club and incorporates a variety of complementary uses, which could potentially include:

Potential future expansion of the RSL Club facilities and offerings, strengthening its role as a local destination and community hub;

Provision of community facilities to service additional housing including those recently completed or under construction and new housing to meet the growth target of 1,168 new dwellings in Hurlstone Park by 2036;

Residential apartments and accommodation;

Multi-generational care: such as child care facility; youth meeting spaces; seniors housing and retirement living;

Medical and wellbeing centres;

Food and beverage premises; and

Community group facilities.


3.3 INDICATIVE BUILT FORM CONCEPTS

To demonstrate that increased density on the sites can be accommodated Altis Architects have prepared an indicative scheme which is included in Attachment A of this letter and shown in Figure 4 - 6.

FIGURE 4 – INDICATIVE CONCEPT FOR CLUB SITE


FIGURE 5 – INDICATIVE SECTIONS FOR CLUB SITE

FIGURE 6 – INDICATIVE SECTIONS FOR 120-126 CRINAN STREET

The key features of the indicative concept can be summarised as follows:

Varied building heights across three towers which provide an appropriate design response to the significant size of the site, the existing club facility and the strategic location of the site.

Building heights of 9-12 storeys on the Club site addressing Canterbury Road and Crinan Street, with lower building height including significant setbacks from the future towers to the rear boundary to minimise impacts on the low scale residential area.

Provision of appropriate distribution of height across the Club site to break up massing, provide a gateway marker to Canterbury-Bankstown LGA and minimise overshadowing of the surrounding residential area.


Building heights of up to 4 storeys on 120-126 Crinan Street, which has potential to be developed for seniors housing and a medical centre. Approximately 53% of the population of Hurlstone Park is within the 40-64 or over 65 age categories and seniors housing would provide an opportunity for residents in Hurlstone Park to age-in-place

Potential future expansion of the RSL Club facilities and associated services, strengthening its role as a local destination and community hub.

Provide opportunity to activate street frontages to revitalise Canterbury Road and provide passive surveillance to the surrounding streets.

Provision of a four storey built form on the Crinan Street site which presents predominantly as a three storey development through the inclusion of reduced floor plate and upper level setback to the fourth storey in accordance with guiding principles in Canterbury DCP 2012 for a four storey residential flat building. The indicative built from incorporated a consistent setback of 6m to surrounding sites.

The indicative concept forms demonstrate that future development of the height and scale proposed can suitably address Canterbury Road, by providing appropriate gateway treatment which will signify the entry to Canterbury-Bankstown LGA, creating opportunity to activate Canterbury Road and improve amenity to the surrounding streetscape.

Importantly, the proposed tower forms have been positioned to the west of the site to minimise additional overshadowing impacts to residential properties to the east. Preliminary testing of the indicative concepts has found that appropriate residential amenity and solar access both within the site and to surrounding development can be achieved.

A preliminary assessment of the traffic impacts on the surrounding road network has been undertaken by The Transport Planning Partnership and is provided in Attachment B. The key conclusions of the assessment are:

The sites locality combined with future transport initiatives along the railway line will result is a development with a lesser impact on the road network than that of a similar development more remote from public transport.

The current Journey to work data shows 55% car drivers with 29% train and 5% bus. The proposed betterment of services should result in journey to work especially by train increasing significantly compared with existing trends

An assessment of the indicative concept against the RMS Guide to Traffic Generating Development estimates that the proposal will result in an increase in vehicular traffic of only 1 vehicle trip per minute which is insignificant in the context of the local road network.

In summary the Preliminary Traffic Assessment concludes that the sites are well located to capitalise on the proposed upgrades to the public transport network. Furthermore, the levels of vehicular traffic anticipated are sufficiently low that they would have a negligible impact on the road network.


