Attachment 5_Masterplan_Homebush Precinct

HOMEBUSH NORTH PRECINCT MASTER PLAN REPORT

Homebush PrecinctBay Master Plan | GroupGSA | 04 Feb 2022 Prepared for City of Canada Council Pg 1 For: City of Canada Bay Council

We acknowledge the traditional custodians of the land, and pay our respects to their elders past present and emerging, recognising their continuing connection to land, waters and culture.

Issue

Title

Date

Prepared

Checked

1

Draft Issue

27.11.2020

SL/JC/NO

JK

2

Draft Issue

18.12.2020

JC/NO

JC

3

Revised master plan

21.01.2021

JC/NO

JC/NO

4

Revised master plan

28.01.2021

JC/NO

JC

5

Revised yield table

29.01.2021

JC

-

6

Revised building heights - Lot D

17.02.2021

JC

-

7

Revised yield table

18.02.2021

JC

-

8

Variation - Issue for Review

16.04.2021

JC/NO

JC

9

Revised Master Plan

20.04.2021

JC

-

10

Revised yield table

26.04.2021

JC

-

11

Revised Master Plan

04/02/2022

HR

JK

Pg 2

Homebush Precinct Master Plan For: City of Canada Bay Council

01/ INTRODUCTION

5

02/ INTRODUCTION

6

PRCUTS POLICY FRAMEWORK

8

PRCUTS IMPLEMENTATION TOOL KIT 9

29

HOMEBUSH NORTH PRECINCT VISION

30

MASTER PLAN

32

LOT AMALGAMATION

33

GROUND LEVEL SETBACK

34

BUILDING HEIGHT STRATEGY

35

PRCUTS PLANNING AND DESIGN GUIDELINES

10

STREET WALL

36

PRCUTS_FSR + HEIGHTS

11

OPEN SPACE AND LINKS

37

PROPOSED ZONING

38

SHADOW ANALYSIS

40

05/ STREET INTERFACE

43

CITY OF CANADA BAY POLICIES AND GUIDELINES 13 CITY OF CANADA BAY

14

POLICIES AND GUIDELINES

14

03/ POLICY CONTEXT & SITE ANALYSIS

17

GEORGE & KING STREET SPINE

44

VICTORIA AVENUE

45 46

THE SITE

19

KING STREET SHARED ZONE

SITE CHARACTER Streetscape

20 20

STATION AVENUE SHARED ZONE 47

Infrastructure

21

SITE ANALYSIS

22

STRATEGY CONTEXT: PRCUTS Access and connectivity

23 23

Land use and activation

24

Public domain and streetscape

25

OPPORTUNITIES & CONSTRAINTS 26 Opportunities 26 Challenges

Pg 3

04/ MASTER PLAN

27

06/ YIELD ESTIMATE YIELD ESTIMATE

49 50

Pg 4

Homebush Precinct Master Plan For: City of Canada Bay Council

INTRODUCTION

Pg 5

01

INTRODUCTION In November 2016, Urban Growth NSW released the Parramatta Road Corridor Urban Transformation Strategy (PRCUTS) together with a package of implementation and reference documents. A Section 117 Ministerial Direction gives the Strategy and Implementation Tool Kit statutory weight.

PRCUTS aims to renew Parramatta Road and adjacent communities through investments in homes, jobs, transport, open spaces and public amenity. It presents significant urban renewal opportunities for land within defined development precincts.

In response to PRCUTS, the City of Canada Bay has commenced additional urban design, traffic and transportation investigations for 3 precincts: Burwood, Homebush and Kings Bay. This work seeks to ensure that all future decisions to rezone land will be made with a thorough understanding of potential cumulative impacts and will achieve orderly, transparent and high-quality design outcomes.

The Urban Design testing of the PRCUTS planning and design controls has been undertaken and informs this project. The Masterplan proposed in this report for Kings Bay consolidates the PRCUTS with other studies and plans that Council has produced that support the implementation of the PRCUTS. The Masterplan is intended to guide the future built form and urban environment and to inform amendments to the Canada Bay LEP 2013, DCP and contributions plan.

The Parramatta Road Corridor The Parramatta Road Corridor traverses 20 kilometres from Granville in the west to Camperdown in the east. The corridor includes land adjoining Parramatta Road, and wider focus precincts where future development is considered appropriate based on function and character. Within PRCUTS, the Corridor is separated into two distinct sections – Corridor West and Corridor East. Corridor East includes the land within the Canada Bay, Strathfield and Burwood LGAs. There are three renewal precincts which include land within the City of Canada Bay: Homebush, BurwoodConcord (Burwood), and Kings Bay.

This Report synthesises all of the above and reimagines the future character of Homebush North Precinct as a new, mixed use precinct housing a new community of residents attracted to the area for its high amenity and access to employment at Parramatta CBD and Sydney Olympic Park. The precinct will provide a long term supply of housing stock to meet increasing demand as Sydney Olympic Park grows into a new city.

T

T The Homebush North Precinct will be an active and varied hub, blending high density residential with mixed use. It will be supported by green links and open space, with connections to rail.

T T

City of Canada Bay LGA Homebush Precinct PA R

Kings Bay Precinct will be a new residential and mixed use urban village with an active main street and strong links to the open space network along Sydney Harbour.

T

RA

T

MA TTA

RO AD

T

Burwood Kings Bay Precinct

TTA MA

RA

R PA

Precinct T The Burwood Precinct will be a gateway to Burwood Town Centre based around the enlivened spine of Burwood Road strengthening existing amenity for new T residents.

AD RO

T

T

Pg 6

Homebush Precinct Master Plan For: City of Canada Bay Council

PRCUTS Transformation Strategy

As part of the baseline analysis, we have critically reviewed and distilled key information related to PRCUTS.

State Implementation Plan

As demonstrated on the flowchart adjacent, there is a substantial amount of policy and strategic thinking that has been evolved and directly impacts the three precincts that are the subjects of this study.

We see the literature review in the following chapters as the next step in this process, and have tried to summarise and graphically represent the key information that will assist in moving the project forward to design development.

Metropolitan

GANSW Policies and Guidelines

UAIP

Design Guidelines

Greater Sydney Region Plan - A Metropolis of Three Cities

Eastern City District

Intended as a starting point to evolve throughout the design process, the following chapters will inform our thinking and ground our recommendations through to the master plan phase of the project.

Local

City of Canada Bay Local Strategic Planning documents including LSPS; housing, employment, development contributions plans

PRCUTS Specific Policies and Strategies

Planning Proposals

Canada Bay Local Environment Plan NSW State Government Government Architect New South Wales

Canada Bay Development Control Plan

Greater Sydney Commission City of Canada Bay Council *coloured boxes indicate literature review input by SGS

Pg 7

Infrastructure Schedule

Canada Bay Local Character Statements

PRCUTS POLICY FRAMEWORK NEW PARRAMATTA RD Quick Reference Guide As at September 2014

Please Remember:

1. Linear Colour *

The Parramatta Road Corridor Urban Transformation Strategy is the long-term vision for developing population and employment growth in the Parramatta Road Corridor. ✔ Full Colour Linear logo is the preferred logo.

(✔ Preferred)

3. Stacked Colour

For use on white and black

Combining big picture considerations, a sub-regional response, and the depth of local knowledge required to plan for existing and future communities, it will lead to the enlivening of this important Sydney artery.

Positive

✔ Please use the logo layout and format that best suits the design application and which will reproduce at the highest quality for your type of production.

✔ Always use original artwork files as supplied with the Logo Reference Guide.

Thank you for your assistance in ensuring our logo is always produced in the best format and at the highest quality.

* Please note that the full colour version of this logo can be used on white, coloured and black backgrounds.

This file can be embroidered as it is.

2. Linear Mono

4. Stacked Mono

Positive

Positive

Logo Versions:

There are two logo orientations available for use: - Stacked - Linear

Negative

Each orientation has four colour formats: - Full colour (CMYK) - Full colour (PMS) - Single Colour (black and white)

Negative

Parramatta Road Corridor Urban Transformation Strategy

The Strategy is supported by the Implementation Tool Kit – four documents that will guide and inform how the Strategy is to be implemented, and are summarised on the following pages.

NOVEMBER 2016

5. Isolation Area Stacked x

Linear

x

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6. Minimum Size Linear 45mm wide

Stacked 30mm wide

urbangrowth.nsw.gov.au

While the Strategy does not directly rezone land, it establishes the framework for land use and transport planning to guide, coordinate and facilitate changes to local planning controls that will lead to the Corridor’s transformation. The Strategy will be implemented through planning proposals prepared by landowners or developers, comprehensive local environmental plan reviews undertaken by councils, and State environmental planning policies for future Priority Precincts.

The strategy sets out a vision for the corridor of tomorrow: − housing choice and affordability − diverse and resilient economy − accessible and connected − vibrant communities and places − green spaces and links − sustainability and resilience − delivery

Relevance to project: The Strategy sets an overarching vision and high level employment and dwelling projections that are summarised in the adjacent pages. It also identifies a number of challenges to achieving these, which have been synthesised graphically onto maps in the next chapter.

Pg 8

Homebush Precinct Master Plan For: City of Canada Bay Council

Homebush Precinct The Homebush Precinct will 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.

