PO BOX: 563 Sylvania Southgate NSW 2224
P: 0417 249 334 ABN: 88 667 877 183
Date: 31 August 2017 Prepared by: Rod Logan
Preparedfor:GPVInvestments
SUBMISSION TO DRAFT SYDENHAM –
BANKSTOWN URBAN RENEWAL CORRIDOR STRATEGY
Nos 34 - 38 Restwell Street, Bankstown
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CopyrightandDisclaimer Thisreporthasbeenpreparedforthesolepurposesoftheclientandforthespecificpurposeforwhichitwaspreparedandmaynotbeusedforanyotherapplicationorpurpose.
Apartfromfairdealingforthepurposesofprivatestudy,research,criticismorreviewaspermittedundertheCopyrightAct,nopartofthisreport,itsattachmentsorappendicesmaybereproducedbyanyprocesswithoutthewrittenconsentofRodLoganPlanning.CopyrightofthisdocumentbelongstoRodLoganPlanningandmaynotbeused,sold,transferred,copiedorreproducedinwholeorinpartinanymannerorformorinoronanymediatoanypersonwithoutthepriorwrittenconsentofRodLoganPlanning.
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Overview ThissubmissionhasbeenpreparedbyRodLogan,onbehalfoftheowner,GPVInvestments,withrespecttothepropertiesatNo34-38RestwellStreet,Bankstownspecifically,howeveralsorelatesgenerallytotheprecinctboundedbySouthTerrace,StaceySt,StanleyStandChapelSt.IthasbeenpreparedinresponsetotheexhibitionofthedraftSydenhamtoBankstownUrbanRenewalCorridorStrategy–BankstownStationPrecinct[draftStrategy],whichiscurrentlybeingexhibitedbytheNSWDepartmentofPlanning&Environment.TheoverallvisionofthedraftStrategyissupportedandisconsistentwiththeDraftSouthDistrictPlanwhichidentifiesBankstownasaDistrictCentrethatwillhaveanimportantroleinsupportingtheproductivityoftheSouthDistrict.Wesupporttheretentionoftheexistingmixed-usezonesforthesubjectsites,whichareneartheBankstownRailwayStationandBankstownCBDandagreethatthereneedstobeincreasedbuildingsheightsinandaroundBankstownStationtosupportdevelopmentthatwillpromoteincreasesinhousingandjobsclosetotheBankstownCityCentreandrailnetwork.ThissubmissionconcludesthattherearereasonableplanninggroundstosupportthepositionthatbuildingheightsandfloorspaceentitlementsinthisPrecinctbeincreased.Theredonotappeartobeanyexhibitedplanningstudiesthatjustifytheapparentlyarbitraryrestrictiononbuildingheightswithintheforenotedprecinctto15storeys(Section6.4ofthedraftstrategy)whilstotherareasintheCentrearenotsimilarlyrestricted.HavingregardtoalltheexhibitedmaterialitisconsideredthatbuildingheightsconsistentwiththeoutcomesoftheStudyofBankstownCBDAirspaceConstraintsforPlanning–Phase1BankstownCBDAirspaceStrategicPlanning–InitialHeightLimitsReportpreparedbyStrategicAirspace(October2016),whichidentifiesthatheightsupto135.9mAHD,andpossiblyhigher,couldbeachievedwithinthisPrecinct.WearerequestingthatfurtheranalysisandreviewofthedraftbuildingformcontrolsbeundertakeninordertoclarifymaximumheightsandfloorspaceratiostoensureconsistencyacrosstheCentreandtoprovidecertaintyforownerswhomaybeseekingtoprepareplanningproposalsforsites.
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TheSubjectSiteandLocalContext Thesubjectsiteconsistsof3parcelsoflandandhasanapproximatesiteareaofapproximately1765m2.ThesubjectsiteissituatedonthecornerofRestwellStreetandRaymondStreet,Bankstown,withintheBankstownCBD.
