206 Final Rpt Marrickville BD2016...Southern Alliance Valuation Services Pty Ltd – Marrickville...

Marrickville Final Report 2016

Southern Alliance Valuation Services Pty Ltd – Marrickville Final Report – BD 1 July 2016 Page 1 of 2

FINAL REPORT

VALUATION PROGRAM DISTRICT 206 - MARRICKVILLE

BASE DATE - 1 JULY 2016

Prepared by

SOUTHERN ALLIANCE VALUATION SERVICES PTY LTD For

VALUER GENERAL & DEPARTMENT OF LANDS



TABLE OF CONTENTS

EXECUTIVE SUMMARY ........................................................................................................ 3

1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA ................................................ 7

2.0 NUMBER OF VALUATIONS IN THE ZONE CATEGORIES ................................................. 10

3.0 TOWN PLANNING & ZONING INSTRUMENTS. .............................................................. 15

5.0 ADDED VALUE OF IMPROVEMENTS ............................................................................. 35

7.0 MARKET COMMENTARY: ............................................................................................. 43

8.0 2016 VALUATION PROGRAM MARKET INFORMATION: ............................................... 50

8.1 VERIFICATION:............................................................................................................. 51

9.0 MANAGEMENT OF COMPONENTS, HANDCRAFTING & VERIFICATION: ........................ 52

10.0 QUALITY ASSURANCE ................................................................................................ 52



EXECUTIVE SUMMARY

All properties in NSW are valued each year for rating and taxing purposes. All valuations are issued to the Office of State Venue for land tax. Valuations are also issued to councils either each year or every 2nd, 3rd or 4th year. This report details the land valuation programme for the part of the newly created Inner West Council, formed from the merger of Ashfield, Marrickville and Leichhardt councils being previously known as Marrickville Local Government Area (LGA). The clear majority of values are determined using mass valuation techniques. The Valuer-General’s mass valuation system is applied as follows: 1) Properties that react to market forces in a similar way are grouped together in a component, AND 2) The existing values of those properties in a component are updated by a market-based factor

that is then used as a multiplier of the prior Land Value. The result is then checked by the Contract Valuer and individually verified values applied as appropriate.

The use of mass valuation techniques does have limitations, particularly over a period of time. The continued application of factors may lead to a distortion in the relativity of values within a geographical area. Some types of properties are so few in number or likely to be so sensitive to localised changes that individually verified values is the only appropriate method. Although a mass valuation system is used to determine most land values, the Valuation of Land Act requires that each land value be a market value. Each land value must be capable of being tested and supported on its own against all available market evidence. The total number of valuation entries (as at 31/10/16) within Marrickville LGA – 23,991. The sum of land values in dollars (as at 31/10/016) within Marrickville LGA – $26,060,693,900. The last local government base date or year when the valuation notice was issued was for Base Date 1st July 2015. The total land value for Local Government Base Date 1st July 2015 was $21,681,273,910 which represents a percentage change of 20.20% from General Valuation to the 2016 Valuation program. The total land value for Base Date 1st July 2014 was $16,887,671,405 which represents a percentage change of 54.32% overall for all categories of land. The change in values reflects an overall upward trend of all land values for most categories of land within the Marrickville LGA based on market sales evidence. Certain areas within Sydney’s metropolitan area have reported high increases in value (Inner-west, Eastern Suburbs and the Lower North Shore) whilst others have reported more modest increases in value such as Western, North-western and South-western suburbs. The number of desirable properties including, those with city skyline views, the amount of underdeveloped sites, healthy rental returns for investment property based, transport options to most areas of Sydney and other facilities and amenities, as well as the demographics of the area, demand for property out stripping supply and historically low interest rates are all underlying reasons that have assisted the increase in land values over the past year. The rate of change of residential and commercial category property over the reporting year has generally been quite substantial but sporadic with residential and commercial values changing by varying amounts at various times.



EXECUTIVE SUMMARY (Continued) Residential – Overall the residential market within the Marrickville LGA, as at 1st July 2016, increased in line with other inner-city and inner-west suburbs of Sydney located within a range of 5-10 kilometres of the CBD. In general, most single residential land depending on locality, moved within a band of 4% to 25% between Base Date 1 July 2015 and 1 July 2016, with the majority experiencing moderate to strong increases. Larger single residential sites zoned R1 (General Residential) in Marrickville, Dulwich Hill and Petersham with higher densities showed the strongest increase, whilst R2 (Low Density), single residential sites in Marrickville (south of the railway line) and single residential sites in St Peters and Sydenham also showed strong increases. In comparison to the previous reporting year single residential sites in Camperdown and Newtown and Tempe showed more moderate increases. From analysis, smaller single residential sites throughout the municipality continue to show steady increases. Overall, all residential components showed an increase in movement in comparison to the previous reporting year. The limited supply of property for sale and the low interest rates, helped to maintain strong growth in the residential sector across the Marrickville LGA. Commercial / Retail – The commercial/retail market within the Marrickville LGA has continued to move steadily upward over the last reporting year, with some areas experiencing strong increases. This movement has been underpinned by low vacancy rates, steady rental growth and continuing demand for mixed-use sites, particularly those with residential potential. Retail sites within the LGA experienced increases within a band of +20 to 30% over the current reporting year. The larger sites continue to perform well with the demand for mixed-use development sites, underpinned by higher residential rental and capital returns. This growth was further characterised, by property consolidations, land banking activities and redevelopment generally of any commercial property capable of a sizeable residential component to the building. Traditional fringe areas with large sites and with good amenity but that have been historically less desirable, have indicated the greatest growth. Some of these areas have shown growth well above the more well positioned localities, examples of these areas, include the fringes of Petersham Town Centre, i.e. Crystal, Trafalgar and Audley St, Illawarra and Marrickville Rd Marrickville, New Canterbury Rd Dulwich Hill, Addison Rd, Marrickville and the St Peters end of Princes Hwy. In addition to regular market forces, the release by the NSW Government of the Draft Parramatta Road Urban Transformation Strategy has had a large impact on commercial property values. The strategy, identified the Parramatta Rd corridor from Parramatta to Camperdown, ‘as a major area for increased housing, economic activity and social infrastructure, especially around centres with good public transport access and amenity.’ Many of the sales along this corridor with little to no mixed-use potential have transacted over the past year, at what appears to be values comparable to higher density commercial mixed-use rates. Much of these are purely speculative, with yet no clear guide to uses, densities or localities, other than to identify eight distinct precincts along the corridor. Recent NSW Government announcements on the proposed uses along the corridor seem to suggest that the residential components of any future development along Parramatta Rd will be less residentially dominated and more commercially based than at first anticipated.



EXECUTIVE SUMMARY (Continued) The commercial market generally moved within a band of +30 – 40% with retail sites along Illawarra Road Marrickville, New Canterbury Rd, Dulwich Hill and the whole of Parramatta Rd showing the greatest increases and Marrickville Metro showing the lowest increase. Marrickville reported over 100 commercial sales over all business zones which reflects an extremely active sector in relative terms for this category of property. Over all the commercial/retail market maintained a strong growth over the reporting year, helped by low interest rates, high residential demand a limited supply of quality sites available for sale.

Industrial – The industrial property market within the Marrickville LGA during the reporting year to 01/07/2016 has become more buoyant than over the preceding three (3) year period. This recent trend has resulted from several factors, predominately based on the shortage of industrial property within the inner city/inner west industrial sector, but also from good locational attributes such as, proximity to the Sydney Airport and Port Botany and connection to the main road network. The causes of the shortage of supply has been the slow reduction of stock of industrial property mainly through rezoning to more lucrative uses, i.e. residential, mixed-use development and bulky goods uses particularly in the South Sydney and Botany, but also in Marrickville. Marrickville’s LEP 2011 rezoned large areas of traditionally industrial areas of Marrickville, along Princes Hwy, St Peters, Addison Rd, Marrickville, Trafalgar St, Petersham and proposed rezoning of Carrington Rd (Sydenham to Bankstown – Draft Urban Renewal Corridor) to residential density and the Victoria Rd, Marrickville Precinct, i.e. Precinct 47 to a combination of high density residential zones, mixed use zones and business zones has added to dwindling level of supply. These pressures are reducing the overall supply, while competition for the remaining industrial property has witnessed strong demand and subsequently increasing values.

Overall the Industrial market in the Marrickville LGA moved within a band of 20 to 40%* for the various categories of property. Housing affordability has had less impact on residential values within the Marrickville LGA than has affected other more outlying areas of Sydney. Suburbs with lower median values in the municipality registered stronger increases in comparison to those of higher valued areas, which may be partly explained by the demographics of purchasers in these locations, greater opportunity to add value, the lower entry level and the type of housing stock. Unlike the stock-market, any impact upon the real estate market is dependent on consumer confidence, employment security and any regulatory/monetary policy changes. Evidence investigated suggests that rental markets during the year remain extremely tight with undersupply leading to unprecedented vacancy factors for residential property. Similarly, though the overall quantum of sales transactions increased marginally, due to increased first home buyer activity and increased activity by developers and investors alike, the demand for housing in the Marrickville LGA remained high. Hence in the short to medium term value levels are expected to hold. * It should be noted that many industrial properties increased within this range however many more varied below or above this broad movement, depending on the location, size, influences and stage of



rezoning of a property or group of property and therefore a degree of caution should be made when interpreting this general statement.