The activity hub of the Precinct will be located between Homebush Station, North Strathfield Station and Strathfield Station. This area will have a revitalised and active urban mixed-use character with both Parramatta Road and George Street forming main street spines that build on the character and attraction of the Bakehouse Quarter and the curved alignment of Parramatta Road. Taller residential buildings will mark the core of the Precinct near all three stations.

A dense network of streets will extend northward and westward from the activity hub through the Precinct to provide walkable medium-density residential neighbourhoods oriented to the open space network.

The green corridor of Powell’s Creek will reach from the heart of the Precinct to Sydney Olympic Park and Homebush Bay beyond. − Population: 19,500 by 2050 − Homes: 9,500 by 2050 − Jobs: 12,900 by 2050

PRCUTS IMPLEMENTATION TOOL KIT NEW PARRAMATTA RD Quick Reference Guide

NEW PARRAMATTA RD Quick Reference Guide

NEW PARRAMATTA RD Quick Reference Guide As at September 2014

As at September 2014

The Strategy is supported by the Implementation Tool Kit – four documents that will guide and inform how the Strategy is to be implemented, and are summarised on the following pages.

Please Remember: ✔ Full Colour Linear logo is the preferred logo.

1. Linear Colour *

(✔ Preferred)

For use on white and black

3. Stacked Colour

Please Remember:

Positive

✔ Full Colour Linear logo is the preferred logo.

Parramatta Road Corridor Urban Transformation Planning and Design Guidelines IMPLEMENTATION TOOL KIT NOVEMBER 2016

Thank you for your assistance in ensuring our logo is always produced in the best format and at the highest quality.

✔ Always use original artwork files as supplied with the Logo Reference Guide.

* Please note that the full colour version of this logo can be used on white, coloured and black backgrounds.

This file can be embroidered as it is.

2. Linear Mono

Thank you for your assistance in ensuring our logo is always produced in the best format and at the highest quality.

Negative

4. Stacked Mono

Positive

Positive

Each orientation has four colour formats: - Full colour (CMYK) - Full colour (PMS) - Single Colour (black and white)

There are two logo orientations available for use: - Stacked - Linear

✔ Full Colour Linear logo is the preferred logo.

✔ Always use original artwork files as supplied with the Logo Reference Guide.

2. Linear Mono

4. Stacked Mono

Positive

Positive

1. Linear Colour *

Thank you for your assistance in ensuring our logo is always produced in the best format and atNegative the highest quality.

Parramatta Road Corridor Urban Transformation Implementation Plan 2016 – 2023

There are two logo orientations available for use: - Stacked - Linear

Positive

2. Linear Mono

4. Stacked Mono

Positive

Positive

IMPLEMENTATION TOOL KIT NOVEMBER 2016

5. Isolation Area

5. Isolation Area Stacked

Stacked

Stacked x

Linear

x

Linear

Negative

Parramatta Road Corridor Urban Transformation Urban Amenity Improvement Plan

Negative

NOVEMBER 2016

5. Isolation Area

3. Stacked Colour

* Please note that the full colour version of this logo can be used on white, coloured and black backgrounds.

This file can be embroidered as it is.

Each orientation has four colour formats: - Full colour (CMYK) - Full colour (PMS) - Single Colour (black and white)

IMPLEMENTATION TOOL KIT

NOVEMBER 2016

(✔ Preferred)

For use on white and black

Logo Versions:

Negative

Each orientation has four colour formats: - Full colour (CMYK) - Full colour (PMS) - Single Colour (black and white)

IMPLEMENTATION TOOL KIT

urbangrowth.nsw.gov.au

Please Remember:

✔ Please use the logo layout and format that best suits the design application and which will reproduce at the highest quality for your type of production.

* Please note that the full colour version of this logo can be used on white, coloured and black backgrounds.

This file can be embroidered as it is.

Logo Versions:

Parramatta Road Corridor Urban Transformation Infrastructure Schedule

Negative

x

x

Linear

x

x x

x x

x

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X

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PRCUTS Planning and Design Guidelines

6. Minimum Size

6. Minimum Size

Linear 45mm wide Linear 45mm wide

The purpose of the Parramatta Road Corridor Planning and Design Guidelines is to: − describe the priorities and principles that will ensure future development achieves high design quality and design excellence − guide the rapidly changing character of the Corridor whilst ensuring future development responds to the distinct character and identity along different parts of the Corridor

The Guidelines have been prepared as planning and development controls significantly differ across the local government areas that make up the Corridor, and have been developed to assist designers and planners apply ‘better practice’ design principles to promote high quality public, private amenity and good design.

Relevance to project: The controls identified in the PRCUTS guidelines will be tested throughout the master plan process and recommendations made at the conclusion of the study.

The guidelines also identify a number of public domain requirements, strategic links, opportunities and constraints for each precinct, which have been identified and graphically represented for each precinct in later chapters.

6. Minimum Size Stacked 30mm wide

Stacked 30mm wide

urbangrowth.nsw.gov.au

Pg 9

3. Stacked Colour

Positive

Logo Versions: There are two logo orientations available for use: - Stacked - Linear

(✔ Preferred)

For use on white and black

✔ Please use the logo layout and format that best suits the design application and which will reproduce at the highest quality for your type of production.

✔ Please use the logo layout and format that best suits the design application and which will reproduce at the highest quality for your type of production. ✔ Always use original artwork files as supplied with the Logo Reference Guide.

1. Linear Colour *

As at September 2014

urbangrowth.nsw.gov.au

Infrastructure Schedule

Implementation Plan

Identifies infrastructure in the Corridor must respond to population growth and change.

Intended to inform and guide the land use planning and development decisions in the Corridor in the short term.

It also recognises that some existing infrastructure is ageing or is insufficient to meet the needs of communities as they grow and change. The Infrastructure Schedule therefore identifies the transport, open space, community, education and health facilities required to support the proposed growth across the Corridor. It will also assist the coordination of infrastructure and services provided by state agencies, government-owned corporations, local government and the private sector.

Relevance to Homebush North: GroupGSA are working on this study with SGS Planning and Economics who have provided a separate literature review of this document as an Appendix.

Relevance to Homebush North: − Identifies the need for a Precinct wide traffic study and supporting modeling that considers the recommended land use and densities and identifies the necessary road improvements and upgrades to be delivered as part of any proposed renewal precinct. − A minimum of 5% of new housing is to be provided as affordable housing − Delivery of Powells Creek Reserve pedestrian and cycle link

Linear 45mm wide

Stacked 30mm wide

urbangrowth.nsw.gov.au

Urban Amenity Improvement Plan Identifies ways to deliver tangible public benefits, contributing to the delivery of liveable communities and neighbourhoods and stimulate the development.

The works fall into three categories: − Streetscape upgrade − Creation of new or improved open spaces, urban plazas and town squares − New walking and cycling links to key transport nodes

Relevance to Homebush North: − A number of the UAIP improvement works are proposed within the broader Homebush Precinct but do not specifically reference the precinct boundary of this study

PRCUTS PLANNING AND DESIGN GUIDELINES Figure 7.12: Homebush Recommended Land Uses

Homebush Precinct Recommended Building Heights

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ST

CITY OF CANADA BAY PRCUTS STRATEGIES There are a number of Strategic documents that have been engaged

by Council specifically for the PRCUTS. We have summarised these, and also graphically represented the key information in later chapters of this report.

SUSTAINABLE PRECINCT STRATEGY

Concord West Precinct Master Plan Flood Study CITY OF CANADA BAY Flood Assessment for Concord West Precinct Master Plan

Homebush North, Burwood-Concord and Kings Bay Precincts

Final Draft | 03 7 August 2015 PU003368 25 June 2020 Prepared by Kinesis for Canada Bay Council

PA R R A M AT TA R OA D S E L E C T P R E C I N C T S PUBLIC DOMAIN PLAN JULY 2020

Sustainable Precinct Strategy

City of Canada Bay Preliminary Site Investigation

Flood Ass ess ment for C onc ord Wes t Preci nct M as ter Plan City of C anada Bay

Parramatta Road Urban Transformation Precincts: Kings Bay, Burwood Road and Homebush/Concord West

The Strategy provides strategies and mechanisms to deliver cost-effective and high environmental performance outcomes across all precincts.

17 October 2018 55106_117353 (Rev 0) JBS&G Australia Pty Ltd

Relevance to project: The strategy proposes a number of parking principles for all three precincts, to be taken into consideration during later phases of the project: − Minimise underground parking, with no minimum parking within 800m of metro and other rail stations, and no parking within 400m (consistent with East Rhodes DCP). − Any above ground parking delivered through the project should be designed to be reconfigured to other uses, including commercial and residential floorspace. − Unbundle all parking from the sale of apartments to enable affordable housing and housing choice outcomes. − To support these strategies at a building level, Council should identify key on-street parking spaces for car share adjacent or within the new precincts. It is recommended that new car share spaces are provided on-street (rather than in building) to ensure maximum use by the surrounding community. − The 25% canopy cover target will be required to be achieved at a precinct scale, with some sites delivering higher canopy cover and others that are more constrained.