Source:6Maps
Thesubjectsiteissituatedwithin400mofBankstownRailwayStation.WithinthedraftStrategy,thefutureBankstownStationisearmarkedasamajorinterchangeforpassengerstransferringfromtheMetroLine,SydneyTrainsandlocalandregionalbusroutes.TheredevelopmentofBankstownStationandadjoininglands(withina400mradius)willcreateasignificantopportunitytoachievemultiplepositiveoutcomesforthecommunityincludingretail,commercialandresidentialdevelopmentswithintheBankstownCBD,creatingasustainablecentrewithbothhousingandemploymentopportunities.
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SituatedtothewestofthesiteistheBankstownSportsClubandTravelodgeHotelDevelopment.Thatsiteiscurrentlyundergoingsignificantredevelopmenttofurtherexpandtherecreationalandclubfacilities.
Thatredevelopmentalsoincludesamulti-levelofficebuilding,whichiscurrentlyunderconstruction.KnownastheFlindersCentre,thisbuildingwillbeanew,purposedesignedmodernmulti-storeyofficebuildingandwillincludeapproximately10,500m2ofcommercialfloorareaover8commerciallevelsaswellasaretailcomponentof450m2,withfrontagetoRestwellStreet.Thecharacterandscaleofdevelopmentintheprecinctisrespondingtotheunderlyingstrategiclandusequalitiesofthesesites,withaccesstotransport,servicesandpotentialjobgrowthdrivingarevitalisationoftheprecinct.
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Figure 2,3&4: Photos of the Site and Surrounds Source: Google Maps
Oblique view of the site looking to the south
Street view of the site looking to the south along Restwell St
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Street view of the site looking to the west along Raymond St
BankstownLocalEnvironmentalPlan2015ThesubjectsitesarezonedB4–MixedUseundertheBankstownLocalEnvironmentalPlan2015.TheobjectivesofthezoneseektomaintaintheroleoftheBankstownCBDasamajormetropolitancentreandpromotetheintegrationofsuitablebusiness,office,residential,retailandotherdevelopmentinaccessiblelocationssoastomaximisepublictransportpatronageandencouragewalkingandcycling.ThecurrentmaximumBuildingHeightandFloorspaceRatioforthesubjectsiteis38mand3:1respectively.
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Thefollowingadditionalclausesapplytothesubjectsites:
4.4A AdditionalgrossfloorareaformoresustainabledevelopmentinBankstownCBDcommercialcore
(1) Theobjectivesofthisclauseareasfollows:(a) toencouragebuildingdesign(namelythebuiltformandlayout)of
largescalecommercialdevelopmentandmixedusedevelopmentinZoneB4MixedUsethatminimisestheconsumptionofenergyandwater,
(b) toprovideincreasedamenitytooccupantsoverthelongterm,(c) toensuretheincreaseingrossfloorareaiscompatiblewith
surroundingbuildingsintermsofbulk,heightandamenity.(2) Thisclauseappliestodevelopmentif:
(a) thedevelopmentisonlandinZoneB4MixedUse,and(b) thelotonwhichthedevelopmentwillbesitedisatleast18metres
wideatthefrontbuildingline,and(c) thelotonwhichthedevelopmentwillbesitedhasamaximumfloor
spaceratioof3:1asshownontheFloorSpaceRatioMap,and(d) thedevelopmentincludestheerectionofoneormorebuildingsforthe
purposesofcommercialpremisesoramixedusedevelopment.(3)DespiteanyotherprovisionofthisPlan,theconsentauthoritymaygrant
developmentconsenttodevelopmenttowhichthisclauseappliesifthegrossfloor
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areaofthebuildingsonthedevelopmentsiteexceedsthegrossfloorareaotherwisepermittedbythisPlanbynomorethan0.5:1.