RES

IDEN

TIA

L

Location Component Code Size (sqm) 2015 LV 2016 LV Factor

MovementDulwich Hill EGP 240 $668,000 $773,000 1.157

Lewisham EGP 234 $720,000 $833,000 1.157

Marrickville EGN 202 $648,000 $764,000 1.179

Petersham EPE 223 $727,000 $841,000 1.156

Enmore EGE 135 $619,000 $712,000 1.150

Newtown EGE 114 $684,000 $787,000 1.151

Stanmore ETL 221 $894,000 $1,010,000 1.130

Camperdown EPL 133 $740,000 $814,000 1.100

BUSI

NES

S

King St, Newtown CBR 196 $956,000 $1,250,000 1.308

Enmore Rd, Enmore CFF 240 $802,000 $1,080,000 1.347

Marrickville Rd, Marrickville CVO 164 $771,000 $1,060,000 1.375

Marrickville Rd, Dulwich Hill CJR 145 $740,000 $997,000 1.347

IND

UST

RIA

L Marrickville DMF 428 $525,000 $684,000 1.303

Marrickville DAG 1,505 $1,660,000 $2,230,000 1.343

Tempe, Princes Hwy DLL 5252 $3,400,000 $3,920,000 1.153

George Veris Burwood Area Manager Southern Alliance Valuation Services Pty ltd



FINAL REPORT DISTRICT (206) - MARRICKVILLE

1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA

Marrickville Local Government Area (LGA) in 2016 merged with two adjoining councils, i.e. Ashfield and Leichhardt to form the Inner West Council following the NSW State Government’s amalgamation policy. That part of the Inner West Council formerly known as Marrickville LGA is situated in part of the inner western suburbs of Sydney’s metropolitan area. The former Marrickville LGA commenced some four (4) kilometres west of Sydney CBD and stretches approximately five (5) kilometres from Newtown at its eastern extremity to Dulwich Hill at its most western point. The former municipality of Marrickville contained an administrative area of 16.5 square kilometres and was bounded by the LGA’s of Ashfield & Canterbury to its west, Rockdale & Botany Bay to its south, City of Sydney to its east and Leichhardt to its north.

The old Marrickville LGA is an established council area of Sydney with a population of approximately 75,525 occupants (Census 2006). Development has historically evolved along main roads or railway routes which have developed a pattern consisting of a retail/commercial strip centred at train stations usually also characterised by the most densely populated development in the municipality. Examples of these localities include the suburbs of Newtown, Stanmore, Petersham and Lewisham on the Main Western Railway Line and St Peters, Sydenham, Marrickville and Dulwich Hill on the Bankstown Line. Newtown and Marrickville are the largest of Marrickville’s Town Centres and serve as the financial and cultural centres of the LGA however Petersham the location of council’s chambers is the administrative centre of the district.



GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA (continued) The City of Marrickville incorporates, either wholly or partly twelve (12) suburbs or localities, including Camperdown, Dulwich Hill, Enmore, Hurlstone Park, Lewisham, Marrickville, Newtown, Petersham, Stanmore, St Peters, Sydenham and Tempe.

Getting to and around the Marrickville municipality area is undoubtedly one of the easiest districts in the metropolitan area of Sydney to do so. Many of Sydney’s first main roads and railway lines were constructed through the inner west area of Sydney following the easiest natural topography through the area to outlying localities and leaving a legacy of an excellent road and rail system. This includes several large main public roads and two (2) suburban railway lines. Roads generally radiate from the centre of Sydney and through the municipality in an east/west and southern direction. These include Parramatta Rd running generally through the northern part of the municipality and King St/Princes Hwy which runs through the middle of the municipality initially and then forms part of the southern boundary. Other important connecting roads traversing through the municipality include Enmore Rd/Stanmore Rd/New Canterbury Rd, Marrickville Rd and Sydenham Rd. This network of roads is well served by an excellent public bus system however the Main Western and Bankstown Railway Lines offer an alternative to this often congested road system. Marrickville LGA’s street pattern as with the early development of Sydney itself was generally unplanned and haphazard in nature which was not assisted by low lying areas in segments of the municipality, the early development of the railway and natural landforms such as the meandering Cooks River/Alexandria Canal system along its southern boundary which was not conducive to a rigid perpendicular street pattern. Some of the significant local, Sydney and State features of the municipality include:

King Street Retail Strip; Marrickville Metro Shopping Centre. Cooks River Rail Terminal Enmore Park & Petersham Park Aquatic Centres Marrickville Golf Club Ikea Tempe

A summary of the major land uses follows:

RESIDENTIAL: The municipality of Marrickville has a variety of housing types covering different eras from the mid 1800’s through to the present. However, large scale habitation of the area occurred much later and coincided generally with the introduction of the railways in the late 1800’s and resulted in nodes of development around the various stations and main road intersections, comprising initially with Victorian development followed consecutively in time by Federation and Californian Bungalows, whilst development gradually fanned out and in filled from these railway stations and main roads over time. Marrickville experienced its greatest period of development during the early inter war period followed by smaller spurts of development from the 1960’s through to the early 1980’s. GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA (continued)



Later periods witnessed the development of multiple occupancy buildings in the form of low rise ‘Art Deco’ style flats again centred at the main railway stations, followed later in the 1960 – 70’s by lower quality investment flats. Many of the better examples of Marrickville’s built history have been preserved in heritage conservation precincts and protected from demolition by state and local legislation. Later density development comprising two and three storey strata titled blocks of units did not take hold til the 1960 – 70’s when planning changes, rising land values and demand for this type of development brought about largely by a change in demand and the need for better utilisation of existing infrastructure, encouraged this form of development. Marrickville today is effectively established, with the only areas remaining for development being redevelopment or conversion sites of older style ex-industrial property.

COMMERCIAL/RETAIL: There are several retail areas within the Marrickville Local Government Area. Primarily they have developed around the railway stations and main roads, the largest being around Newtown and Marrickville Railway Stations and their immediate surrounding areas and are in the form of strip retail centres. Retail neighbourhood centres have also developed in the suburbs of Stanmore, Petersham, Dulwich Hill and Lewisham and in numerous other smaller localities. The LGA has a sub-regional shopping centre known as ‘Marrickville Metro’ situated on the fringe of the Marrickville industrial area off Smidmore St and Victoria Rd. This shopping centre in anchored by a major supermarket chain, an Aldi Supermarket, a variety store and numerous speciality stores. Retails precincts along Parramatta Rd and Princes Hwy as well as providing industrial uses have matured recently as commercial areas to now include bulky good retailing, showrooms and mix use developments. INDUSTRIAL: The municipality of Marrickville has several large industrial pockets including; Marrickville and St Peters/Sydenham/Tempe and several much smaller pockets the most significant of these being along Carrington Rd Marrickville, Old Canterbury Rd Lewisham, New Canterbury Rd and Trafalgar St Petersham and Bridge Rd and Australia St Camperdown. Railcorp Cooks River Rail Terminal at St Peters is directly linked to Port Botany and the state’s rail network. The site provides a vital link to the transportation and distribution of goods not only statewide but nationwide. The Waste Transfer Station at St Peters off Canal Rd is nearing its capacity but will still be several years before it is available for industrial redevelopment.