Pg 12

Homebush Precinct Master Plan For: City of Canada Bay Council

Concord West Precinct Master Plan Flood Study

Site Investigation Contamination

The study maps the flood risk across the Homebush North precinct.

The investigation identifies a number of contaminated sites across the precincts and their risk level.

Relevance to project: The flood hazard and Flood Planning Area have been graphically represented in later chapters.

Relevance to project: Key sites for at risk of contamination in each precinct has been graphically represented in later chapters.

Parramatta Road Select Precincts Public Domain Plan The purpose of the plan is to ensure that all public domain needs are identified at an early stage and can inform detailed planning in the Corridor. The three overarching design principles are adjacent.

Relevance to project: A graphic summary of street setbacks is included in later chapters of this report where we have provided a detailed analysis of each precinct.

CITY OF CANADA BAY POLICIES AND GUIDELINES There are a number of Local Government Policies and guidelines that will be taken into consideration.

Local Strategic Planning Statement CITY OF CANADA BAY

− Priority 5 to provide housing supply, choice and affordability in key locations. The PRCUTS study is specifically highlighted as being able to directly respond to how the additional dwellings needed in the LGA can be provided. − Priority 5.5: 5% affordable housing is to be provided in new developments − Priority 7.8: Include a minimum lot size of 800sqm for boarding houses in the R2 density zones to improve the amenity of boarding houses and reduce their impact on these areas − Priority 9.2 New local centre in Spencer Street in the Kings Bay Precinct to deliver an active main street.

City of Canada Bay Local Strategic Planning Statement The City of Canada Bay Local Strategic Planning Statement (LSPS) is the core strategic planning document for the City of Canada Bay. It will guide the character of the centres and neighbourhoods into the future.

The LSPS brings together and builds on planning work found in Council’s other plans, studies and strategies such as the Local Environmental Plan (LEP), Development Control Plans (DCP) and Contributions Plans. The LSPS will be used to update key components of these plans.

Relevance to project: The PRCUTS precincts can respond to and strengthen the land use vision set by the LSPS. There are also a number of Priorities identified in the LSPS that PRCUTS can respond to:

− Priority 10.1: Investigate and encourage new mixed use forms, larger format uses and urban support services on the ground floor of development with a frontage to Parramatta Road in the Kings Bay Precinct. − Priority 10.2: ensure that the future built form controls and the structure of street blocks in the Kings Bay precinct facilitate:

+ alternate access from a road, other than Parramatta Road + Double height ceilings for ground floor uses that front Parramatta Road + rear lane low bay access for small truck and customer parking + shared loading facilities for non residential uses

EMPLOYMENT AND PRODUCTIVITY STUDY FINAL

AUGUST 2019

Prepared for City of Canada Bay

CANADA BAY LOCAL HOUSING STRATEGY VERSION 3 SEPTEMBER 2019

Prepared for City of Canada Bay

Employment and Productivity Study

City of Canada Bay Housing Strategy

The study acknowledges that the Parramatta Road Corridor is undergoing significant change as part of the PRCUTS.

The Local Housing Strategy analyses the population, demographic and supply issues associated with the delivery and take up of housing in the LGA.

It makes recommendations that aim to ensure that sufficient and appropriately located retail floorspace is provided in the emerging centre of Kings Bay as well as identifying opportunities to retain as much floorspace in these new developments as possible to retain some of the uses in the corridor that will otherwise be displaced.

This assessment is required by City of Canada Bay Council to develop an understanding of what it could do to plan for and deliver optimal residential outcomes for its community.

Relevance to project: The Strategy identifies a number of actions relevant to the PRCUTS: − Large-scale urban renewal to deliver high density housing in the form of apartments as outlined under State Government plans − Develop the Parramatta Road Urban Transformation Precincts as higher density apartment development areas in the short to medium-term. − Housing diversity and choice to be further addressed by infill development around centres, based on planning controls that are feasible, to provide a wider range of housing forms whilst being respectful of local neighbourhood character

Pg 13

CITY OF CANADA BAY POLICIES AND GUIDELINES Local Movement Strategy Canada Bay Biodiversity Framework and Action Plan

   CITY OF CANADA BAY COUNCIL CITY OF CANADA BAY COUNCIL

Social Infrastructure (Community) Strategy and Action Plan

Social Infrastructure (Open Space and Recreation) Strategy and Action Plan 26 September, 2019

August 2019

Social Infrastructure Community Strategy and Action Plan

Open Space and Recreation Strategy and Action Plan

Provides an audit of all community facilities located within our area and owned by Council, NGOs, private sector, and Government agencies.

This report provides a Strategy and Action Plan for social infrastructure (open space and recreation) to 2019, 2026 and 2036. This work identifies our community’s needs, to inform development of a deliverable action plan to inform Council’s budgeting process as well as the operational and resourcing plans for open space and recreation facilities, programs and services.

These trends and principles should inform the future kinds of social infrastructure that is funded and developed within Canada Bay, as well as how they are delivered. The following principles should drive the design and delivery of future community facilities, services and programs to 2036: 1. Diverse and activated 2. Inclusive and equitable 3. Connected and co-located 4. Collaborative and shared 5. Multipurpose and future-proofed

Relevance to project: Draft Parramatta Road Urban Transformation Strategy designates new social infrastructure for Homebush as part of the project which would be located in close proximity to catchment residents. These will be explored in later phases of the study.

The Strategy and Action Plan has been developed alongside a suite of other focus area strategies community facilities, housing, economic productivity, biodiversity, traffic and transport - as part of a review of the City’s planning framework. This review includes the development of the Local Strategic Planning Statement (LSPS), the land use strategy for the next 20 years and implementation through a revised Local Environmental Plan (LEP) and Development Control Plan (DCP).

     

    

Prepared by: GTA Consultants (NSW) Pty Ltd for City of Canada Bay Council on 20/08/19 Reference: N161710 Issue #: Final

© ECO LOGICAL AUSTRALIA PTY LTD

Urban Tree Canopy Strategy The purpose of this Urban Tree Canopy Strategy is to inform the development of the revised City of Canada Bay Local Environment Plan and to present Council’s vision, priorities and actions to managing the urban forest.

Achieving the proposed increased canopy cover target will require extensive tree plantings on public and private spaces. If planned appropriately, such plantings can achieve multiple outcomes and maximise the benefits from trees. To identify broad priority planting locations, the following factors were integrated: canopy cover, potential plantable space (Sections 5.2 and 5.3), thermal heat mapping (Section 6.4), and location of proposed green grid opportunities, parks and streets.

Relevance to project: Homebush North is identified in the strategy as being a high priority hot and plantable suburb.

The strategy also looks at opportunities to interface with the Greater Sydney Green Grid.

Pg 14

Homebush Precinct Master Plan For: City of Canada Bay Council

City of Canada Bay Final Report

City of Canada Bay Council

1

City of Canada Bay Biodiversity Framework

Local Movement Strategy

An overview of the existing transport, opportunities and constraints, future City of Canada Bay has developed transport and land use trends and this Biodiversity Framework and Action Plan to help to ensure that local changes.

It also presents a series of actions per travel mode ecosystem health including species that support overarching strategic objectives and their genetic diversity survive in across the Canada Bay Local Government Area their natural habitat.

The Biodiversity Framework and Action Plan supports the Local Strategic Planning Statement which sets out the 20-year vision for land-use in the local area.

The plan is based upon six interconnected themes: native vegetation, urban waterways and foreshores, corridors and connectivity, public spaces, urban habitat and green infrastructure. This plan is supported by international, national, state and local policy that drive the development of a biodiversity plan at the local level. This Biodiversity Plan provides capacity to reinforce regional connections and enhance local corridors. It will allow for regional partnerships and is flexible enough to embrace any future infrastructure and development.

Relevance to project: Identification of biodiversity corridors in the Homebush North Precinct.

(LGA). It provides a list of key future projects within and surrounding the PRCUTS precinct study areas including; WestConnex, Sydney Metro West.

Pg 15

Pg 16

Homebush Precinct Master Plan For: City of Canada Bay Council

POLICY CONTEXT & SITE ANALYSIS

Pg 17

02

Pg 18

Homebush Precinct Master Plan For: City of Canada Bay Council

B

THE SITE

B

The Homebush North Precinct is an approximately 270m wide stretch of land bound by Homebush Bay Drive and the Northern Line.

293m

B

91m

RE IE ST

243m

(A3) HB AY DRI VE

ROAD

KENZ ET

STRE

B

ET

STREE

Warbrick Park

CORD

CON

MAC

SETT

B

CON

ROAD

SETT

Warbrick Park

T

The precinct is immediately adjacent to Bicentennial Park and the network of green and recreational infrastructure connecting the study area to Olympic Park to the south-west.

CORD

St Ambrose Catholic Primary School

B

CON

Concord West Train Station

CON

Powells Creek Reserve

STREET

HO ME BUS

(A3)

T

Concord West Train Station

BVICTORIA AVENUE

UE

T TREE ZIE ESET EEKNENSTR UC QA M

HB AY DRI VE

Victoria Avenue Public School

QUEEN

HO ME BUS

UE VICTORIA AVEN

REET GEORGE ST

REET GEORGE ST

reek

Powells Creek Reserve

VICTORIA AVEN

B STUDY AREA

ells C

Bicentennial Park

Pow

reek

Victoria Avenue Public School

B

STATION AVEN UE

P

UE

ells C

Bicentennial Park

374m

VICTORIA AVEN

Pow

There are two main roads running through Homebush North precinct: Victoria Avenue and George Street.