4 Strategic Role of the Subject Land

4.1 STRATEGIC DIRECTION FOR THE DRAFT STRATEGY

A Plan for a Growing Sydney is the current Strategic Plan for Metropolitan Sydney. The plan recognises the need to deliver 664,000 additional homes with ‘Greater Sydney’ by 2031. The subject sites are located within the Sydney South Subregion as identified by the Plan. 66,650 new homes are needed in the South Subregion by 2031.

To capitalise on future improvements to public transport, the Metropolitan Strategy identifies that new housing will be focussed around railway stations along the Sydenham to Bankstown Urban Renewal Corridor. This will deliver homes within close to public transport, providing new communities shorter commutes to major job centres such as Sydney CBD and the Enterprise Corridor.

This aligns with Transport for NSW’s plans to progressively add rapid transit services along the Sydenham to Bankstown Line to provide for faster public transportation between the Sydney CBD and Bankstown and the Enterprise Corridor, which runs up to Liverpool to the west. The rapid transit service will provide a fully automated, high frequency, ‘turn and go’ rail service with metro trains running at least every four minutes in the peak, or 15 trains per hour in each direction.

4.2 CONSTRAINTS FOR PROVISION OF HOUSING IN HURLSTONE PARK

The Land Use and Infrastructure Analysis which accompanies the Draft Strategy identifies a total growth target of 1,168 new dwellings and 234 additional jobs in Hurlstone Park by 2036 (from 2011). Hurlstone Park’s capacity to accommodate the projected housing and job growth calculations will be affected by:

A limited number of unconstrained large sites in single ownership.

Prevalence of strata title development or small residential land holdings which are difficult to amalgamate.

Considerations around a potential heritage conservation zone which we understand Council is currently investigating.

The more sensitive nature of the low scale of buildings on the land surrounding the train station, which is nominated as a proposed area of change.

As shown in Figure 7, the Club is the largest site in single ownership within the Hurlstone Park Precinct with the exception of Ewen Park (approximately 4.5ha) which forms part of Council’s network of recreational parkland along the Cooks River providing playing fields and cyclepaths for local and district use.

The Club site is the only site suitable for development which is larger than 10,000sqm (with a site area of approximately 10,550sqm). Other than the Club, there are only two sites in the precinct that are above 5,000sqm being 80 Garnet Street (approximately 5,800sqm) and 74 Floss Street (approximately 7,500sqm). Both sites currently accommodate residential flat buildings of approximately 3-4 storeys.


All other sites are smaller than 5,000sqm (less than half the size of the Club site). The site at 120-126 Crinan Street is approximately 2,800sqm which is also larger than the majority of the sites within the Hurlstone Park precinct which are less than 400sqm or between 400sqm and 1,000sqm. The predominance of small residential allotments within the precinct means that amalgamation of sites for redevelopment is hugely constrained.

Figure 7 – LOT SIZE ANALYSIS FOR HURLSTONE PARK


Increasing the potential for more dwellings, jobs and community facilities and services on the subject sites will ease pressure to redevelop more sensitive lands in the study area. It is important to note that the proposed area of change in Hurlstone Park has been revised to only include land around the train station for ‘medium rise housing’ (residential apartments 5-7 storeys in height). As illustrated in Figures 7 and 8 the majority of the proposed area of change comprises small residential lots which are less than 400sqm or between 400sqm and 1,000sqm.

‘Medium rise housing’ in such low density areas with multiple ownership has the potential to be problematic as:

This may lead to fragmented development which takes longer to emerge due to strata ownership and smaller parcels of land.

Medium rise uses may have increased amenity impacts on existing lower scale residential uses and the heritage character of the area.

Potential for development to become focused only on the provision of housing at the expense of provision of jobs and delivery of facilities and services for the community.

FIGURE 8 – PROPOSED AREA OF CHANGE OVERLAY ON AERIAL


4.3 POTENTIAL GATEWAY DEVELOPMENT ALONG CANTERBURY ROAD

The site has a significant presence along Canterbury Road and is located at the key intersections of:

Canterbury Road and New Canterbury Road, key arterial roads through the LGA; and

Canterbury Road and Crinian Street, a main local street which includes the Hurlstone Park local village centre and terminates at the Hurlstone Park train station.