2.0 NUMBER OF VALUATIONS IN THE ZONE CATEGORIES

District 206 – Marrickville LGA 2015 Register of Land Value Entry Total at 31 Oct 2015

(the totals below include the 29 Oct 2016 Supplementary Import)

Zone Category (all zones)

Residential 20682 86.21%

Business 1983 8.27%

Industrial 1005 4.19%

Open Space 170 0.71%

Special Uses 149 0.62%

Miscellaneous 2 0.01%

Totals 23991 100.00%

Residential Category

Single Dwelling Sites 17446 93.07%

Residential Density 1300 6.93%

Totals 18746 100.00%



2.0 NUMBER OF VALUATIONS IN THE ZONE CATEGORIES. (Continued)




District 206 - Marrickville LGA 2016 Register of LV Entries per Component at 31 Oct 2016

Zone Component # Entries % Zone Component # Entries %

B1 CGG 36 0.150% R1 EGA 415 1.730% B1 CNL 12 0.050% R1 ELG 32 0.133% B1 CNR 293 1.221% R1 ELL 135 0.563% B1 CNS 40 0.167% R1 EMG 129 0.538% B2 CAA 138 0.575% R2 EGE 2653 11.058% B2 CBR 208 0.867% R2 EGN 3709 15.460% B2 CCC 145 0.604% R2 EGP 2938 12.246% B2 CFF 146 0.609% R2 EGS 1697 7.073% B2 CHH 74 0.308% R2 ELH 272 1.134% B2 CJR 140 0.584% R2 EPE 1836 7.653% B2 CVM 98 0.408% R2 EPL 1554 6.477% B2 CVO 127 0.529% R2 ESS 1221 5.089% B2 CXX 1 0.004% R2 EST 1237 5.156% B4 CAM 80 0.333% R2 ETL 2165 9.024% B4 CVP 31 0.129% R3 EDM 80 0.333% B5 CYY 119 0.496% R3 EMM 17 0.071%



B6 CCM 166 0.692% R4 EDA 27 0.113% B6 CMP 21 0.088% R4 EDD 91 0.379% B7 CBP 108 0.450% R4 EDH 76 0.317% IN1 DAG 115 0.479% R4 EDO 20 0.083% IN1 DLG 59 0.246% R4 EDS 125 0.521% IN1 DMF 437 1.822% R4 EHH 10 0.042% IN1 DMR 54 0.225% RE1 KBB 143 0.596% IN2 DAA 53 0.221% RE2 KCC 27 0.113% IN2 DLL 20 0.083% SP1 KSA 2 0.008% IN2 DSR 82 0.342% SP2 KUC 64 0.267% IN2 DSS 185 0.771% SP2 KUU 67 0.279% R1 EDG 243 1.013% SP2 SJK 16 0.067%

W1 WNW 2 0.008% Totals No. of Components 57

Totals No. of Valuations 23991 100.00%




District 206 - Marrickville LGA 2016 Register of LV Totals per Category at 31 Oct 2016

Zone Component Total LV 2016 % Zone Component Total LV 2016 %

B1 CGG 27015300 0.104% R1 EGA 497708150 1.910% B1 CNL 44610000 0.171% R1 ELG 217380000 0.834% B1 CNR 232649000 0.893% R1 ELL 503110000 1.931% B1 CNS 100539000 0.386% R1 EMG 144503520 0.554% B2 CAA 163635000 0.628% R2 EGE 2224738830 8.537% B2 CBR 308985500 1.186% R2 EGN 3384279560 12.986% B2 CCC 163314700 0.63% R2 EGP 2964988400 11.377% B2 CFF 171881400 0.660% R2 EGS 1697806580 6.515% B2 CHH 90125400 0.346% R2 ELH 284726400 1.093% B2 CJR 151153870 0.580% R2 EPE 1842318420 7.069% B2 CVM 563800120 2.163% R2 EPL 1317163840 5.054% B2 CVO 159572900 0.612% R2 ESS 860838540 3.303% B2 CXX 31900000 0.122% R2 EST 905015490 3.473% B4 CAM 293461000 1.126% R2 ETL 2236525580 8.582% B4 CVP 39470000 0.151% R3 EDM 73166000 0.281% B5 CYY 195969000 0.752% R3 EMM 69530000 0.267% B6 CCM 319819870 1.227% R4 EDA 57430000 0.220% B6 CMP 35057000 0.135% R4 EDD 470060000 1.804% B7 CBP 116652000 0.448% R4 EDH 160900000 0.617% IN1 DAG 267199000 1.025% R4 EDO 79110000 0.304% IN1 DLG 499133000 1.915% R4 EDS 125973000 0.483% IN1 DMF 318163870 1.221% R4 EHH 146830000 0.563% IN1 DMR 25989000 0.100% RE1 KBB 72896850 0.280% IN2 DAA 120053000 0.461% RE2 KCC 23299000 0.089% IN2 DLL 116080000 0.445% SP1 KSA 1742000 0.007% IN2 DSR 47879000 0.184% SP2 KUC 218050320 0.837% IN2 DSS 136252710 0.523% SP2 KUU 57212060 0.220% R1 EDG 656052960 2.517% SP2 SJK 26951000 0.103%

W1 WNW 26760 0.000%

Totals No. of Components 57 Totals No. of Valuations $26,060,693,900 100.00%



3.0 TOWN PLANNING & ZONING INSTRUMENTS.

Marrickville City Council’s primary planning instrument that controls and regulates development at the time of this report is:- Marrickville Local Environmental Plan 2011, (MLEP 2011) gazetted on 12 December 2011. The Marrickville LEP 2011 must be read in conjunction with the Marrickville Development Control Plan 2011. The MDCP 2011 is a comprehensive Plan which consolidates all of Council’s existing DCPs into one document. Discussions with Marrickville Council and our own searches have revealed that since adoption of the MLEP 2011 the Draft MLEP 2011 Amendment No.1 and Draft MDCP 2011 Amendment No. 1 were publicly exhibited from Tuesday 25 September 2012. The amendments are currently awaiting approval by the Minister of Planning and Infrastructure. The MLEP is a legal document that sets the direction for future growth in the local government area by providing controls and guidelines for development. It determines what can be built, where it can be built and what activities can occur on the land. Part 4 Principal Development Standards (MLEP 2011)

4.3 Height of buildings (1) The objectives of this clause are as follows:

(a) to establish the maximum height of buildings, (b) to ensure building height is consistent with the desired future character of an area, (c) to ensure buildings and public areas continue to receive satisfactory exposure to the sky and sunlight, (d) to nominate heights that will provide an appropriate transition in built form and land use intensity.

(2) The height of a building on any land is not to exceed the maximum height shown for the land on the Height of Buildings Map. 4.4 Floor space ratios (1) The objectives of this clause are as follows:

(a) to establish the maximum floor space ratio, (b) to control building density and bulk in relation to the site area in order to achieve the desired future character for different areas, (c) to minimise adverse environmental impacts on adjoining properties and the public domain. (2) The maximum floor space ratio for a building on any land is not to exceed the floor space ratio shown for the land on the Floor Space Ratio Map. (2A) Despite subclause (2), development for the purposes of attached dwellings, bed and breakfast accommodation, dwelling houses and semi-detached dwellings on land labelled “F” on the Floor Space Ratio Map is not to exceed the relevant floor space ratio determined in accordance with the Table to this subclause.

3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued)



Site area Maximum floor space ratio

≤ 300 square metres 0.85:1

> 300 ≤ 350 square metres 0.7:1

> 350 ≤ 400 square metres 0.6:1

> 400 square metres 0.5:1

(2B) Despite subclause (2), development for the purposes of residential flat buildings on land identified with a thick red line and labelled “F” on the Floor Space Ratio Map may exceed the maximum floor space ratio shown for the land on the Floor Space Ratio Map by no more than 0.25:1. 4.5 Calculation of floor space ratio and site area

(1) Objectives The objectives of this clause are as follows:

(a) to define floor space ratio, (b) to set out rules for the calculation of the site area of development for the purpose of applying permitted floor space ratios, including rules to: (i) prevent the inclusion in the site area of an area that has no significant development being carried out on it, and (ii) prevent the inclusion in the site area of an area that has already been included as part of a site area to maximise floor space area in another building, and (iii) require community land and public places to be dealt with separately.

(2) Definition of “floor space ratio The floor space ratio of buildings on a site is the ratio of the gross floor area of all buildings within the site to the site area. (3) Site area In determining the site area of proposed development for the purpose of applying a floor space ratio, the site area is taken to be:

(a) if the proposed development is to be carried out on only one lot, the area of that lot, or (b) if the proposed development is to be carried out on 2 or more lots, the area of any lot on which the development is proposed to be carried out that has at least one common boundary with another lot on which the development is being carried out.

In addition, subclauses (4)–(7) apply to the calculation of site area for the purposes of applying a floor space ratio to proposed development. (4) Exclusions from site area The following land must be excluded from the site area: 3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued)



(a) land on which the proposed development is prohibited, whether under this Plan or

any other law, (b) Community land or a public place (except as provided by subclause (7)).

(5) Strata subdivisions The area of a lot that is wholly or partly on top of another or others in a strata subdivision is to be included in the calculation of the site area only to the extent that it does not overlap with another lot already included in the site area calculation. (6) Only significant development to be included The site area for proposed development must not include a lot additional to a lot or lots on which the development is being carried out unless the proposed development includes significant development on that additional lot. (7) Certain public land to be separately considered For the purpose of applying a floor space ratio to any proposed development on, above or below community land or a public place, the site area must only include an area that is on, above or below that community land or public place, and is occupied or physically affected by the proposed development, and may not include any other area on which the proposed development is to be carried out. (8) Existing buildings The gross floor area of any existing or proposed buildings within the vertical projection (above or below ground) of the boundaries of a site is to be included in the calculation of the total floor space for the purposes of applying a floor space ratio, whether or not the proposed development relates to all of the buildings. (9) Covenants to prevent “double dipping” When development consent is granted to development on a site comprised of 2 or more lots, a condition of the consent may require a covenant to be registered that prevents the creation of floor area on a lot (the restricted lot) if the consent authority is satisfied that an equivalent quantity of floor area will be created on another lot only because the site included the restricted lot. (10) Covenants affect consolidated sites If:

(a) a covenant of the kind referred to in subclause (9) applies to any land (affected land), and

(b) proposed development relates to the affected land and other land that together comprise the site of the proposed development, the maximum amount of floor area allowed on the other land by the floor space ratio fixed for the site by this Plan is reduced by the quantity of floor space area the covenant prevents being created on the affected land.