− George Street, which runs north to south, connects the study area to higher density residential development to the south.

KING STREET

KING STREET

STATION AVENUE

The study area contains a mix of low-density residential and large industrial lots. The study area is accessible by train via Concord West Train Station.

− Victoria Avenue, running east to west, is interrupted by the T9 Northern Line. Within the study area, it is characterised by single storey detached dwellings. East of the study area, Victoria Street turns into a local shopping centre with well-designed and activated public realm.

117m

m

105

m

118m

B

TREET GE S

GEOR

T

REE GE ST

GEOR

138m

105

B

B B

LEGEND Precinct Boundary Frame Boundary Open Space Water Body Pg 19

Educational Industrial Mixed Use Strata Lot Easement

Heritage Council Owned Metro West Tunnel High Flood Risk Low Flood Risk

B

Bus Stop Contour (2m Interval) Pedestrian over/underpass Contamination (High Risk)

Scale 1:5,000 @ A3 0m 20

50

100

200m

SITE CHARACTER Streetscape The study area is characterised by a complex arrangement of local streets.

Local streets are characterised by narrow footpaths bound by turfed nature strips. (Station Avenue, to the site’s north, lacks a dedicated pedestrian path.)

Residential areas are characterised by low rise detached dwellings on narrow lots, contributing to the suburban character of much of the study area.

Medium density apartment development to the south of the study area is characterised by long 4-5 storey apartment buildings with a retail ground floor. Public domain is poorly configured to the active street frontage - with footpaths disconnected from the retail by narrow nature strips.

Street tree canopy is uneven across the study area.

The exception is King Street, in the study area’s north-east, which is lined with well-established Melaleuca quinquenervia trees. However, most other streets including George Street and Victoria Avenue lack continuous tree canopies.

1

George Street

4

2

George Street Roundabout

5

3

George Street

6

8

7 6

5 9 Rothwell Avenue

3

7

Victoria Avenue

8

Victoria Avenue

9

2 4 1

Station Avenue

Pg 20

Homebush Precinct Master Plan For: City of Canada Bay Council

Kings Street

Kings Street

Infrastructure

disconnection from the study area’s surrounding recreational assets.

The study area is located in close proximity to transport and leisure opportunities - between Bicentennial Park and Concord West Station.

The study area is also served by Victoria Avenue Public School, which opened in 2015. Aside from primary education, the school incorporates a 47-place day care centre (operated by City of Canada Bay Council), an early childhood health centre (operated by NSW Health), shared community sports facilities and an enlarged hall that accommodates out of school hours community use.

However, the study area has low quality east-west pedestrian connectivity characterised by poorlydesigned and located underpasses at the train line and Homebush Bay Drive. The poor quality of these connections contributes to the sense of

1

Victoria Avenue Public School

4

4 3

2

Victoria Avenue Gates

5

3

Bicentennial Park

6

6

2 1

8

7

5

Light industrial buildings

View towards Sydney Olympic Park

Pedestrian/Cyclist connection under railway bridge

9 7

Concord West Train Station - East side

Pg 21

8

Concord West Train Station - West side

9

Industrial building next to the train station

B B B

SITE ANALYSIS

B B

B

B B

B

STATION AVENUE

B STATION AVENUE

VICTORIA AVEN

SETT

B

T

(A3)

HB AY DRI VE

HO ME BUS

B

B B

REET GE ST

GEOR

(A3)

(A3)

T

REE GE ST

GEOR

T

REE GE ST

GEOR

Pg 22

Homebush Precinct Master Plan For: City of Canada Bay Council

B

Warbrick Park

STREE

T

B

LEGEND Precinct Boundary LEGEND Frame Boundary Precinct Boundary Open Space Frame Boundary Water Body Open Space Water Body

ROAD

CON

Warbrick Park

STREE

REET IE ST

KENZ

T

SETT

STREET

St Ambrose Catholic Primary School B

B

CORD

CON

MAC

ROAD

QUEEN

REE IE ST

KENZ

T

B

B

CORD

HB AY DRI VE

CON

ROAD

MAC

REE IE ST

HO ME BUS

B

B

Warbrick Park

B

UE

Concord West Train Station

KENZ

T

B

VICTORIA AVEN

B

CORD

HB AY DRI VE

CON

T

CON

STREE

Powells Creek Reserve

B

MAC

REET GEORGE ST

SETT

STREET

St Ambrose Catholic Primary School CON

QUEEN

STREET

Creek Reserve

T

B

P

UE

Victoria Avenue Concord West Public Train Station School St Ambrose Catholic Primary School

QUEEN

Bicentennial Powells Park Creek Reserve Powells

VICTORIA AVEN UE VICTORIA AVEN

B

Concord West Train Station

B

UE

P

T

reek

HO ME BUS

UE

ells C

Victoria Avenue Public School

VICTORIA AVEN

B

VICTORIA AVEN

ET ow PG EORGE STRE

Victoria Avenue Public School

REET GEORGE ST

reek

Bicentennial Park

ells C

Bicentennial Park

Pow

reek

ells C

− The study area has a mixture of residential houses and light industrial buildings. A big industrial block on the southwest of the station reduces the permeability for the southern area to access the station.

P

UE

Pow

− Existing local centre is located at the corner of Victoria Avenue and Queen Street with retail and shop-top housing.

− Victoria Avenue Public School that sits at the corner of Homebush Bay Drive and Victoria Street is a new school that opened in 2015.

B

KING STREET

STATION AVENUE

− There are two pedestrian connections across the train line - an underpass off Station Avenue and the train station overpass.

− Lots of mature trees on King Street create a leafy streetscape for the low-density residential area.

KING STREET

KING STREET

Homebush North Precinct is located immediately west of Concord West Train Station and bound by large established parklands to the west and south-west.

− George Street that runs North to South is the main street that connects the study area to Parramatta Road.

B

B B B

Educational Heritage B Bus Stop Industrial Council Owned Mixed UseEducational Contour (2m Interval) Metro WestHeritage Tunnel B Bus Industrial Stop Council Owned Strata Lot Pedestrian over/underpass High Flood Risk Educational LEGEND Heritage Mixed Use Contour (2m Interval) Metro West Tunnel Easement Low Flood Risk IndustrialContamination (High Risk) Precinct Boundary Council Owned Strata Lot Pedestrian over/underpass High Flood Risk Mixed Use Frame Boundary Metro West Tunnel Easement Contamination (High Risk) Low Flood Risk Strata Lot Open Space High Flood Risk Easement Water Body Low Flood Risk

B B

B B

Scale 1:5,000 @ A3 0m 20

50

B

100

Scale 1:5,000 @ A3 0m 20

50

100

200m

Bus Stop Contour (2m Interval) Pedestrian over/underpass Contamination (High Risk)

200m

Scal

0m 2

STRATEGY CONTEXT: PRCUTS

STATION AVENUE

− New public open spaces and improvements to existing parks and reserves are proposed to support the transformation of the Homebush Precinct. New and improved pedestrian and cyclist connections will also be provided throughout the precinct.

UE

(A3) HB AY DRI VE

ROAD

KENZ REE IE ST

HO ME BUS

HB AY DRI VE

CORD

CON

MAC

SETT

T

STREE

STREET

T

T

Warbrick Park

CON

QUEEN

REE IE ST

KENZ

ROAD

ROAD

MAC

T

STREE

Warbrick Park

CORD

CON

CORD

T

REE IE ST

HO ME BUS

UE

CON

(A3)

(A3)

VICTORIA AVEN

Concord West Train Station

KENZ

SETT

T

STREE

CON

SETT

STREET

Powells Creek Reserve

CON

QUEEN

STREET

Powells Creek Reserve

T

Victoria Avenue Concord West Public Train Station School

MAC

HB AY DRI VE

T Concord West Train Station

QUEEN

Bicentennial Park

VICTORIA AVEN UE

REET GEORGE ST

Victoria Avenue Public School

k

HO ME BUS

UE

UE

Cree

reek

Powells Creek Reserve

VICTORIA AVEN

VICTORIA AVEN

ellEs STREET owRG GPEO

Victoria Avenue Public School

REET GEORGE ST

ells C

Pow

Bicentennial Park Bicentennial Park

reek

The interpretation of PRCUTS will be implemented by the proposed master plan on pages 30 and 35 of this document.

STATION AVENUE VICTORIA AVEN

ells C

− Any new streets are to be designed as Local Streets under the Street Function Hierarchy.

STATION AVENUE

Pow

− Parramatta Road, Homebush Bay Drive and Concord Road will function as Movement Corridors. George Street will function as a Place for People, and will also be a high pedestrian activity zone. All remaining roads, including Underwood Road and Pomeroy Street, will perform a Local Street function.

KING STREET

The proposed open space, linkages and high pedestrian activity zones are summarised from PRCUTS Planning and Design Guidelines Chapter 7.