The location of the Club site presents a significant opportunity to capitalise on the strategically-important gateway location of the site in Canterbury-Bankstown LGA, to engage positively with the surrounding busy roads and to respond sensitively to the nearby low scale residential area. The Club site is a large and deep corner site which is well-serviced by public transport. This - combined with its strategic location – represents a significant opportunity to create a landmark mixed use development.

4.4 PROXIMITY OF THE SITE TO INFRASTRUCTURE AND SERVICES

The site presents a significant opportunity to make a substantial contribution to housing supply, jobs and much-needed community facilities within easy access to supporting infrastructure and services including:

An easy 5-10 minute downhill walk to Hurlstone Park train station and local shops which form the village centre along Crinan Street.

Future rapid transport services along the Sydenham to Bankstown Line providing faster public transportation to Sydney CBD and Bankstown.

High frequency bus services (of more than 6 services per hour) from Canterbury Road, New Canterbury Road and Crinian Street which provides access to surrounding suburbs and destinations such as Five Dock, Burwood, Mascot and Bondi Junction.

Existing services already provided by the Club including food and beverage, fitness centre and community uses.

Increased height and density on the subject sites will enable the provision of more community uses on the site such as childcare, medical centre and community meeting rooms , food and beverage premises, youth meeting spaces; seniors housing and retirement living and community group facilities which will support an expanding residential population in Hurlstone Park. Further, development of the sites provide a significant and unique opportunity for diversification of land uses, different type of housing products in the suburb and the opportunity to address an unmet demand for residents to “age in place”.


5 Outline of Strategic Justification for Change

The site is strategically located within the Bankstown to Sydenham Urban Renewal Corridor, in close proximity to Hurlstone Railway Station, regular bus routes along Canterbury Road and shops and services associated with the village centre.

The Club site offers a unique to increase residential densities and provide additional jobs within the 800m catchment of the Hurlstone Park train station. The Club site is a large site (with a site area of approximately 10,550m2), in single ownership, within easy walking distance of public transport (trains and buses). The site is also able to take advantage of a number of key development opportunities within the Hurlstone Park Precinct including a strong market demand for new apartments and high level of amenity in terms of its close proximity to local retail and open space. Redevelopment of the site also offers significant opportunity to ensure a mix of housing is provided in Hurlstone Park to meet the future needs of the community

The preliminary concept prepared by Altis Architecture demonstrates that approximately 258 units could be accommodated on the sites which would form a substantial contribution to housing supply in Hurlstone Park. The indicative yield would contribute to the housing demand and reduce pressure on more constrained sites including those in heritage areas, strata or small scale residential lots. The final yield would be subject to further design testing and extensive community and council consultation.

As demonstrated in this submission, there are no other sites suitable for development within Hurlstone Park which are of similar size of the Club site. There are also very few large sites in single ownership that provide a viable opportunity to increase residential densities within the catchment of the train station. Increasing the potential for more housing, jobs, and additional local services and community facilities on Club-owned land will ease pressure on more sensitive lands where amenity impacts may increase and strata ownership means development opportunity is significantly constrained.

6 Requested Changes to the Draft Structure Plan

With consideration of the strategic location of the Club owned land, we request that:

The Club site and 120-126 Crinan Street be identified as opportunities for major urban renewal and included as an ‘area of change’ as part of the Hurlstone Park Structure Plan.

The Club site be allocated for future ‘high rise / mixed uses’ with additional density including 9 -12 storey height to reflect the site’s strategic location.

120-126 Crinan Street be allocated for medium rise housing with indicative heights of 4 storeys.

We trust this information will assist in reconsidering the inclusion of at 20-26 Canterbury Road and 120-126 Crinan Street in the area of change within the Draft Hurlstone Park Structure Plan. We look forward to discussing this with you in due course and can be contacted on 8233 9900.