(11) Definition In this clause, public place has the same meaning as it has in the Local Government Act 1993.




4.6 Exceptions to development standards

(1) The objectives of this clause are as follows: (a) to provide an appropriate degree of flexibility in applying certain development standards to particular development, (b) to achieve better outcomes for and from development by allowing flexibility in particular circumstances.

(2) Development consent may, subject to this clause, be granted for development even though the development would contravene a development standard imposed by this or any other environmental planning instrument. However, this clause does not apply to a development standard that is expressly excluded from the operation of this clause. (3) Development consent must not be granted for development that contravenes a development standard unless the consent authority has considered a written request from the applicant that seeks to justify the contravention of the development standard by demonstrating:

(a) that compliance with the development standard is unreasonable or unnecessary in the circumstances of the case, and (b) that there are sufficient environmental planning grounds to justify contravening the development standard.

(4) Development consent must not be granted for development that contravenes a development standard unless:

(a) the consent authority is satisfied that: (i) the applicant’s written request has adequately addressed the matters required to be demonstrated by subclause (3), and (ii) the proposed development will be in the public interest because it is consistent with the objectives of the particular standard and the objectives for development within the zone in which the development is proposed to be carried out, and

(b) the concurrence of the Director-General has been obtained.

(5) In deciding whether to grant concurrence, the Director-General must consider: (a) whether contravention of the development standard raises any matter of significance for State or regional environmental planning, and (b) the public benefit of maintaining the development standard, and (c) any other matters required to be taken into consideration by the Director-General before granting concurrence.

(6) Development consent must not be granted under this clause for a subdivision of land in Zone RU1 Primary Production, Zone RU2 Rural Landscape, Zone RU3 Forestry, Zone RU4 Primary Production Small Lots, Zone RU6 Transition, Zone R5 Large Lot Residential, Zone E2 Environmental Conservation, Zone E3 Environmental Management or Zone E4 Environmental Living if:

(a) the subdivision will result in 2 or more lots of less than the minimum area specified for such lots by a development standard, or




(b) the subdivision will result in at least one lot that is less than 90% of the minimum area specified for such a lot by a development standard.

Note. When this Plan was made it did not include Zone RU1 Primary Production, Zone RU2 Rural Landscape, Zone RU3 Forestry, Zone RU4 Primary Production Small Lots, Zone RU6 Transition, Zone R5 Large Lot Residential, Zone E2 Environmental Conservation, Zone E3 Environmental Management or Zone E4 Environmental Living. (7) After determining a development application made pursuant to this clause, the consent authority must keep a record of its assessment of the factors required to be addressed in the applicant’s written request referred to in subclause (3). (8) This clause does not allow development consent to be granted for development that would contravene any of the following:

(a) a development standard for complying development, (b) a development standard that arises, under the regulations under the Act, in connection with a commitment set out in a BASIX certificate for a building to which State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 applies or for the land on which such a building is situated, (c) clause 5.4.

6.9 Conversion of industrial buildings and warehouse buildings to residential flat buildings, multi dwelling housing and office premises

(1) The objective of this clause is to provide for the adaptive reuse of existing industrial buildings and warehouse buildings to residential flat buildings, multi dwelling housing and office premises. (2) This clause applies to land in the following zones: (a) Zone R1 General Residential, (b) Zone R2 Low Density Residential, (c) Zone R3 Medium Density Residential, (d) Zone R4 High Density Residential. (3) Development consent must not be granted to development for the purpose of multi dwelling housing, office premises or residential flat buildings on land to which this clause applies unless: (a) the development relates to a building that was designed and constructed for an industrial or warehouse purpose and was erected before the commencement of this Plan, and (b) the consent authority has considered the following:

(i) the impact of the development on the scale and streetscape of the surrounding locality, (ii) the suitability of the building for adaptive reuse, (iii) the degree of modification of the footprint and facade of the building. 3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued)



(4) Despite clause 4.3 (2) or 4.4, development carried out under this clause is not subject to any height or floor space ratio limits shown for the land on the Height of Buildings Map or the Floor Space Ratio Map.

6.10 Use of existing non-residential buildings in residential zones (1) The objective of this clause is to provide for the reuse of buildings for non-residential

purposes.

(2) This clause applies to land in the following zones: (a) Zone R1 General Residential, (b) Zone R2 Low Density Residential, (c) Zone R3 Medium Density Residential, (d) Zone R4 High Density Residential.

(3) Development consent must not be granted to development for the purpose of office premises, shops, restaurants or cafes or take away food and drink premises on land to which this clause applies unless: (a) the development relates to a building that was designed and constructed for the purpose of a shop and was erected before the commencement of this Plan, and (b) the consent authority has considered the following: (i) the impact of the development on the amenity of the surrounding locality, (ii) the suitability of the building for adaptive reuse, (iii) the degree of modification of the footprint and facade of the building.

6.11 Use of Dwelling houses in business and industrial zones.

(1) The objective of this clause is to provide for the use of purpose built dwelling houses in business and industrial zones, for residential purposes, under particular circumstances. (2) This clause applies to land in the following zones: (a) Zone B1 Neighborhood Centre, (b) Zone B4 Mixed Use, (c) Zone B5 Business Development, (d) Zone B6 Enterprise Corridor, (e) Zone B7 Business Park, (f) Zone IN1 General Industrial, g) Zone IN2 Light Industrial. (3) Development consent must not be granted to development for the purpose of a dwelling house on land to which this clause applies unless: (a) there is an existing dwelling house on the land that was erected before the commencement of this Plan, (b) the existing dwelling house will be substantially retained and will not require significant structural alterations, (c) the existing dwelling house will offer satisfactory residential amenity 3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued)

Schedule 1 Additional permitted uses



1 Use of certain land at 165 Edgeware Road, Enmore (1) This clause applies to land at 165 Edgeware Road, Enmore, being Lot D, DP 355228 in Zone B1 Neighbourhood Centre. (2) Development for the purpose of a pub is permitted with consent. 2 Use of certain land at Old Canterbury Road, Lewisham (1) This clause applies to certain land in Lewisham coloured blue and identified as “A” on the Key Sites Map. (2) Development for the purpose of residential accommodation is permitted with consent, but only as part of a mixed use development. 3 Use of certain land at Addison Road, Marrickville (1) This clause applies to land shown coloured blue and identified as “B” on the Key Sites Map. (2) Development for the purpose of residential accommodation is permitted with consent, but only as part of a mixed use development. 4 Use of certain land at 72 Frampton Avenue, Marrickville (1) This clause applies to land at 72 Frampton Avenue, Marrickville, being Lot 19, DP 4433 in Zone R2 Low Density Residential. (2) Development for the purpose of a warehouse and distribution centre is permitted with consent. 5 Use of certain land at 74 Frampton Avenue, Marrickville (1) This clause applies to land at 74 Frampton Avenue, Marrickville, being Lot 18, DP 4433 in Zone R2 Low Density Residential. (2) Development for the purpose of a warehouse and distribution centre is permitted with consent. 6 Use of certain land at 51 Garners Avenue, Marrickville (1) This clause applies to land at 51 Garners Avenue, Marrickville, being Lot 41, DP 816662 in Zone R2 Low Density Residential. (2) Development for the purpose of a medical centre is permitted with consent. 7 Use of certain land at Illawarra Road, Thornley Street and Warne Place, Marrickville (1) This clause applies to land shown coloured blue and identified as “C” on the Key Sites Map. (2) Development for the purpose of business premises, office premises, restaurants or cafes, shops and take away food and drink premises is permitted with consent. 8 Use of certain land at Marrickville Road, Marrickville and Princes Highway, Tempe (1) This clause applies to land shown coloured blue and identified as “D” on the Key Sites Map. (2) Development for the purpose of retail premises is permitted with consent. 9 Use of certain land at 313–319 Marrickville Road and 182–186 Livingstone Road, Marrickville (1) This clause applies to land at 313–319 Marrickville Road and 182–186 Livingstone Road,

Marrickville, being Lot 2, DP 872693 and Lot 2, DP 103507 in Zone B2 Local Centre. 3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued)

(2) Development for following purposes is permitted with consent:



(a) residential flat buildings (but only as part of a mixed use development that contains a non-residential use permitted in the zone), and (b) residential flat buildings within heritage buildings retained on the land.