KING STREET

KING STREET

Access and connectivity

T

Warbrick Park

GEOR T

REE GE ST

T

REE GE ST

GEOR

REET GE ST

GEOR

LEGEND Precinct Boundary LEGEND Frame Boundary Precinct Boundary Open Space Frame Boundary Water Body Open Space Water Body Pg 23

Heritage Proposed Park Heritage People Place LEGEND Proposed Park High Pedestrian Activity Zone Precinct Boundary People Place Frame Boundary High Pedestrian Activity Zone Open Space Water Body

Existing Cycle Link Proposed Cycle Link Existing Cycle Link Through Site Link Proposed Cycle Link Prioritised Walking Link Heritage Through Site Link Proposed Park Prioritised Walking Link People Place High Pedestrian Activity Zone

Scale 1:5,000 @ A3 0m 20

50

100

Scale 1:5,000 @ A3 0m 20

50

Existing Cycle Link Proposed Cycle Link Through Site Link Prioritised Walking Link

100

200m 200m

Scale

0m 2

KING STREET

The proposed land use, active frontages are summarised from PRCUTS Planning and Design Guidelines Chapter 7.

KING STREET

KING STREET

Land use and activation

STATION AVENUE STATION AVENUE

− The recommended land use zones to implement the vision for the study area are shown in the diagram on the

STATION AVENUE

right side.

VICTORIA AVEN

− Active and Commercial Frontages are to be provided in the locations illustrated.

UE

(A3)

HO ME BUS

REET IE ST

SETT T

STREE

STREET

T

T

Warbrick Park

ROAD

HB AY DRI VE

(A3)

(A3)

HB AY DRI VE

CORD

CON

KENZ

CON

QUEEN

MAC

ROAD

ROAD

REE IE ST

KENZ

STREE

Warbrick Park

CORD

CON

CORD

Concord West Train Station

MAC

T

REE IE ST

KENZ

SETT

CON

T

STREE

HO ME BUS

UE

CON

HB AY DRI VE

VICTORIA AVEN

T

MAC

REET GEORGE ST

SETT

STREET

Powells Creek Reserve

CON

QUEEN

Powells Creek Reserve

T

Victoria Avenue Concord West Public Train Station School

STREET

HO ME BUS

T

QUEEN

Bicentennial Park

VICTORIA AVEN UE VICTORIA AVEN UE

Concord West Train Station

eek lls Cr

Victoria Avenue Public School

owe

reek

Powells Creek Reserve

UE

UE

P REET GEORGE ST

ells C

Pow

Bicentennial Park Bicentennial Park

reek

The interpretation of PRCUTS will be implemented by the proposed master plan on pages 30 to 35 of this document.

ells C

− Consistent paving, street furniture, signage, planting and lighting should be provided along Active and Commercial Frontages.

VICTORIA AVEN

VICTORIA AVEN

REET GEORGE ST

Pow

− The ground floor level of Active and Commercial Frontages is to match the street level.

Victoria Avenue Public School

Warbrick Park

GEOR T

REE GE ST

T

REE GE ST

GEOR

T

REE GE ST

GEOR

Pg 24

Homebush Precinct Master Plan For: City of Canada Bay Council

LEGEND Precinct Boundary LEGEND Frame Boundary Precinct Boundary Open Space Frame Boundary Water Body Open Space Water Body

Active Frontage Educational Residential Active Frontage Educational Business Park LEGEND Residential Heritage Educational Precinct Boundary Business Park Residential Frame Boundary Heritage Business Park Open Space Heritage Water Body

Scale 1:5,000 @ A3 0m 20

Active Frontage

50

100

Scale 1:5,000 @ A3 0m 20

50

100

200m 200m

Scal

0m 2

OAD

KENZ

3)

IVE ( A

3)

IVE ( A

BAY DR

BAY DR HO ME BUS H

ORD R

MAC T

ET STRE

REE IE ST

SETT CON

STREET

T

T

Warbrick Park

Street Setbacks:

CONC

OAD

QUEEN

REE IE ST

KENZ

E STRE

Warbrick Park

ORD R

OAD

CONC

ORD R

Concord West Train Station

MAC

REET IE ST

KENZ

SETT

HO ME BUS H

3)

IVE ( A

VICTORIA AVEN UE

T

MAC

T

E STRE

CON

SETT

CON

STREET

+ Height: 8.5m

Powells Creek Reserve

Station Square CONC

T

Victoria Avenue Concord West Public Train Station School

REET GEORGE ST

BAY DR

T

Concord West Train Station

QUEEN

HO ME BUS H

VICTORIA AVEN VICTORIA AVEN UE UE

STREET

Powells Creek Reserve

VICTORIA AVEN Station UE Square

Victoria Avenue Gates

QUEEN

+ FSR: 1.0:1

Bicentennial Park

STATION AVENUE

Victoria Station Avenue Square Gates Park

reek

+ Built Form: Large format employment

Powells Creek Reserve

Victoria Avenue Public School

VICTORIA AVEN UE

C wells

+ Height: 8.5 - 16m 3. Employment Hub

VICTORIA AVEN UE

Po REET GEORGE ST

+ FSR: 0.5:1 - 2.3:1

Bicentennial Park Bicentennial Park

reek

+ Built Form: Shop top housing and Large format employment

reek

+ Height: 8.5 - 25m

Victoria Avenue Gates Victoria Avenue Public School

REET GEORGE ST

+ FSR: 0.5:1 - 1.6:1

lls C Powe

lls C Powe

+ Built Form: Town-houses and Terraces

STATION AVENUE

Victoria Avenue Gates Park

Victoria Avenue Gates

1. Residential Nexus:

2. Transit Core:

STATION AVENUE

Victoria Avenue Gates Park

Future character areas:

KING STREET

PRCUTS Public Domain Plan includes the visioning work undertaken by Roberts Day which explores the future character of the precinct.

KING STREET

KING STREET

Public domain and streetscape

Warbrick Park

The general street setback is a minimum of 3m, with exceptions of 0m for active frontages.

REET GE ST

Pg 25

GEOR

LEGEND Precinct Boundary LEGEND Frame Boundary Precinct Boundary Open Space Frame Boundary Water Body Open Space Water Body

REET GE ST GEOR

REET GE ST GEOR

The interpretation of PRCUTS will be implemented by the proposed master plan on pages 32, 33 and 34 of this document.

Active Frontage (0m Setback) Employment Hub General (3m Minimum Setback) Transit Core Active Frontage (0m Setback) Employment Hub Residential Nexus LEGEND General (3m Minimum Setback) Transit Core Proposed Park Employment Hub Precinct Boundary Residential Nexus Transit Core Frame Boundary Proposed Park Residential Nexus Open Space Proposed Park Water Body

Scale 1:5,000 @ A3 0m 20

50

100

Scale 1:5,000 @ A3 0m 20

Active Frontage (0m Setback) General (3m Minimum Setback)

50

100

200m 200m

Scale

0m 2

OPPORTUNITIES & CONSTRAINTS

B B

STATION AVENUE

3)

IVE ( A

3)

3)

IVE ( A BAY DR

IVE ( A

BAY DR HO ME BUS H

HO ME BUS H

B

E STRE

ET STRE

ETT

B Warbrick Park

T

B

OAD

ENZIE

CONS

Warbrick Park

ORD R

HO ME BUS H

CONC

MACK

OAD

B

T

E STRE

REET IE ST KENZEEN STREET QU

SETT

Warbrick Park

MAC

B

B

ORD R

OAD

Concord West Train Station

CON

T

E STRE

STREET QUEESNTREET ETT CONS

STREET

Powells Creek Reserve

T

CONC

Train Station

ORD R

ENZIE CK ET RE MA GEORGE ST

T

B

VICTORIA AVENUE

B

B

Victoria Avenue Public Concord West School

CONC

Concord West Train Station

QUEEN

Powells Creek Reserve

B

Station SquareVICTORIA AVENUE

VICTORIA AVEN UE

REET GEORGE ST

Powells Creek Reserve

T

reek

Bicentennial Park

lls C Powe

ET GEORGE STRE

Bicentennial Park

reek

Bicentennial Park

Victoria Avenue Public School

B

VICTORIA AVENUE

VICTORIA AVBEN UE

lls C Powe

reek

− Limited strata lots

lls C Powe

− TOD Opportunities

Victoria Avenue Victoria Gates Avenue Public School

B

STATION AVENUE

BAY DR

− Increase and improve east-west permeability

B

B

STATION AVENUE

Victoria Avenue VICTORIA AVENUE Gates Park

− Create an integrated precinct

− Enhance existing recreational opportunities and linkages for active transport

KING STREET

Based on the site analysis, literature review and an understanding of the local context, the precinct presents a number of opportunities for the design response to the site.