Yours sincerely,

Sarah Horsfield Director


Attachment A: Indicative Concept Plan

DESIGN COPYRIGHT ALTIS ARCHITECTURE

a r c h i t e c t u r eA L T I S

CANTERBURY HURLSTONE PARK RSL CLUB

STRATEGIC PLAN & FUTURE OPPORTUNITIES“A PATHWAY TO A FUTURE VISION AND DIVERSIFICATION OPPORTUNITIES”

22 10 . 1 8 JUNE 20 16


a r c h i t e c t u r eA L T I SCANTERBURY HURLSTONE PARK - STRATEG IC PLAN

2210.18-PRS2000-RE-ENVELOPE CONTROLS page 2

1 k mA . CANTERBURY PARK RACECOURSE

C . RES IDENT IAL

E . COOKS R IVER

I . GOUGH WH ITLAM PARK

G . CANTERBURY HOSP ITAL

H . CAMPS IE

F . ASHF IELD

J . MARR ICKV I L LE

D . RETA I L

B . YEO PARK

2 k m

3km

1km 2km 3km

I M M E D I A T E C O N T E X T A N A L Y S I S ( 1 - 3 k m )

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5 k m - 1 0 k m

5km 10km

B R O A D E R C O N T E X T A N A L Y S I S ( 5 - 1 0 k m )

A . BURWOOD - RETA I L

E . BOTANY BAY

I . SYDNEY A IRPORT

G . SYDNEY OLYMP IC PARK

C . AEA -SERV ICED APARTMENTS

B . A IRPORT HOTEL

F .BR IGHTON LE SANDS

J .SYDNEY C I TY

H .ULT IMO

D . HOL IDAY INN

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GATEWAY OPPORTUN ITY

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117&119 CRINAN STREET

10 THE AVENUE

20-26 CANTERBURY ROAD

8 THE AVENUE

120-126 CRINAN STREET

118 CRINAN STREET

44 CANTERBURY ROADM

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S I T E A N A L Y S I S - L A N D O W N E R S H I P

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C L E P 2 0 1 2 - Z O N I N G M A P

SUBJECT S I TE A

SUBJECT S I TE D




ZONE SP2: INFRASTRUCTURE

ZONE R3: MEDIUM DENSITY RESIDENTIAL

ZONE B2: LOCAL CENTRE

CLUB OWNED SITES:CURRENT COUNCIL PLANNING CODE:* CONCEPT PLANNING & CALCULATIONS TO BE VALIDATED BY FORMAL PLANNING CONSULTANT AND DESIGN VERIFICATION

A. 20-26 CANTERBURY ROAD (CLUB)ZONE B2:HEIGHT OF BUILDING: 18mNO FSR CONTROL

B. 117 & 119 CRINAN STREETZONE R3:HEIGHT OF BUILDING: 8.5mFLOOR SPACE RATIO: 0.5

C. 8 THE AVENUEZONE R3:HEIGHT OF BUILDING: 8.5mFLOOR SPACE RATIO: 0.5

D. 120-126 CRINAN STREET (CARPARKING)ZONE R3:HEIGHT OF BUILDING: 8.5mFLOOR SPACE RATIO: 0.5

S I T E A N A L Y S I S - C O U N C I L Z O N I N G

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S I T E A N A L Y S I S - C O U N C I L Z O N I N G

A

DSITES SUBJECT TO THIS SUBMISSION

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D




CANTERBURY HURLSTONE PARK RSL CLUBSITE A & D - CURRENT ENVELOPE CONTROLS

UNDER CLEP 2012 & CDCP 2012, BUILDING ENVELOPES ARE DEFINED BY A COMBINATION OF CONTROLS THAT INCLUDE:

- BUILDING HEIGHT

- BUILDING DEPTH

- BUILDING SETBACKS

- SIDE AND REAR SETBACKS TO RESIDENTIAL ZONES

- SHADOW ANALYSIS




H E I G H T O F B U I L D I N G S ( S I T E A & D )