10 Use of certain land at 394 Marrickville Road, Marrickville (1) This clause applies to land at 394 Marrickville Road, Marrickville, being Lot 1, Section 1, DP 5482. (2) Development for the purpose of business premises and offices premises is permitted with consent. 11 Use of certain land at 36 Alice Street, Newtown (1) This clause applies to land at 36 Alice Street, Newtown, being Lot 203, DP 772164 and SP 32809. (2) Development for the purpose of residential accommodation is permitted with consent, but only as part of a mixed use development. 12 Use of certain land at 76 Wilford Street, Newtown (1) This clause applies to land at 76 Wilford Street, Newtown, being Lot 1, DP 617685. (2) Development for the purpose of residential accommodation is permitted with consent, but only as part of a mixed use development. 13 Use of certain land at 2–14 Fisher Street and 126 Crystal Street, Petersham (1) This clause applies to land at 2–14 Fisher Street and 126 Crystal Street, Petersham, being Lot 1, DP 587859 and Lot 5, DP 52786. (2) Development for the purpose of residential flat buildings is permitted with consent. 14 Use of certain land at 3–7 Regent Street, 287 Trafalgar Street and 16–20 Fisher Street, Petersham (1) This clause applies to land at 3–7 Regent Street, 287 Trafalgar Street, and 16–20 Fisher Street Petersham, being Lot 1, DP 629058, Lot 10, DP 1004198 and Lots A, B and C, DP 440676. (2) Development for the purpose of a registered club is permitted with consent. 15 Use of certain land at St Peters (1) This clause applies to certain land in St Peters as shown coloured blue on the Key Sites

Map. (2) Development for the following purposes is permitted with consent:

(a) on land identified as “E” on the Key Sites Map—residential accommodation, but only as part of a mixed use development, (b) on land identified as “F” on the Key Sites Map—residential accommodation, but only as part of a mixed use development, (c) on land identified as “G” on the Key Sites Map—bulky goods premises and residential accommodation, but only as part of a mixed use development, (d) on land identified as “H” on the Key Sites Map—retail premises and residential accommodation (only as part of a mixed use development).

16 Use of certain land at Princes Highway, St Peters and Bellevue Street, Tempe (1) This clause applies to land shown coloured blue and identified as “I” on the Key Sites Map. 3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued) (2) Development for the purpose of bulky goods premises is permitted with consent.



17 Use of certain land at 500 Princes Highway, St Peters (1) This clause applies to land at 500 Princes Highway, St Peters, being Lot 11, DP 1083971. (2) Development for the following purposes is permitted with consent:

(a) bulky goods premises, and (b) retail premises (only in relation to engineering supplies or tools or vehicle parts and accessories).

18 Use of certain land at 162 Unwins Bridge Road, St Peters (1) This clause applies to land at 162 Unwins Bridge Road, St Peters, being Lots 20 and 22, DP 726. (2) Development for the purpose of landscaping material supplies is permitted with consent. 19 Use of certain land at Railway Road, Sydenham (1) This clause applies to land shown coloured blue and identified as “J” on the Key Sites Map. (2) Development for the purpose of business premises and office premises is permitted with consent. 20 Use of certain land at 24A Railway Road, Sydenham (1) This clause applies to land at 24A Railway Road, Sydenham, being Lots 82–84, DP 750.

(2) Development for the purpose of a place of public worship is permitted with consent. 21 Use of certain land at Tempe, known as the Tempe Bus Depot (1) This clause applies to lands at 1 Tramway Street, Tempe, being Lot 1, DP 925726, 1B Gannon St, Tempe, being Lot PT1, DP 724918, Princes Highway, being Lot 1710, DP 1140035 and 739A Princes Highway, being Lot B, DP 110314. (2) Development for the purpose of a passenger transport facility is permitted with consent.

The MDCP 2011 comprises nine parts. These parts contain controls which must be considered in

the planning and design of any new development, from alteration and additions to dwelling houses, to new industrial buildings or shop top housing in town centres. The 9 Parts include but are not limited to:

Part 1 – Statutory Information

Part 2 – Generic Provisions Site and Context analysis Parking Sustainable design Flood Management Contaminated Land

Part 3 – Subdivision, Amalgamation and Movement Network



3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued) Part 4 – Residential Development

Low Density Residential Multi Dwelling Housing and Residential Flat Building

Part 5 – Commercial and Mixed Use Development Part 6 – Industrial Development Part 7 – Miscellaneous Development

Child Care Centres Telecommunication Facilities Sex industry and Adult Business Premises

Part 8 – Heritage Part 9 – Strategic Context

Stage 1 Planning Precincts Stage 2 Planning Precincts



3.1 DRAFT PLANNING RELEASES

1) Draft Parramatta Road Urban Transformation Strategy

In September 2015, Urban Growth NSW released the draft Parramatta Road Urban Transformation Strategy (the draft Strategy) which nominated the Parramatta Corridor from Parramatta to Camperdown as a major area for increased housing, economic activity and social infrastructure, especially around centres with good public transport, access and amenity. The nominated area affects land stretching for about 20 kilometres on either of Parramatta Road Corridor (the Corridor) and involves parts of 10 local government areas.

Consultation with councils, land owners and the community in general commenced in late 2013 and in late 2014 the draft preliminary Strategy was displayed for comment. From September to December, consultation of the updated draft Strategy took place, from which the following broad consensus was established, that; Development needs to be sensitive to local character, and Population growth needs to be supported by public transport, social infrastructure, open

space and amenity improvements.

Eight (8) distinct Precincts have been identified with the Parramatta Road Corridor, to be the focal points of growth and renewal within the corridor due to the access to jobs, transport, infrastructure and services. These eight precincts from west to east are, Granville, Auburn, Homebush, Burwood, Kings Bay, Taverners Hill, Leichhardt and Camperdown. These precincts are connected to form an interconnected corridor along its length by ‘The Frame Areas’ which typically include land along Parramatta Rd and the first street on either of Parramatta Rd. Refer to diagram of the Corridor.

Although, detailed planning controls for each precinct contained within that part of the Corridor and affecting Burwood Contract LGA’s has yet not been released, the visions for these Precincts enables a clearer understanding of the types of uses and densities proposed. Homebush ‘Vision: Sitting between Sydney’s two main CBD’s, Homebush can be transformed into an active and varied hub, blending higher density housing and a mix of different uses, supported by a network of green links and open spaces with walking access to four train stations.’



3.1 DRAFT PLANNING RELEASES (Continued) Burwood ‘Vision: Burwood Precinct will be a commercial gateway to Burwood Town Centre based around the enlivened spine of Burwood Road building upon existing amenity for the residents.’ Kings Bay ‘Vision: Kings Bay will be a new residential and mixed use urban village on Parramatta Rd, with an active main street and strong links to open space network along Sydney Harbour.’ Taverners Hill ‘Vision: Taverners Hill will be an urban village with walking and cycling links via Greenway, access to many public transport modes and many neighbourhood parks, squares and leafy streets.’ Leichhardt ‘Vision: Leichhrdt Precinct will be a vibrant mixed use entertainment precinct visited by people from all over Sydney, with retail and residential opportunities creating a rejuvenated and active Norton Street and Parramatta Road.’ Camperdown ‘Vision: Camperdown Precinct will be home to high quality housing and workplaces right on the edge of the CBD, well connected to the surrounding city, parklands, health and educational facilities and focused on a busy and active local centre.’

2) Sydenham to Bankstown – Draft Urban Renewal Corridor Strategy

The draft Sydenham to Bankstown Urban Renewal Corridor Strategy (the Corridor Strategy) is a planning strategy developed for the corridor of land stretching along the existing Bankstown Railway Line, established to provide a strategic planning framework to guide future development and infrastructure. The area coincides with the proposed extension of the Sydney Metro from Chatswood to Bankstown along this corridor and includes the station precincts along this line: Bankstown, Punchbowl, Wiley Park, Lakemba, Belmore, Campsie, Canterbury, Hurlstone Park, Dulwich Hill, Marrickville and Sydenham. The strategy follows an extensive consultative process with councils, land owners and the community to support future growth of the Corridor by identifying opportunities for additional homes and jobs close to existing public transport, employment areas and town centres.

The draft Corridor Strategy was placed on public exhibition between 15th October 2015 and 7th February 2016. The study area in highlighted below. 3.1 DRAFT PLANNING RELEASES (Continued)



The following diagram displays the part of Marrickville within the Sydenham to Bankstown Urban Renewal Corridor included the study. The Carrington Rd Precinct is the current industrial area shown hatched and south east of Marrickville Railway Station.

3.1 DRAFT PLANNING RELEASES (Continued)



Recommendations form Marrickville Council

Redevelopment extending south-east of Marrickville Station is appropriate at it has good access to the station and includes large regular shaped blocks.

Higher scale development close to the station is appropriate. Carrington Road areas to the south of the rail line should be low and medium rise

housing. Blanket high rise housing on the western side of Carrington Road may create interface

issues with surrounding streets and will not site well at the low point in the topography. The new street and pedestrian bridge on Myrtle Street may be better located on the

alignment of Carrington Road to provide access of the railway land.