KING STREET

KING STREET

Opportunities

B

R GE ST GEOR

B

EET

REET GE ST GEOR

REET GE ST GEOR

B

B

B B

Pg 26

Homebush Precinct Master Plan For: City of Canada Bay Council

LEGEND Existing Cycle Link Precinct Boundary Employment Hub LEGEND Proposed Cycle Link Open Space Active Frontage (0m Setback) LEGEND Active Frontage (0m Setback) Employment Hub Precinct Boundary Through Site Link Proposed Park Council Owned Existing Cycle Link Precinct Boundary General (3m Minimum Setback) Transit Core Bus Stop High Pedestrian ActivityFrame Zone BoundaryPrioritised Walking Link B Proposed Cycle Link Open Space Residential Nexus Open Space Through Site Link Proposed Park Proposed Park Water Body Prioritised Walking Link High Pedestrian Activity Zone

B Scale 1:5,000 @ A3 0m 20

B

50

100

Employment Hub Active Frontage (0m Setback) Council Owned Bus Stop

200m

Scale 1:5,000 @ A3

Scale 1:5,000 @ A 0m 20

50

100

200m 0m 20

50

STATION AVENUE STATION AVENUE

Victoria Avenue Gates Park

REE IE ST

SETT

T

CON

T

E STRE

Warbrick Park

KENZ

St Ambrose Catholic Primary School

ROAD

MAC

(A3)

3)

IVE ( A BAY DR

HO ME BUS H

OAD

CORD

ORD R

SETT

CON

Warbrick Park

REET IE ST ET KENZ N STRE MAC QUEE

ROAD

Concord West Train Station

CON

CONC

T

T

Powells Creek Reserve

STREETREET QUEENNSETT ST CO

Powells Creek Reserve

(A3)

UE

CORD

T

Victoria Avenue Concord West Public Train Station School St Ambrose Catholic Primary School

VICTORIA AVEN

CON

HB AY DRI VE

VICTORIA AVEN UE VICTORIA AVEN UE

TREET

HO ME BUS

Square

REE IE ST KENZ MACREET GEORGE ST

Concord West Train Station

reek

Bicentennial Powells Park Creek Reserve

T

S QUEEN REET GEORGE ST

Victoria Avenue Public School

ells C

Bicentennial Park

VICTORIA AV Station ENUE

VICTORIA AVEN UE

Pow

Bicentennial

− Low height and density allowances in closePark proximity to Concord West Station.

reek

− Heritage Interface

UE

REET GEORGE ST

reek

− Tree protection zones

VICTORIA AVEN

lls C Powe

ells C

Pow

− Contamination

Victoria Avenue VictoriaGates Avenue Public School

HB AY DRI VE

− Low permeability

STATION AVENUE

HO ME BUS

− Incompatible land uses

− Noise + traffic impacts from Homebush Bay Drive

KING STREET

Based on the site analysis, literature review and an understanding of the local context, the precinct presents a number of challenges for the design response to the site.

KING STREET

KING STREET

Challenges

T

STREE

Warbrick Park

T

REE GE ST

GEOR

REET GE ST GEOR

REET GE ST

GEOR

Pg 27

LEGEND Contamination (High Risk) Precinct Boundary Tree Protection Zone LEGEND Easement Open Space Contour (2m Interval) Employment Hub Precinct Boundary LEGEND High Flood Risk Strata Lot Metro West Tunnel Transit Core Frame Boundary Low Flood Risk Heritage Precinct Boundary Residential Nexus Open Space Open Space Proposed Park Water Body Strata Lot Heritage

Scale 1:5,000 @ A3 0m 20

Active Frontage (0m Setback) General (3m Minimum Setback) Contamination (High Risk) Tree Protection Zone Easement Contour (2m Interval) High Flood Risk Metro West Tunnel Low Flood Risk

50

100

200m

Scale 1:5,000 @ A3 0m 20

50

100

200m

Scale 1:5,000 @ 0m 20

50

Pg 28

Homebush Precinct Master Plan For: City of Canada Bay Council

MASTER PLAN

Pg 29

03

HOMEBUSH NORTH PRECINCT VISION Homebush Precinct will become a new, mixed use precinct housing a new community of residents attracted to the area for its high amenity and access to employment at Parramatta CBD and Sydney Olympic Park.

The precinct will provide a long term supply of housing stock to meet increasing demand as Sydney Olympic Park grows into a new city.

- Parramatta Road Corridor Urban Transformation Strategy, UrbanGrowth, 2016

Business Park Neighbourhood Centre Mid-rise residential Low-rise residential Victoria Avenue Public School Concord West Shopping Village

Pg 30

Homebush Precinct Master Plan For: City of Canada Bay Council

On 11 March 2021, Sydney Eastern Planning Panel advised that rezoning of 7 Concord Ave is inconsistent with good planning principles and with Ministerial Direction 4.3 pertaining to flooding, and recommended that rezoning of the site should not proceed.

202 George Street, 2 Station Avenue and the properties on the western side of King Street were also identified in the Canada Bay Concord West Flood Study as being flood affected.

A flood study is currently being prepared for the Powell’s Creek catchment. This study is anticipated to be completed by mid-2022.

Council intends to adopt a precautionary principle in relation to flood affected land in the Powells Creek catchment and intends to retain 7 Concord Avenue and 202 George Street as IN1 General Industrial zone, and 2 Station Avenue and the King Street properties as R2 Low Density Residential, until completion of the study, which can then inform the suitability of the area for rezoning.

Flood Affected Land Socio Economic Study Action 6.5 of the Canada Bay Local Strategic Planning Statement requires Council to undertake a Socio Economic Study prior to any land use change occurring on the site known as 1-7 King Street, Concord West. The study will consider matters including the PRCUTS and Sydney Metro West. It will provide a recommendation on the preferred land use outcome for the site having regard to prevailing strategies and considerations.

Site greyed out as current LEP controls are being retained and will not be changed Controls are consistent with PRCUTS

Powells Creek Reserve

Ge

org

eS tre

Bicentennial Park

et Victoria Avenue Public School

Site greyed out as current LEP controls are being retained and will not be changed Retention of current controls is pending consistent with LSPS

Employment Hub

Underpass below HB Drive Ge

org

eS tre

Victoria Avenue Gates Park

et

Ho

m

eb

us

hB

ay D

riv e

e nu

ia or ict

e Av

V

T

Ge

org

Transit Core Residential

Concord West Station

et Sites will retain current LEP controls and will not be changed due to flooding impacts

Kin

gS tre

et

Concord West Shopping Village

Pg 31

eS tre

Underpass below rail line

MASTER PLAN

Sites will retain current LEP controls and will not be changed due to flooding impacts

KING STREET

The aim of this master plan is to illustrate how sites proximal to Concord West Station could be redeveloped to increase resident density and transform existing industrial lots into new commercial and residential uses.

Bicentennial Park

TERRACES

0.7 : 1 1-2

The master plan proposes the amalgamation of select lots in the precinct to facilitate medium density residential and commercial redevelopment.

LOT A

STATION AVENU E

1-2

The master plan illustrates the conversion of large industrial lots on the precinct’s periphery to accommodate larger, ADG-compliant buildings.

1-2

1-2 LOT F

1-2

eek lls Cr Powe BAY DRIV E (A 3)

OAD ORD R

Warbrick Park

E STRE T

LOT C

4

LOT D

1.4 : 1

REET

GE ST GEOR

* PRCUTS illustrates a 0.5:1 FSR for a large number of lots in the precinct. 0.7:1 was agreed upon in conversation with Canada Bay Council to facilitate the intensification of these lots through town- and terrace house redevelopment.

T

LOT E

E STRE

6

1.4 : 1

ENZIE

LOT B 1.9 : 1

6

Sites will retain current LEP controls and will not be changed

CONC

Concord West Train Station

4

Powells Creek Reserve

T

MACK

HO ME BUS H

1-2

ETT

− R3 Medium density residential (zoning control)

1-2

CONS

− 0.7:1* (FSR control on all lots unless noted otherwise)

VICTORIA AVENU E

1-2

1-2

Concord West Shops

STREET

− 8.5m (height control)

Victoria Avenue Public School

P

QUEEN

Non-amalgamated lots were designed to comply with the following controls detailed in PRCUTS Planning and Design Guidelines:

1-2 ET GEORGE STRE

Where FSR is lower, town house and terrace house redevelopment is proposed to ensure the character of the local neighbourhood is respected while also facilitating densification.

2.3 : 1

1-2 VICTORIA AVENU E

LEGEND Precinct Boundary Existing lots Open Space Water Body

Pg 32

Homebush Precinct Master Plan For: City of Canada Bay Council

T

Metro West Tunnel Train Station Lots retaining current LEP controls

Existing Built Form Existing Ground Floor Retail Proposed Built Form Proposed Lot Amalgamation

*

Note: Numbers on plans indicate number of storeys Scale 1:5,000 @ A3 0m 20

50

100

200m

LOT AMALGAMATION

Sites will retain current LEP controls and will not be changed due to flooding impacts

− The length and depth of the amalgamation are considered to provide space for efficient and functional built form while respecting the original subdivision pattern.

KING STREET

The amalgamation pattern is proposed with consideration of current land ownership status, public domain dedication requirement, built form efficiency and urban design outcome.

Lot A

Bicentennial Park

STATION AVENU E

− Amalgamation is concentrated on existing industrial lots. − Existing lots amalgamated under ‘Lot A’ were identified as an opportunity site for residential redevelopment - the depth of these lots can accommodate a second row of dwellings.