(4)Beforegrantingdevelopmentconsenttodevelopmentunderthisclause,theconsentauthoritymustbesatisfiedthat:
(a)thepartofanybuildingusedforthepurposesofcommercialpremises(whetherornotforthepurposesofmixedusedevelopment)complieswiththefollowingstandards:
(i)theenergytargetisamaximum135kg/m2peryear,(ii)thewatertargetisamaximum0.47kL/m2peryearforbusinesspremisesandoffice
premisesandamaximum1.68kL/m2peryearforshops,restaurantsandfunctioncentres,and
(b)thepartofanybuildingthatisadwellingusedforthepurposesofmixedusedevelopmentcomplieswiththefollowingstandards:
(i)theenergytargetisaminimum10-pointincreaseintheBASIXscorecomparedtocurrentrequirements,
(ii)thewatertargetisaminimumBASIX60,and(c)thebuildingdoesnotadverselyimpactonanyneighbouringlandintermsofvisual
bulkorovershadowing,and(d)areportpreparedbyaqualifiedconsultanttothesatisfactionoftheCouncilverifies
that,ifallofthecommitmentsrelatingtothebuildingdesign(namelythebuiltformandlayout)listedinthereportarefulfilled,thedevelopmentwillcomplywithboththeenergyandwatertargets.
(5)Thisclausedoesnotapplytolandonwhichdevelopmenttowhichclause13ofStateEnvironmentalPlanningPolicy(AffordableRentalHousing)2009appliesistobecarriedout.
(6)Inthisclause:BASIXmeansaratingunderStateEnvironmentalPlanningPolicy(BuildingSustainability
Index:BASIX)2004.mixedusedevelopmentmeansabuildingorplacecomprisingcommercialpremisesand
dwellings.6.9RestrictionsondevelopmentinZoneB4MixedUse(1)Theobjectivesofthisclauseareasfollows:(a)toreinforcethestatusoftheBankstownCBDasthemajorcentreforBankstownand
aplaceforemployment,
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(b)toencouragetheeconomicgrowthoftheBankstownCBDbyhavingcommercialfloorspaceinthecommercialcore,
(c)topromoteactivestreetfrontagesinthecommercialcore.(2)Thisclauseappliestolandidentifiedas“Area3”ontheSpecialProvisionsMap.(3)Developmentconsentmustnotbegrantedtotheerectionofabuilding,orachange
ofuseofabuilding,onlandtowhichthisclauseappliesunlesstheconsentauthorityissatisfiedthatthegroundfloorandfirstfloorofthebuildingaretobeusedforthepurposesofcommercialpremisesorothernon-residentialpurposesaftertheerectionorchangeofuse.
StrategicContext-DraftSouthDistrictPlanTheMetropolitanPlan‘APlanforGrowingSydney’currentlyidentifiesBankstownasastrategiccentre.ThishierarchyinformstheStateGovernment’sinfrastructurepriorities.
ThedraftSouthDistrictPlan(section3.2.1)proposestodowngradeBankstowntoadistrictcentre,focusedonemploymentandhousing.
Canterbury-BankstownCouncil,initssubmissiontotheGreaterSydneyCommissiononthedraftSouthDistrictPlanhasrequestedthatconsiderationbegiventoreinstatingBankstownasaStrategicCentresoastoreinforceitsimportanceasacentrealongtheSydenhamtoBankstownCorridorandtodriveeconomicdevelopmentwithinthecentre.
WesupportCouncil’srequesttoreinstatetheBankstownCBDasaStrategicCentre.
CommentaryonthedraftCorridorStrategyTheoverallVisionfortheBankstownStationPrecinctissupportedandtheretentionofthehighrise/mixedusezoneswithin400mofBankstownRailwayStationandBankstownCBDwillensurehousingandemploymenttargetsaremet.TheoverallvisionfortheBankstownStationPrecinctissupportedandisconsistentwiththeDraftSouthDistrictPlanwhichidentifiesBankstownasaDistrictCentrethatwillhaveanimportantroleinsupportingandmeetingtheemploymentandhousing
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targetsfortheSouthDistrict.Specifically,wesupportthevisionoftheBankstownCBDbeingrenewedandmodernisedasitsredevelopsforincreasedjobsandhomes.WesupporttheintentoftherevisedlanduseplanasoutlinedintheStrategyextractbelowandtheclassificationofthesubjectsiteswithinthehighriseand/ormixedusePrecinctasoutlinedinSection6,Figure26ofthedraftStrategy.