4.0 IDENTIFIED SIGNIFICANT CHANGES IN USE OR DEVELOPMENTS OF PROPERTY AND OTHER FACTORS WHICH MAY AFFECT VALUATIONS.

The NSW Government has extended the light rail network from Lilyfield to Dulwich Hill. The 5.6km of light rail extension to the Inner West runs from the current light rail terminus at Lilyfield along the disused freight corridor to Dulwich Hill. This extension is expected to have a significant impact on the surrounding residential environment and will boost investment and site demand, with the residential areas of Leichhardt, Dulwich Hill and Marrickville are set to benefit. The residential market continues to grow particularly in the Inner West unit markets. It appears developers remain positive about long term prospects with the continuing high level of buyer demand for new stock. Low interest rates have been a key driver for both the local and overseas investor-led demand for inner city apartments. The land around Lewisham along Old Canterbury Road, between Longport and McGill continue to be developed with more developments being submitted to Marrickville Council over the last reporting year. The commercial centre of Newtown Town Centre appears to be growing and enveloping some traditional areas once considered to be secondary into prime locations. The town centre also appears to be migrating further north along King St, whilst the whole centre across its length and breadth is gaining momentum. Its diversity of entertainment options, good access and the lock-out laws in other competing entertainment precincts, have all contributed to this underswell of growth. WestConnex A motorway project to connect Parramatta with Sydney Airport and beyond. The WestConnex is a 33km motorway proposed to travel from Parramatta along the M4/Parramatta Road corridor to Beverly Hills. It is proposed to connect Parramatta, Sydney Airport and Beverly Hills. The section of the WestConnex that passes through Leichhardt is a tunnel under Parramatta Road, from Hawthorne Canal to Camperdown and continue to emerge at Princes Hwy at St Peters. The land acquisition program The WestConnex was first announced by the State Government in 2012 as part of the Infrastructure NSW report titled "First Things First". The total project is estimated to cost between $11 to $11.5 billion with $200 million allocated to "seed funding" for Urban Revitalisation along the corridor. The project has been divided into two separate projects:

The WestConnex Motorway and The Parramatta Road Urban Renewal Program

Two national bulky goods retails have announced that they intend to open a chain of their business in Marrickville over the last year. Masters are proposing an outlet on Edinburgh Rd close to Marrickville Metro shopping Centre following the purchase of a vacant land site and Bunnings have a slightly longer term proposal to move into the old Penfolds Wine Store (heritage listed) adjoin Ikea’s Tempe store following the expiration of an existing lease and reconfiguring works.



4.0 IDENTIFIED SIGNIFICANT CHANGES IN USE OR DEVELOPMENT S OF PROPERTY AND OTHER FACTORS WHICH MAY AFFECT VALUATIONS (Continued) Overall, the past reporting year has seen an increased amount of development applications for mixed use developments over the whole of the Marrickville district. These developments are based on several factors which reflect the desirable nature of these sites in terms of proximity to transport nodes and other local amenities. The most significant developments include:

DA approved April 2015 for 1-3 McGill St, 7 McGill St and 102-106 Old Canterbury Rd,

Lewisham to demolish existing and construct a 5 storey mixed use development containing 3 commercial tenancies, 54 dwellings and a basement car parking.

DA lodged March 2015 for 43 Enmore Rd, Enmore to demolish existing improvements

and construct a 4 storey mixed use development containing 1 commercial tenancy on the ground floor and 5 dwellings on the upper floors with associated car parking.

DA lodged March 2015 for 449 Marrickville Rd, Dulwich Hill to demolish and erect a 4

storey shop top housing development containing 1 shop and 6 dwellings with 2 car parking spaces.

DA lodged April 2015 for 260 Wardell Rd, Marrickville to demolish existing

improvements and construct a 6 storey mixed use development with ground floor commercial/retail tenancy and 22 dwellings on upper floors with 3 levels of basement car parking.

DA lodged April 2015 for 589 New Canterbury Rd, Dulwich Hill to demolish the existing

improvements and construct a 5 storey residential flat building with 18 dwellings over a basement car parking level.

DA lodged May 2015 for 14 McGill St, Lewisham to demolish existing improvements and

construct an 8 storey plus mezzanine level residential flat building containing 63 dwellings with 4 basement car parking levels.

DA lodged May 2015 for 2-8 Arthur St, Marrickville to demolish existing improvements,

consolidation of land into 1 allotment and construct a 7 storey residential flat building with 38 dwellings and 2 levels of basement car parking.

DA lodged May 2015 for 1A Hill St, Dulwich Hill to demolish existing improvements, and

construct a 9 part 10 storey residential flat building with 66 dwellings and 3 levels of basement car parking.

DA lodged May 2015 for 351 King St, Newtown to carry out alterations and additions to an

existing building and convert into a 4 storey mixed use building with 2 ground floor commercial tenancies, 12 dwellings on the upper floors with associated car parking.



4.0 IDENTIFIED SIGNIFICANT CHANGES IN USE OR DEVELOPMENT S OF PROPERTY AND OTHER FACTORS WHICH MAY AFFECT VALUATIONS (Continued) DA lodged May 2015 for 446 Parramatta Rd, Camperdown to demolish the existing

improvements and construct a 5 part 6 storey mixed use development with 2 ground floor commercial tenancies, 31 dwellings on the upper floors and 2 basement car parking levels.

DA lodged 750 Princes Hwy, Tempe for use as a hardware and building supplies store

(Bunnings), over 2 levels with under croft car parking, boundary adjustments to provide a slip lane from Princes Highway into Smith Street and the widening of Smith Street on the northern side.

DA lodged July 2015 for 27 Railway Terrace, Lewisham to demolish improvements and

construct a 5 storey mixed use development with commercial tenancies, 18 dwellings and basement car parking.

DA lodged July 2015 for 6 Livingston Rd, Petersham to convert the premises into a mixed

use development containing 2 ground floor commercial tenancies and 18 dwellings on the upper floors with associated site and public domain works and dedication of land for a public laneway.

DA lodged July 2015 for 164 Enmore Rd, Enmore to demolish existing improvements and

construct a 4 storey shop top housing development containing 2 commercial tenancies on the ground floor and 9 dwellings above, with basement car parking.

DA lodged July 2015 for 9 Hutchinson St, St Peters to demolish existing improvements

and construct a 4 storey mixed use development comprising 1 commercial suite on the ground floor and 7 live/work dwellings on the levels above, as well as basement car parking.

DA lodged August 2015 for 80 Parramatta Rd, Camperdown to demolish existing

improvements and construct 4 part 5 storey mixed use development with 4 commercial tenancies on the ground floor level, 20 dwellings on the upper floors and associated car parking.

DA lodged September 2015 for 247-249 Wardell Rd, Marrickville to demolish existing

improvements and construct a 7 storey mixed use development with a commercial tenancy on the ground floor level; 33 boarding rooms (including a caretakers unit) on the upper floor levels and basement bicycle and waste storage facilities.

DA lodged September 2015 for 158 New Canterbury Rd, Petersham to demolish existing

improvements and construct a 3 part 5 storey mixed use development containing a commercial tenancy and car parking on the ground floor and 24 boarding rooms including a manager's residence on the upper floor.



4.0 IDENTIFIED SIGNIFICANT CHANGES IN USE OR DEVELOPMENT S OF PROPERTY AND OTHER FACTORS WHICH MAY AFFECT VALUATIONS (Continued) DA lodged September 2015 for 38 Princes Hwy, Tempe to demolish existing

improvements and construct a mixed use development with a 5 storey building (Building A) fronting Princes Highway and a 6 storey building (Building B) fronting Barwon Park Road containing a total of 4 commercial tenancies, 36 dwellings and 3 basement car parking levels containing 45 car spaces.

DA lodged September 2015 for 326-330 Marrickville Rd, Marrickville to retain the

existing front façade and demolish the remainder of the premises and construct a 6 storey mixed use development with 2 commercial tenancies and associated car parking/loading areas on the ground floor level, 39 dwellings on the upper floors and 2 basement car parking levels.

DA lodged September 2015 for 27 Gordon St, Petersham to demolish existing improvements and construct a 6 storey residential flat building containing 13 dwellings with basement storage and car parking stackers.

DA lodged October 2015 for 266 Unwins Bridge Rd, Sydenham to demolish existing

improvements and construct a 3 storey mixed use development with a commercial tenancy on the ground floor and 4 dwellings on the upper floors with associated car parking.

DA lodged May 2016 for 63 Princes Hwy, St Peters to demolish existing improvements &

construct a 3/6 storey mixed use development comprising 4 grd level commercial suits, 5 live/work dwellings & 63 dwellings over 2 basement levels.