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CRINAN STREET MAXIMUM HEIGHT UNDER CLEP 2012

18m

SITES THAT OWN BY CLUB

MAXIMUM HEIGHT UNDER CLEP 2012

8.5m

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RESIDENTIAL

1. MAXIMUM 18m DEPTH FROM GLASS LINE TO GLASS LINE

2. UPPER LEVELS ARE SETBACK TO LIMIT THE DEPTH OF RESIDENTIAL FLOORS ABOVE DEEPER COMMERICAL OF RETAIL FLOORS

COMMERICAL AND RETAIL

1. MAXIMUM DEPTH 24m

2. MINIMUM DEPTH 10m

3. MAXIMUM LENGTH OF ANY WALL 50m - LONGER LENGTH MAY BE CONSIDERED IF A DEEP SOIL, LANDSCAPED INDENT IS PROVIDED,

SITE A

17m

18m

50m max

SITES THAT ARE OWNED BY THE CLUB

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S E T B A C K S ( S I T E A )

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B2 ALONG CANTERBURY ROAD

1-4 STOREYS, MIN. 3m SETBACK FROM STREET BOUNDARY.

ABOVE 4 STOREYS, AN ADDITIONAL 5m ADDED TO THE SETBACK OF 1-4 STOREYS

B2 ZONE

ZERO SIDE SETBACK IN B2 ZONE

DIAGRAM FROM CDCP 2012 PAGE 7

ON BOUNDARY WITH RESIDENTIAL ZONE - REAR SETBACK

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6m SETBACK FROM FRONT & REAR BOUNDARY

SETBACKS FOR R4 MULTI DWELLING HOUSING

WE HAVE TAKEN INTO ACCOUNT THE SETBACK CONTROLS FOR RESIDENTIAL FLAT BUILDINGS IN THE R4 ZONE UNDER THE CDCP 2012 TO GUIDE FUTURE DEVELOPMENT ON THIS SITE.

6m SETBACK FROM SIDE BOUNDARIES

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L1 L1L1

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MASSING

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5000

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OUTLINE OF PROPOSED

MASSING BEYOND

10000

WE HAVE TAKEN INTO ACCOUNT THE SETBACK CONTROLS FOR RESIDENTIAL FLAT BUILDINGS IN THE R4 ZONE UNDER THE CDCP 2012 TO GUIDE FUTURE DEVELOPMENT ON THIS SITE.




S H A D O W A N A L Y S I S ( S I T E A & D )

Q U E R N S T R E E T

C A N T E R B U R Y R O A D

M E L F O R D S T R E E T

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NEW C A N T E R B U R Y R O A D



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EXISTING WINTER SOLSTICE 9:00am


PROPOSED WINTER SOLSTICE 9:00am


SITES OWNED BY CLUB








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EXISTING WINTER SOLSTICE 12:00pm


PROPOSED WINTER SOLSTICE 12:00pm

SITES OWNED BY CLUB








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6.2.6 DAYLIGHT AND SUN ACCESS UNDER CDCP2012

SITING AND FORM OF NEW DEVELOPMENTS SHALL PROTECT EXISTING NEIGHBOURING DWELLINGS:

- AT LEAST 2 HOURS SUNLIGHT BETWEEN 9.00am AND 3.00pm ON 21th JUNE SHALL BE RETAINED FOR EXISTING INDOOR LIVING AREAS AND AT LEAST 50% OF THE PRINCIPAL PORTION OF EXISTING PRIVATE OPEN SPACES, OR

- IF A NEIGHBOUR CURRENTLY RECEIVES LESS THAN 2 HOURS SUNLIGHT THEN SITING AND FORM OF PROPOSED BUILDINGS SHALL BE ADJUSTED TO MAINTAIN EXISTING SUNLIGHT