FurtherworkshouldbeundertakeninordertoclarifymaximumheightsandFSRtoensureconsistencyacrosstheCentreandtoprovidecertaintyforownersseekingtoprepareplanningproposalsforsites.Thedraftstrategystipulatesaseeminglyarbitraryclassificationandbuildingheightsforthehighriseandmixed-useprecinct.Thedraftstrategyisambiguouswithrespecttothemaximumoverallheightwhichwillbepermitted–theserangefrom13storeysto25storeys,howeverinthetextinSection6.4itstatesthatamaximumheightof15storeysonthesouthernsideoftherailwaylineinthecoreareagenerally
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boundedbySouthTerrace,StaceyStreet,StanleyStreetandChapelRoad.(Pleaserefertoextractattached).
Theimpositionofanarbitraryheightlimitwithinthisnominatedprecinctisnotsupportedbyanycontextualcomment.NojustificationhasbeenprovidedfortheestablishmentofthisbuildingheightconstraintanditappearstobeinconsistentwithpreviousworkthathasbeenundertakenbyboththeDepartmentandCouncilinleadupstudiestotheStrategywhichindicatedbuildingheightswithinthisprecinctconsistentwiththoseidentifiedtothenorthoftherailwayline.Thelackofanysupportingjustificationforsuchanarbitraryconstraintisunacceptable.GreaterclarityandclearjustificationneedtobeprovidedforthestatementsthathavebeenmadeaspartofthedraftStrategyinorderforownerstoassesstheimpactonviabilityofredevelopment.
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Consideringthatthisisastrategicdocumentthatwillinfluenceconsiderationoffutureplanningproposals,greatercertaintyisrequiredtoensurethattheownerscanundertakethefeasibilitytestingtoensurethatfuturedevelopmentwillbeviableandwillresultingoodurbandesignoutcomes.MoredetailonpossiblebuildingheightsandbuiltformthatcouldbeachievablewithintheprecinctshouldalsobeprovidedtoensurethatCouncilandownersareworkingtoclearoutcomesanddirectionsfortheCentreandtoensurethatthestrategicimportanceoftheBankstownCBDisretainedthroughappropriateandeconomicallyviabledevelopment.Inaddition,thereneedstobeclarityaroundproposedFloorSpaceRatio(FSR)controlsthatwouldapply.Currently,thesubjectsiteshaveanFSRof3:1(possibly3.5:1)undertheBankstownLEP2015.PriortothefinalisationofthedraftStrategyadditionalworkshouldbeundertakentotestFSRscenariostoensurethatproposedyieldsareconsistentwithproposedfuturebuildingheightsandaresufficientlyrobusttoencouragetheorderlyandeconomicallyviableredevelopmentofsites.Futureheights,particularlyclosetotheCBDandrailcorridorshouldbeinformedbytheevidencebasedstudiesandthedraftStrategymustprovideclarityanddetailwithrespecttothejustificationfortheproposedbuildingheights.LimitingthebuildingheightswillimpactonachievingtheoverallvisionforthePrecinctandwilllimitopportunitiesforachievinggoodoutcomesforthecommunity(throughthegenerationofs94contributionsandmoreaffordablehousing).WesupporttheoutcomesoftheStudyofBankstownCBDAirspaceConstraintsforPlanning–Phase1BankstownCBDAirspaceStrategicPlanning–InitialHeightLimitsReportpreparedbyStrategicAirspace(October2016)andrequestthatconsiderationbegiventoincreasingthemaximumheightsforthesubjectsites,consistentwiththe135.9mAHD.TheDraftStrategyidentifiesarevisedvisionandstrategicintent[6.1and6.2]fortheBankstownStationPrecinct.WeagreewiththestrategicintentoftheLandUseStrategy,specificallythatbuildingheightswithinthehighrisemixeduseareamayexceedtheObstacleLimitationSurface(OLS).
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TheStudyofBankstownCBDAirspaceConstraintsforPlanning–Phase1BankstownCBDAirspaceStrategicPlanning–InitialHeightLimitsReportpreparedbyStrategicAirspace(October2016),identifiesthatbuildingheightsupto135.9mAHDcouldbeachievedwithinthisPrecinct(refertotheextractfigurefromtheReportbelow)andbewithintheOLS.