F

eek lls Cr Powe

VICTORIA AVENU E

T

ENZIE

MACK T

CONS

E STRE

Lot E

Powells Creek Reserve

OAD ORD R

CONC

Lot B

STREET

HO ME BUS H

Victoria Avenue Public School

QUEEN

BAY DRIV E (A 3)

VICTORIA AVENU E ET GEORGE STRE

− No amalgamation plan has been proposed for a large number of existing residential lots.

Concord West Shops

P

ETT T

E STRE

Warbrick Park

Sites will retain current LEP controls and will not be changed

Lot C

Lot D

REET

GE ST GEOR

LEGEND Precinct Boundary Existing lots Open Space Water Body

Pg 33

Amalgamation Boundary Redevelopable lots (No amalgamation) Desired Through-site Link

Scale 1:5,000 @ A3 0m 20

50

100

200m

GROUND LEVEL SETBACK The street setback are generally following the PRCUTS design guidelines and Public Domain Plan.

Sites will retain current LEP controls and will not be changed due to flooding impacts

KING STREET

− Building setbacks to local streets are 3m, unless noted otherwise.

Bicentennial Park

STATION AVENU E

eek lls Cr Powe

VICTORIA AVENU E

Concord West Shops

P

T OAD ORD R

CONC

T

CONS

Powells Creek Reserve

E STRE

STREET

ENZIE

MACK

QUEEN

HO ME BUS H

Victoria Avenue Public School

ET GEORGE STRE

BAY DRIV E (A 3)

VICTORIA AVENU E

ETT T

E STRE

Warbrick Park

Sites will retain current LEP controls and will not be changed

REET

GE ST GEOR

LEGEND Precinct Boundary Existing lots Open Space Water Body

Pg 34

Homebush Precinct Master Plan For: City of Canada Bay Council

4.5 m Setback to Street 6.0 m Setback to Street 9.0m Side Boundary Setback Current LEP controls retained

Scale 1:5,000 @ A3 0m 20

50

100

200m

BUILDING HEIGHT STRATEGY

Sites will retain current LEP controls and will not be changed due to flooding impacts

− The PRCUTS Planning and Design Guidelines set up the base building height control of 8.5m (2 storeys), 10m, 11m (3 storeys), 16m (4 storeys), 22m (6 storeys) and 25m (7 storeys) for different zones.

KING STREET

The building height strategy is informed by the PRCUTS design guidelines, context interface, solar impact to open space and utilisation of land.

Bicentennial Park

8.5 STATION AVENU E

− The building heights are arranged in a way to minimise impact on public parks, low scale residential areas, schools and heritage buildings. −

8.5

8.5

8.5

T

16

ENZIE T

CONS

E STRE

22

OAD ORD R

CONC

BAY DRIV E (A 3)

VICTORIA AVENU E

8.5

8.5

Powells Creek Reserve

Concord West Shops

P

MACK

HO ME BUS H

Victoria Avenue Public School

16

STREET ETT

If a multi dwelling (terrace) development is proposed the maximum height for that development will be 8.5m. However, if the development complies with the following requirements then it may have a maximum height of 9.0m if:

22

Warbrick Park

T

E STRE

a) The development follows a 45 degree height plane, measured at the front and rear building line, springing from 7m above the natural ground level, and

8.5

VICTORIA AVENU E

QUEEN

A planning proposal to permit additional maximum building height for terrace housing is currently with the Department of Planning, Industry and Environment for determination.

8.5

ET GEORGE STRE

eek lls Cr Powe

− A maximum building height of one storey will be applied for all areas of open space to allow for structures within parks and plazas.

8.5 6.5

8.5

Heights are utilised within the guideline to minimise site coverage, in order to free up more space on the ground and provide generous separation between buildings.

8.5

Sites will retain current LEP controls and will not be changed

b) Only bedrooms and non-habitable spaces are located in the third storey.

16 16

16

REET

GE ST GEOR

16

LEGEND Precinct Boundary Existing lots Open Space Water Body

Pg 35

22m PRCUTS height control 8.5m PRCUTS height control 25m PRCUTS height control 10m PRCUTS height control 11m PRCUTS height control 16m PRCUTS height control Note: Numbers on buildings Existing LEP controls retained indicate height of building in metres

6.2-8.5m 8.5-11m 15-16m 19-22m 25m

Scale 1:5,000 @ A3 0m 20

50

100

200m

STREET WALL The street wall heights are informed by the street character, total building height and adjacent built form.

Sites will retain current LEP controls and will not be changed due to flooding impacts

KING STREET

− Two-storey street walls have been applied along Victoria Avenue, George Street and King Street to ensure future development creates a consistent streetscape commensurate with the character of the area.

Bicentennial Park

STATION AVENU E

eek lls Cr Powe

VICTORIA AVENU E

Concord West Shops

P

T OAD ORD R

CONC

T

CONS

Powells Creek Reserve

E STRE

STREET

ENZIE

MACK

QUEEN

HO ME BUS H

Victoria Avenue Public School

ET GEORGE STRE

BAY DRIV E (A 3)

VICTORIA AVENU E

ETT T

E STRE

Warbrick Park

Sites will retain current LEP controls and will not be changed

REET

GE ST GEOR

LEGEND Precinct Boundary Existing lots Open Space Water Body

Pg 36

Homebush Precinct Master Plan For: City of Canada Bay Council

2-storey Street Wall Current LEP controls retained Scale 1:5,000 @ A3 0m 20

50

100

200m

OPEN SPACE AND LINKS New public open space and linkages are proposed to improve the existing pedestrian and cyclist network.

Sites will retain current LEP controls and will not be changed due to flooding impacts

KING STREET

− Public Open Space and through-site links are provided to align with the PRCUTS design guidelines. In addition to that, several new ones are introduced:

Bicentennial Park

+ Through-site links to the large industrial lots to the south-west (Lot G) and north-west (Lot B) of Concord West train station

STATION AVENU E

+ Potential rear lanes have been identified for nonamalgamated lots to mitigate the impact of car parking on Victoria Avenue, George Street and King Street resulting from the increase in occupants.

Victoria Avenue Gates

Station Square

eek lls Cr Powe

VICTORIA AVENU E

T

E STRE T

CONS

Powells Creek Reserve

OAD ORD R

CONC

ENZIE

MACK

STREET

HO ME BUS H

Victoria Avenue Public School

QUEEN

BAY DRIV E (A 3)

VICTORIA AVENU E ET GEORGE STRE

For additional information regarding the intended character of the public domain and activation concepts for the open spaces, refer to the Parramatta Road Selected Precincts Public Domain Plan pages 22-23.

Concord West Shops

P

ETT T

E STRE

Warbrick Park

Sites will retain current LEP controls and will not be changed

REET

GE ST GEOR

LEGEND Precinct Boundary Existing lots Open Space Water Body

Pg 37

Desired Through-site Link Potential Rear Lane Cycleway

Scale 1:5,000 @ A3 0m 20

50

100

200m

PROPOSED ZONING

− Current SP2 School zoning on the Victoria Avenue Public School lot is to be retained

Sites will retain current LEP controls and will not be changed due to flooding impacts IN1

Bicentennial Park

− Current B1 Neigbourhood Centre at 3-7 King Street will be retained

R2

KING STREET

Amendments to the PRCUTS recommended land use strategy are proposed to accommodate strategic uses

R3

R3 STATION AVENU E

− IN2 Industrial and R2 Low Density Residential zoning is to be retained in the north-western corner of the site (indicated on the map adjacent) due to flooding impacts.

Current B1 Neighbourhood Centre zoning is to be retained RE1

Concord West Shops

P

RE1

VICTORIA AVENU E

T OAD ORD R

CONC

ENZIE T

CONS

E STRE

STREET

IN1

Powells Creek Reserve

MACK

QUEEN

BAY DRIV E (A 3)

Victoria Avenue Public School

ET GEORGE STRE

HO ME BUS H

B1

VICTORIA AVENU E

SP2

eek lls Cr Powe

Current SP2 School zoning is to be retained

R3

ET T

Warbrick Park

E STRE

R3

T

Sites will retain current LEP controls and will not be changed R3

LEGEND Precinct Boundary Existing lots Open Space Water Body

Pg 38

Homebush Precinct Master Plan For: City of Canada Bay Council

R2 - Low Density Residential

SP2 - School

R3 - Medium Density Residential

IN1 - Industrial

B1 - Neighbourhood Centre RE1 - Public Recreation

REET GE ST GEOR

R2

Scale 1:5,000 @ A3

Refer notes on drawing

0m 20

50

100

200m

Pg 39

SHADOW ANALYSIS The shadow diagrams are generated by SketchUp with the date set to mid winter (21st June) when the sun is lowest in the sky, and limited between 9 am and 3 pm. The diagram represents the ‘worst case‘ scenario for solar access.

LEGEND 2 hrs sunlight

1 hrs sunlight

0 hrs sunlight Note: Greyed out sites have been excluded as current LEP controls will be retained

Pg 40

Homebush Precinct Master Plan For: City of Canada Bay Council

North-west Isometric

Pg 41

North-east Isometric

Pg 42

Homebush Precinct Master Plan For: City of Canada Bay Council

STREET INTERFACE

Pg 43

04

An additional 3m setback has been proposed along this spine, widening the green space within the public domain and accommodating footpaths to both sides of the road. A dedicated, two-way cycle lane has also been designed to the east of the road, improving the safety and amenity of cyclists and providing a significant active transport connection to the station.