DA lodged April 2016 for 47 Princes Hwy, St Peters to demolish existing improvements &

construct a 3 part 7 storey mixed use building containing 4 ground floor commercial suits, 12 12 live/work dwellings and 46 dwellings with basement parking.

DA lodged April 2016 for 110 Addison Rd, Marrickville to demolish existing

improvements & construct a 4 storey with loft level mixed use development with ground floor commercial suits & 31 dwellings above a basement car park & subdivide into 35 lots.

DA lodged February 2016 for 423 Illawarra Rd, Marrickville to demolish existing

improvements and construct a 6 storey mixed use development with ground floor commercial/retail use and dwellings above basement car parking.

DA lodged May 2016 for 27 Railway Terrace, Lewisham to demolish existing

improvements, consolidate into one allotment and construct a 5 storey mixed use development with commercial tenancies, 18 dwellings over basement car park.

DA lodged May 2016 for 113 Parramatta Rd, Camperdown to demolish existing

improvements & construct a 7 storey shop top housing development with associated car parking.



4.0 IDENTIFIED SIGNIFICANT CHANGES IN USE OR DEVELOPMENTS OF PROPERTY AND OTHER FACTORS WHICH MAY AFFECT VALUATIONS (Continued)

DA lodged May 2016 for 16 Dudley St, Marrickville to demolish existing improvements and erect a 5 storey mixed use building above a basement/lower level car park containing 1 shop and 16 dwellings.

DA lodged April 2016 for 641 King St, St Peters to demolish the existing warehouse & shops, consolidate into 8 lots into one site and construct an 8 storey mixed use development comprising ground floor commercial tenancies and 66 apartments with basement car parking.

DA lodged August 2015 & refused June 2016, for 826-836 Princes Hwy, Tempe to demolish

existing improvements and construct a 3 storey building containing 24 serviced apartments with basement car parking.

DA lodged June 2016 for 512 Illawarra Rd, Marrickville to demolish the existing

improvements and erect a 4 storey RFB above a basement car park containing 20 dwellings.

DA lodged December 2015 for 2C Gladstone St, Newtown to demolish the existing improvements & construct a mixed use development containing commercial premises, 15 apartments and 11 x 3 storey live/work townhouses with basement car parking.

DA lodged November 2015 & approved 11/7/2016 for 236 Illawarra Rd, Marrickville to consolidate existing lots and construct a 6 storey mixed use development with a commercial tenancy on ground level with 30 dwellings above a basement car park.

DA lodged July 2016 for 76 Edinburgh Rd, Marrickville to demolish improvements, subdivide into 2 allotments & construct a 6 storey high tech space on one and 2 buildings, a 4 storey and a 2 storey on the other and subdivide into 57 industrial units with associated parking & subdivision.

DA lodged August 2016 for 30 May St, St Peters, to demolish the existing improvements and construct a 5 storey mixed use building comprising 1 commercial tenancy and 30 residential units over 2 basement parking levels.

DA lodged August 2016 and pending decision for 825 New Canterbury Rd, Dulwich Hill to demolish existing improvements and construct two buildings one a RFB and the other a mixed-use building with ground level commercial uses and 22 dwellings over 3 levels of basement parking.

DA lodged October 2016 and pending decision for 44-46 Princes Hwy, St Peters to demolish existing structures and construct 2 mixed use buildings containing 3 commercial tenancies and 47 dwellings over 2 basement parking levels.

DA lodged October 2016 with decision pending for 22 Fisher St, Petersham to demolish existing structures and construct a 6 storey 50 room boarding house with associated basement car parking for 12 vehicles.



4.0 IDENTIFIED SIGNIFICANT CHANGES IN USE OR DEVELOPMENTS OF PROPERTY AND OTHER FACTORS WHICH MAY AFFECT VALUATIONS (Continued)

Aircraft noise is a continuing factor within the Marrickville Local Government Area however any affectation is reflected in the relevant market evidence. Air Services Australia produces quarterly Noise Information Reports for major urban areas. These reports include information and analysis on aircraft movements, noise monitoring and complaint issues and are available at the following web site www.airservicesaustralia.com.au The High Court decision Maurici v Deputy Commissioner of Land Tax requires that the valuation be made free of any influence of scarcity. In effect, the valuer is required to have regard to the whole market and not just the vacant land sales. In order to fulfil this requirement Southern Alliance Valuation Services Pty Ltd will have regard to all the sales evidence.



5.0 ADDED VALUE OF IMPROVEMENTS

Residential: In addition to vacant land sales, improved sales were used to assist in determining the market levels for land values and to negate any possibility of a scarcity factor. The Paired Sales Approach was not the only valuation approach used in Marrickville as this method relies upon a reasonable volume of vacant land sales and as Marrickville is predominately an established area. This method has been supplemented in this district by the depreciated cost of improvements new which is viewed as more reliable in some instances.

The table below details the results obtained for the Marrickville valuation district. The schedule provided is general in nature and each analysed sale is assessed individually when determining the added value of improvements to capture specific features e.g. renovations, pools, landscaping, no. of levels, topography etc.

Property Type Condition Added value of

Improvements from Paired Analysis

Fibrous Cement & Permalum Clad dwellings.

2 to 3 bedroom.

Fair to Good. Approx. 40 to 60 years in age of construction. $100,000 to $150,000

Brick dwellings. 2 to 3 bedroom.

Fair to Good. Approx. 60 to 100+ years in age of construction $150,000 to $250,000


Good. Renovated. Approx. 60 to 100+ years in age of construction $250,000 - $350,000


Fair to Good. Approx. 60 to 100+ years in age of construction $250,000 - $350,000


Good. Renovated. Approx. 60 to 100+ years in age of construction $350,000 - $500,000+


Fair to Good. Approx. 20 to 60 years in age of construction $125,000 - $225,000


Good. Renovated. Approx. 20 to 60 years in age of construction $225,000 - $325,000


Fair to Good. Approx. 20 to 60 years in age of construction $225,000 - $325,000


Good. Renovated. Approx. 20 to 60 years in age of construction $325,000 - $500,000


Modern construction. Architect designed. $500,000 - $850,000 +



5.0 ADDED VALUE OF IMPROVEMENTS. (Continued) Notes:

The ‘Paired Sales Approach’ was used throughout the Marrickville LGA whereby, the land value demonstrated by vacant land sales is to be taken from the sale price of improved properties to determine the added value of the improvements. The table below details the results from this analysis for the Marrickville Local Government Area. The schedule provided is general in nature and each analysed sale is assessed individually when determining the added value of improvements to capture specific features e.g. renovations, pools, landscaping, no. of levels, topography etc.

Replacement Cost Approach The replacement cost approach may be relied on in circumstances where there are low volumes of vacant land sales for use in paired analysis. The replacement cost approach is based on the principle that an informed purchaser would pay no more than the cost to reproduce the sale property. The replacement cost method avoids having to make hypothetical adjustment for the depreciation allowing for the cost to bring the sale property to as new condition. Cost are based on buildings as similar as possible to the existing building. Further allowances may be required to account for obsolescence.



5.0 ADDED VALUE OF IMPROVEMENTS. (Continued) Adopted from Paired Sales

Property Type Size (m) Condition

Very Poor Poor Average Good Very Good Superior

Fibrous Cement

0 ‐ 89 600 ‐ 700 700 ‐ 800 800 ‐ 1000

1000 ‐ 1200

1200 ‐ 1300

1300 ‐ 1500

90 ‐ 119 600 ‐ 675 675 ‐ 750 750 ‐ 900

900 ‐ 1050

1050 ‐ 1150

1150 ‐ 1400

120 ‐ 199 550 ‐ 625 625 ‐ 700 700 ‐ 800

800 ‐ 900

900 ‐ 1000

1000 ‐ 1300

200 ‐ 300 475 ‐ 600 600 ‐ 675 675 ‐ 750

750 ‐ 850

850 ‐ 975

975 ‐ 1150

Weatherboard (1880 ‐ 1930's)

0 ‐ 89 1500 ‐ 1650 1650 ‐ 1800

1800 ‐ 2000

2000 ‐ 2200

2200 ‐ 2350

2350 ‐ 2500

90 ‐ 119 1500 ‐ 1600 1600 ‐ 1700

1700 ‐ 1900

1900 ‐ 2100

2100 ‐ 2200

2200 ‐ 2400

120 ‐ 199 1400 ‐ 1500 1500 ‐ 1600

1600 ‐ 1800

1800 ‐ 2000

2000 ‐ 2100

2100 ‐ 2300

200 ‐ 300 1250 ‐ 1400 1400 ‐ 1500

1500 ‐ 1650

1650 ‐ 1850

1850 ‐ 1950

1950 ‐ 2150

Victorian (1870's ‐ 1910)