TheproposedheightunderthedraftStrategyforthisprecinctof15storeysiswellbelowthelimitof135.9mAHD.Onthesubjectsitesthegroundlevelisapproximately25mAHD.Thiswouldfacilitateadevelopmentthatisupto110minheight(approx.35storeys)andwithinthephysicallimitationoftheOLSat135.9mAHD,howeverthedraftStrategyprovidesnodiscussionoftheoptionstotakethisopportunityintoaccountandprovidesnojustificationfortheapparentarbitraryrecommendationtoconstraindevelopmentheightsto15storeys.IncreasingtheheightswithinthisPrecinctwouldnotbeoutofcontextwiththegeneralscaleemergingandanticipatedunderthisdraftStrategyfortheBankstownCentregenerallyandwouldbeconsistentwiththeredevelopmentoccurringimmediatelyadjacentontheBankstownSportsClubsiteandproposedfuturedevelopmenttotheimmediatenorthofthesite,overBankstownStation.
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PriortofinalisingthedraftStrategyfurtherworkmustbeundertaken,takingintoaccounttherecommendationsoftheBankstownCBDAirspaceforStrategicPlanningtoclarifymaximumheightsandtoensureconsistencyacrosstheCentre.Thiswillprovidegreatercertaintyforownersseekingtoprepareplanningproposalsforsites.WesupporttheoutcomesoftheabovementionedstudyandrequestthatconsiderationbegiventoincreasingthemaximumheightsinthisPrecincttoatleastbeconsistentwiththe135.9mAHDand,ifclaritycanbeachievedabouttheopportunityforpossiblebreachesofthatOLS,thattheybeidentifiedatthisstagesothattheymaybeincorporatedasspecificdevelopmentcontrolsinanyfuturereviewoftheLEPbyCouncilorthroughspecificplanningproposalsbyindividualowners.
ConclusionWesupporttheretentionoftheexistingmixed-usezones,andagreethatthereneedstobeincreasedbuildingsheightsinandaroundBankstownStationtosupportdevelopmentthatwillpromoteincreasesinhousingandjobsclosetotheBankstownCityCentreandrailnetwork.Wearealsosupportiveoftheclassificationofthesubjectpropertieswithinthehighriseand/ormixedusePrecinctasoutlinedinSection6,Figure26ofthedraftStrategy,howeverseekgreaterclarityaroundtheactualheightsandFSRproposedwithinthisPrecinct,andspecificallywithrespecttothesubjectproperties.ItisrecommendedthatproposedbuildingheightswithintheprecinctboundedbySouthTerrace,StaceyStreet,StanleyStreetandChapelStbereconsideredwithrespecttomaximisingproposedbuildingheightsandFSRswithinthispartoftheCentretoensureanequitabledistributionofupliftthroughouttheCentreandtoensurethatfutureredevelopmentofsitesiseconomicallyviableandcertaintyisguaranteedwithrespecttothefutureassessmentofPlanningProposalsforsites.WesupporttheoutcomesoftheStudyofBankstownCBDAirspaceConstraintsforPlanning–Phase1BankstownCBDAirspaceStrategicPlanning–InitialHeightLimitsReportpreparedbyStrategicAirspace(October2016)andrequestthatconsiderationbegiventoincreasingthemaximumheightsforthesubjectsitesandwithintheprecinctgenerallytoallowbuildingsthatmaximisetheopportunity
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availablewithinthelimitationssetbytheOLSat135.9mAHDandallowforcorrespondingincreaseintheachievableFSR.WerequestthatfurtherengagementbeundertakenwiththeownersofpropertieswithintheBankstownStationPrecinctpriortofinalisationofthedraftStrategytoensurethatfutureheightsandFSRsareconsistentwithsurroundingdevelopmentandwillsupportdevelopmenttopromoteincreasedjobsandhousingopportunitieswithintheBankstownCBD.Ifanyadditionalinformationorclarificationofmattersraisedinthissubmissionarerequiredpleasecontactmedirectlyon0417249334.Yoursfaithfully,
RodLogan,RodLoganPlanning