EXISTING PROPERTY BOUNDARY

George Street and King Street will form the major thoroughfare through the proposed Homebush North precinct.

The roads are oriented north-south and will link the Concord West Railway Station to the residential streets beyond.

EXISTING PROPERTY BOUNDARY

GEORGE & KING STREET SPINE

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

FOOTPATH

3)

2-storey terraced town-houses have been proposed along George and King Streets, which will increase the density of residential dwellings in the precinct, optimising the benefits of station proximity for more people.

HO ME

BU S

HB AY D

RIV E (A

LEGEND Precinct Boundary Existing lots Existing building footprints Open Space

Pg 44

Concord West Precinct Amalgamation (RD) Proposed lot amalgamation Proposed envelope Landowner’s Submissions

Scale 1:2,000 @ A3 10

25

50

Homebush Precinct Master Plan For: City of Canada Bay Council

100m

VERGE

PROPOSED BUILDING SETBACK

PARKING LANE

TRAVEL LANE

TRAVEL LANE

PARKING LANE

EXISTING KERB

EXISTING ROAD CORRIDOR

TOTAL PROPOSED CORRIDOR

TWO WAY CYCLE

FOOTPATH

VERGE

PROPOSED BUILDING SETBACK

VICTORIA AVENUE

The overall appearance of the street will be upgraded, incorporating significant landscaping and improving paths of travel to enhance the role of the street as a gateway to Sydney Olympic Park.

Widening the public domain by increasing setbacks to 3m either side of the road has enabled the provision of 1.8m footpaths and a two-way cycle lane. Additional portions of planted landscaping will delineate cyclists from motorists and pedestrians, and will improve the overall appearance of the street.

The built environment of Victoria Street will feature 2-storey attached dwellings, which will provide a comfortable street wall to sympathetically integrate with the surrounding single story residences.

EXISTING PROPERTY BOUNDARY

EXISTING PROPERTY BOUNDARY

The proposed design of Victoria Avenue will improve the pedestrian amenity between Victoria Avenue Public School and Concord West Station.

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

FOOTPATH

VERGE

PROPOSED BUILDING SETBACK

PARKING LANE

TRAVEL LANE

TRAVEL LANE

PARKING LANE

EXISTING KERB

EXISTING ROAD CORRIDOR

3)

TOTAL PROPOSED CORRIDOR

HO ME

BU S

HB AY D

RIV E (A

LEGEND Precinct Boundary Existing lots Existing building footprints Open Space

Pg 45

Concord West Precinct Amalgamation (RD) Proposed lot amalgamation Proposed envelope Landowner’s Submissions

Scale 1:2,000 @ A3 10

25

50

100m

TWO WAY CYCLE

FOOTPATH

VERGE

PROPOSED BUILDING SETBACK

KING STREET SHARED ZONE

The flush kerbs and paving will indicate the road’s intention as a shared space, while wide portions of planting will link to the adjoining green open space at the corner of King Street and Victoria Avenue.

A series of 2-storey terraced townhouses have been proposed along the street’s western elevation.

These will be set back by 3m, transferring more

EXISTING PROPERTY BOUNDARY

The urban design to the southern portion of King Street addresses the street’s primary function as a threshold to the adjoining station.

CONCORD WEST TRAIN STATION

RESIDENTIAL

RESIDENTIAL

space to the public domain.

FOOTPATH PARKING TRAVEL LANE LANE VERGE

PROPOSED BUILDING SETBACK

TRAVEL LANE PARKING LANE

EXISTING KERB

EXISTING ROAD CORRIDOR

3)

TOTAL PROPOSED CORRIDOR

HO ME

BU S

HB AY D

RIV E (A

LEGEND Precinct Boundary Existing lots Existing building footprints Open Space

Pg 46

Concord West Precinct Amalgamation (RD) Proposed lot amalgamation Proposed envelope Landowner’s Submissions

Scale 1:2,000 @ A3 10

25

50

Homebush Precinct Master Plan For: City of Canada Bay Council

100m

VERGE

PROPOSED SETBACK

FOOTPATH

STATION AVENUE SHARED ZONE

As a pedestrianised lane, flush kerbs and a paved road surface will delineate the shared intended use of the road. Wide portions of significant planting will also be introduced to the space to enhance comfort and appearance.

EXISTING PROPERTY BOUNDARY

EXISTING PROPERTY BOUNDARY

The design approach to Station Avenue aims to provide a public zone in which pedestrians, cyclists and motorists can comfortably share a key local connection. The road will link the higher density dwellings proposed to the north west of the precinct, to the amenity of Concord West station.

TOWNHOUSE

The side boundaries of 2-storey terraced townhouses will extend along this street. These dwellings have been set back by a proposed 3m to ensure a sympathetic transition from built form to the public domain of the laneway.

FOOTPATH

VERGE

PROPOSED BUILDING SETBACK

SHARED ZONE

EXISTING KERB

EXISTING ROAD CORRIDOR

TOTAL PROPOSED CORRIDOR

3)

TOWNHOUSE

HO ME

BU S

HB AY D

RIV E (A

LEGEND Precinct Boundary Existing lots Existing building footprints Open Space

Pg 47

Concord West Precinct Amalgamation (RD) Proposed lot amalgamation Proposed envelope Landowner’s Submissions

Scale 1:2,000 @ A3 10

25

50

100m

FOOTPATH

VERGE

PROPOSED BUILDING SETBACK

Pg 48

Homebush Precinct Master Plan For: City of Canada Bay Council

YIELD ESTIMATE

Pg 49

05

YIELD ESTIMATE PARRAMATTA ROAD HOMEBUSH PRECINCT GroupGSA for City of Canada Bay Council

Description Master plan issue

Date 18.12.2020

Building heights added

21.01.2021

Revision

Revised lot amalgamation boundaries

28.01.2021

C

Revised FSRs

29.01.2021

D

Revised Lot D

17.02.2021

Revised lots

20.04.2021

F

Existing dwelling numbers added

26.04.2021

G

A B

E

Table 1: Study Area Summary Overall Area:

112,353 sqm

Total Estimated GFA (for the Non-Developed Land):

108,230 sqm

Study Area FSR:

0.96 :1

Potential Additional Units: (* incomplete information from existing PP reports) Total units to be retained:

492 units* 78 units

Density

44 dw/ha

Development Assumptions Building Efficiency (Non-Resi) GFA / GEA Ratio: Retail / Commercial

75%

Apartments GFA / GEA Ratio NSA / GFA Ratio Apartments: Typical Unit Size

Parking

75% 85% 1B 2B 3B

55 sqm (NSA) 77 sqm (NSA) 105 sqm (NSA)

Area per Parking Space (Structured Parking)

35 sqm

Table 2: Yield Estimate Breakdown DEVELOPABLE LAND (on the non-developed parts of the Study Area)

Lot

Land Use

Lot Area (m2)

CURRENT FSR REF

Building Storeys

New FSR

Building Heights (metres)

TOTAL ALLOWABLE GFA (m2)

Unit Mix

Existing Industrial lots

Industrial

51,489

1.0 :1

A+B/DP370556

Residential

1,395

0.5 :1

698

2

King Street lots

Residential

16,102

0.5 :1

8,051

27

Strata Lot, Station Avenue

Residential

2,875

0.75 :1

Lots where Current LEP contols are retained

Lot

Terraces

Land Use

Residential

Non-Amalgamated Lots SUBTOTAL

71,861

Lot Area (m2) 22,269

0.5 :1

22,269

1-Bed

2-Bed

3-Bed

% 2-Bed

% 3-Bed

Indicative Average Unit Size (GFA, m2)

1-Bed

2-Bed

3-Bed

% 1-Bed

% 2-Bed

% 3-Bed

Indicative Average Unit Size (GFA, m2)

51,489

0.9 :1

PRCUTS FSR REF

% 1-Bed

Existing Units

New FSR

Building Storeys

Building Heights (metres)

0.7 :1

2

8.5

0.7 :1

2,156

49

62,394

78

TOTAL GFA (m2)

Unit Mix Units

15,588 15,588

183 183

-

-

-

-

-

-

0%

0%

0%

85

LOT B

Residential

8,000

1.9 :1

1.9 :1

4 to 6

9.9 to 16

15,200

165

33

99

33

20%

60%

20%

92

LOT C

Residential

3,389

1.4 :1

1.4 :1

3 to 4

9.9 to 16

4,745

52

10

31

10

20%

60%

20%

92

6,017

1.4 :1

3 to 4

9.9 to 16

8,424

92

18

55

18

20%

60%

20%

92

817

2.3 :1

2 to 4

6.2 to 16

1,879 No information

118

374

96

LOT D Residential * site will retain current LEP controls LOT F Residential+Commercial

Lots employing new FSR controls

TOTAL

Pg 50

2.3 :1

40,492

1.1

112,353

1.0

Homebush Precinct Master Plan For: City of Canada Bay Council

:1

45,836

1

108,230

492 units

570 units

Pg 51

www.groupgsa.com

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