0 ‐ 89 2250 ‐ 2450 2450 ‐ 2650

2650 ‐ 2900

2900 ‐ 3150

3150 ‐ 3350

3350 ‐ 3500

90 ‐ 119 2250 ‐ 2400 2400 ‐ 2550

2550 ‐ 2750

2750 ‐ 2950

2950 ‐ 3100

3100 ‐ 3300

120 ‐ 199 2150 ‐ 2300 2300 ‐ 2450

2450 ‐ 2650

2650 ‐ 2850

2850 ‐ 3000

3000 ‐ 3200

200 ‐ 300 2000 ‐ 2150 2150 ‐ 2300

2300 ‐ 2450

2450 ‐ 2650

2650 ‐ 2800

2800 ‐ 3000

Federation (1890 ‐ 1920's)

0 ‐ 89 2250 ‐ 2450 2450 ‐ 2650

2650 ‐ 2900

2900 ‐ 3150

3150 ‐ 3350

3350 ‐ 3500

90 ‐ 119 2250 ‐ 2400 2400 ‐ 2550

2550 ‐ 2750

2750 ‐ 2950

2950 ‐ 3100

3100 ‐ 3300

120 ‐ 199 2150 ‐ 2300 2300 ‐ 2450

2450 ‐ 2650

2650 ‐ 2850

2850 ‐ 3000

3000 ‐ 3200

200 ‐ 300 2000 ‐ 2150 2150 ‐ 2300

2300 ‐ 2450

2450 ‐ 2650

2650 ‐ 2800

2800 ‐ 3000

Californian Bungalow (1910 ‐ 1930's)

0 ‐ 89 2100 ‐ 2250 2250 ‐ 2400

2400 ‐ 2600

2600 ‐ 2800

2800 ‐ 2950

2950 ‐ 3100

90 ‐ 119 2100 ‐ 2200 2200 ‐ 2300

2300 ‐ 2500

2500 ‐ 2700

2700 ‐ 2850

2850 ‐ 3000

120 ‐ 199 2000 ‐ 2100 2100 ‐ 2200

2200 ‐ 2400

2400 ‐ 2600

2600 ‐ 2750

2750 ‐ 2900

200 ‐ 300 1950 ‐ 2050 2050 ‐ 2150

2150 ‐ 2350

2350 ‐ 2550

2550 ‐ 2700

2700 ‐ 2800



Art Deco (1920's ‐ 1940)

0 ‐ 89 2100 ‐ 2250 2250 ‐ 2400

2400 ‐ 2600

2600 ‐ 2800

2800 ‐ 2950

2950 ‐ 3100

90 ‐ 119 2100 ‐ 2200 2200 ‐ 2300

2300 ‐ 2500

2500 ‐ 2700

2700 ‐ 2850

2850 ‐ 3000

120 ‐ 199 2000 ‐ 2100 2100 ‐ 2200

2200 ‐ 2400

2400 ‐ 2600

2600 ‐ 2750

2750 ‐ 2900

200 ‐ 300 1950 ‐ 2050 2050 ‐ 2150

2150 ‐ 2350

2350 ‐ 2550

2550 ‐ 2700

2700 ‐ 2800

Post War (1945 ‐ 1960's)

0 ‐ 89 1750 ‐ 1900 1900 ‐ 2050

2050 ‐ 2250

2250 ‐ 2450

2450 ‐ 2600

2600 ‐ 2750

90 ‐ 119 1750 ‐ 1850 1850 ‐ 1950

1950 ‐ 2150

2150 ‐ 2350

2350 ‐ 2500

2500 ‐ 2700

120 ‐ 199 1600 ‐ 1700 1700 ‐ 1800

1800 ‐ 2000

2000 ‐ 2200

2200 ‐ 2350

2350 ‐ 2500

200 ‐ 300 1500 ‐ 1600 1600 ‐ 1700

1700 ‐ 1900

1900 ‐ 2100

2100 ‐ 2250

2250 ‐ 2400

Modern (1960's ‐ today)

0 ‐ 89 1500 ‐ 1650 1650 ‐ 1800

1800 ‐ 2000

2000 ‐ 2200

2200 ‐ 2350

2350 ‐ 2500

90 ‐ 119 1500 ‐ 1600 1600 ‐ 1700

1700 ‐ 1900

1900 ‐ 2100

2100 ‐ 2200

2200 ‐ 2400

120 ‐ 199 1400 ‐ 1500 1500 ‐ 1600

1600 ‐ 1800

1800 ‐ 2000

2000 ‐ 2100

2100 ‐ 2300

200 ‐ 300 1300 ‐ 1400 1400 ‐ 1500

1500 ‐ 1700

1700 ‐ 1900

1900 ‐ 2000

2000 ‐ 2200

Retro Federartion (1980's ‐ 2000)

0 ‐ 89 1500 ‐ 1650 1650 ‐ 1800

1800 ‐ 2000

2000 ‐ 2200

2200 ‐ 2350

2350 ‐ 2500

90 ‐ 119 1500 ‐ 1600 1600 ‐ 1700

1700 ‐ 1900

1900 ‐ 2100

2100 ‐ 2200

2200 ‐ 2400

120 ‐ 199 1400 ‐ 1500 1500 ‐ 1600

1600 ‐ 1800

1800 ‐ 2000

2000 ‐ 2100

2100 ‐ 2300

200 ‐ 300 1300 ‐ 1400 1400 ‐ 1500

1500 ‐ 1700

1700 ‐ 1900

1900 ‐ 2000

2000 ‐ 2200

Architectural Design (All periods)

0 ‐ 89 2250 ‐2500 2500 ‐ 2750 2750 ‐ 3000

3000 ‐ 3250

3250 ‐ 3500

3500 ‐ 4000

90 ‐ 119 2250 ‐ 2450 2450 ‐ 2650

2650 ‐ 2850

2850 ‐ 3150

3150 ‐ 3350

3350 ‐ 3750

120 ‐ 199 2150 ‐ 2350 2350 ‐ 2550

2550 ‐ 2750

2750 ‐ 2950

2950 ‐ 3150

3150 ‐ 3500

200 ‐ 300 2050 ‐ 2250 2250 ‐ 2450

2450 ‐2650

2650 ‐ 2850

2850 ‐ 3050

3050 ‐ 3300

Sale No.

Component

Address

PhotoSite Area

m2 Sale Date Sale Price

Adj. Sale Price at Base Date Improvements

Main Dwelling Est GBA

m2

Out‐dwellings / deck / verandahs EST m2

Adjusted Land Value 1/7/2016

Added Value of Impts

Land Value Rate/m2

Value of Imp $/m2

Overall

$m2 Main Dwelling

$m2 Outbuildings

Fencing & Landscaping & Pool

(if applicable)

1 EGE 37 DARLEY ST NEWTOWN

208.70 26/11/2015 $905,000 $925,000 Site sale, sold for unpaid rates by council. Swat in very poor condition. Council warn that premisis is a health hazard. Sold with V.P.

N/A N/A $925,000 $4,432.20 N/A

2 EGN 26 MALAKOFF ST MARRICKVILLE

185.93 5/03/2016 $900,000 $900,000 Site Sale consisting of an existing timber framed weatherboard clad & tile dwelling in fair condition.

90 6 $760,000 $140,000 $4,087.56 $1,458

3 EAH 13 CENTENARY AVE, HUNTERS HILL

714.50 2/04/2016 $1,590,000 $1,590,000 Site sale comprising 3 bedroom concrete block & GI dwelling with garage UMR presenting in fair condition. Improvements add little value in this market though liveable condition.

95 15 $1,420,000 $170,000 $1,987.40 $1,545

EKK 1 A FREEMAN PL, CONCORD

371.55 23/12/2015 $1,380,000 $1,380,000 Saite sale of a 2 storey detached brick & weather boad dwelling with GI roof and undercover parking and utility areas and presenting in fair condition. ADVERTISED AS FOLLOWS. Nestled quiet and private in Concord opposite the lush green fairways of The Golf Course, this warming family home with a very practical floor plan is the perfect blend of classic style and relaxed living. ‐ Three spacious bedrooms, Private leafy outlook over golf course at rear‐ Timber Flooring throughout property‐ Neat kitchen over looking the backyard ‐ Split system Air‐conditioning ‐ Large separate living and dining areas‐ Easy walk to Majors Bay Rd, schools and public transport‐ Ample storage space and large balcony area‐ Private gates surrounding the property‐ Large undercover entertaining area with kitchenette

130 5 $1,172,000 $208,000 $3,154.35 $1,541

ESE 7 PARKHILL ST CROYDON PARK

366.7 5/09/2015 1050000 1050000 Post war single storey bric and tile dwelling in original condition and presenting in fair condition throughout. ADVERTISED AS FOLLOWS. Nestled in a tightly held whisper quiet cul‐de‐sac setting is this quaint freestanding residence offering the perfect blank canvass. Past its well kept gardens you will find spacious bedrooms lea

Date post:	16-Feb-2021
Category:	Documents
Upload:	others
View:	0 times
Download:	0 times

206 Final Rpt Marrickville BD2016...Southern Alliance Valuation Services Pty Ltd – Marrickville...

Documents