SITES OWNED BY CLUB




A R E A S C H E D U L E ( S I T E A )SITES THAT ARE OWNED BY CLUB

DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD

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A

SITE AREA: 10,550 sqm

OPPORTUNITY 1

LEVEL 1 PODIUM: 1 ,115 sqmLEVEL 2 PODIUM: 1 ,115 sqmLEVEL 3 TOWER: 900 sqmLEVEL 4 TOWER: 900 sqmLEVEL 5 TOWER: 900 sqmLEVEL 6 TOWER: 900 sqmLEVEL 7 TOWER: 900 sqm

SUB-TOTAL GFA: 6,730 sqmTOTAL ROOMS @110sqm (PER ROOM): 61 ROOMS

OPPORTUNITY 2

LEVEL 1 PODIUM: 1 ,470 sqmLEVEL 2 PODIUM: 1 ,470 sqmLEVEL 3 TOWER: 520 sqmLEVEL 4 TOWER: 520 sqmLEVEL 5 TOWER: 520 sqmLEVEL 6 TOWER: 520 sqmLEVEL 7 TOWER: 520 sqmLEVEL 8 TOWER: 520 sqmLEVEL 9 TOWER: 520 sqmLEVEL 10 TOWER: 290 sqmLEVEL 11 TOWER: 290 sqmLEVEL 12 TOWER: 290 sqm


OPPORTUNITY 3

LEVEL 1 PODIUM: 700 sqmLEVEL 2 PODIUM: 700 sqmLEVEL 3 TOWER: 500 sqmLEVEL 4 TOWER: 500 sqmLEVEL 5 TOWER: 500 sqmLEVEL 6 TOWER: 500 sqm


TOTAL GFA: 17,580 sqmTOTAL ROOMS: 225 ROOMSPROPOSED FSR: 1 .7:1SEEKING PROPOSED FSR: 3.5:1

22

1

2

3




A R E A S C H E D U L E ( S I T E A )SITES THAT ARE OWNED BY CLUB

DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD

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A

OPPORTUNITY 1

TOTAL ROOMS @110sqm: 61 ROOMS

1 BED UNITS (25%) : 15 ROOMS2 BED UNITS (70%) : 43 ROOMS3 BED UNITS (5%) : 3 ROOMS

OPPORTUNITY 2


1 BED UNITS (25%) : 17 ROOMS2 BED UNITS (70%) : 47 ROOMS3 BED UNITS (5%) : 3 ROOMS

OPPORTUNITY 3


TOTAL ROOMS: 225 ROOMS22

1

2

3




A R E A S C H E D U L E ( S I T E D )

SITE AREA: 2,720 sqm

BUILDING 1GROUND: 855 sqmLEVEL 1: 855 sqmLEVEL 2: 380 sqm

BUILDING 2GROUND: 425 sqmLEVEL 1: 425 sqmLEVEL 2: 425 sqmLEVEL 3: 140 sqmLEVEL 4: 140 sqm

TOTAL GFA: 3,645 sqm

TOTAL ROOMS @110sqm (per room) = 33 ROOMS

PROPOSED FSR: 1 .34:1PREMISSIBLE FSR: 0.5:1

SITES THAT ARE OWNED BY CLUB

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3 D M A S S I N G

CANTERBURY ROAD

CRINAN S

TREET

CANTERBURY ROAD


Attachment B: Preliminary Traffic Assessment

The Transport Planning Partnership Pty Ltd ACN 607 079 005 Suite 4, 22 Atchison Street ST LEONARDS NSW 2065 Tel: 02 8437 7800 Email: [email protected]


Block A

Block B


Club

Railway stations

Light rail stations

Bus stops


0% 10% 20% 30% 40% 50% 60%

Ferry/ Tram

Mode notstated

Walked only

Other mode

Vehiclepassenger

Bus

Train

Vehicledriver

Percentage of total employed persons (15+ yo)

Mod

e us

ed TZ 927

Surrounding TZs

sydenham to bankstown draft urban renewal …...o future rapid transport services along the sydenham...

Documents