Assumptions

Employment Density

Future job capacity within the Rouse Hill Strategic Centre has been calculated as follows:

• For vacant land, where available, the projected floorspace has been determined based on development application or planning proposal data. Otherwise, it has been calculated by multiplying the land area by the applicable or assumed floorspace ratio controls, then applying an assumed employment yield.

• For developed land, an analysis was undertaken to determine the existing employment floorspace. Then the net achievable additional floorspace was calculated based on assumed floorspace ratio controls. An assumed employment yield was then applied to determine the job capacity.

It is recognised that in this current climate, employment density ratios remain uncertain given the transition towards remote working. This may result in businesses wanting to reduce their long-term floorspace requirements due to the increased acceptance of working from home. It may also result in increased demand for new office formats within The Hills Shire, including small office suites and co-working spaces.

Higher floorspace per worker ratios may be required to accommodate social distancing for workers who remain in the office. There is also uncertainty around the nature of hybrid working and proportion of days each week workers will spend remote rather than in the office.

Council’s Productivity and Centres Strategy anticipates an employment yield assumption of 30m² per job for business parks. However, Rouse Hill is envisaged to emerge as a commercially attractive high density employment location. This, coupled with changing working patterns, has led to a revised employment density assumption of 1 job per 25m² being utilised for the purposes of this Precinct Plan.

The appropriateness of this employment density assumption will continue to be monitored over time, and adjusted if necessary, in response to market demands and other credible evidence bases that may become available in the future.

This Plan identifies employment targets for some land in terms of a minimum quantum of non-residential floor space, rather than a stated job target within a specific time horizon. Identification of employment floor space objectives in this manner ensures that future development opportunities remain flexible to accommodate the range of uses that are expected around the future hospital (such as other health services, research, education or medical facilities) and recognises that these land uses will be characterised by a range of different job density outcomes, that are not as easily quantifiable as standard commercial office development.

This approach recognises that Rouse Hill Strategic Centre and the growing regional catchment that it will serve, being the North West Growth Centre, will continue to evolve. It also recognises that as planning for the Rouse Hill Hospital is in its infancy, the planning framework for the surrounding land should ensure sufficient potential to respond to both early stages of the hospital and the opportunities resulting from potential expansion of the hospital in the longer term.

In the context of the abundance of opportunities to meet and exceed residential dwelling targets for Rouse Hill (and The Hills more broadly) and the limited capacity for the infrastructure network to accommodate more residential yield, identifying and protecting sufficient land and capacity for short, medium and longer term employment objectives represents prudent land use planning surrounding the future hospital site and will ensure the Strategic Centre can continue to serve its intended role and function within The Hills and the surrounding Region beyond the 2041 development horizon. For this reason, projected achievement of a particular number of jobs within a specific planning horizon is not grounds to allow for further residential development on strategically identified employment lands.

Residential Density

The majority of the land identified for residential development is already rezoned or the subject of site specific planning proposal applications. Future residential yield within the Rouse Hill Strategic Centre has been determined based on the following:

• For vacant land, where available, the projected number of dwellings has been determined based on development application, planning proposal data or prevailing development standards. Otherwise, it has been calculated by applying the density assumptions outlined in this Precinct Plan together with a dwellings per hectare rate (identified within Table 17).

• For developed land, the same approach specified above has been utilised, however an analysis of the existing number of dwellings was undertaken first to determine the net additional residential yield.

• This Precinct Plan also assumes an occupancy rate of 2 people per household.

Uptake Rate

It is not envisaged that all properties will be subject to redevelopment at the same time and uptake rates have been applied to each development type across the Centre. The uptake rates which have been applied depend on the density being proposed and the extent of development which is likely to occur. Higher uptake rates are applied where higher densities are envisaged. However, in locations that are subject to development constraints, a lower uptake rate has been applied. The uptake rates are included within the yield table in Section 4 of this Precinct Plan.

Glossary

Active Frontage: Street frontages where there is an active visual engagement between those in the street and those on the ground floors of buildings.

Active Transport: Modes of transit that include walking, cycling, skateboarding, and scootering that promote increased sustainability, personal wellbeing and healthy, active lifestyles.

Contributions Plan: A Plan prepared by councils to levy new development to fund additional or improved local, public infrastructure needed by the development and used by the whole community.

Community Strategic Plan: A document that identifies the aspirations of The Hills Shire community. It identifies a vision for the next 10 years, details how the vision will be achieved and outlines how the effectiveness of the outcomes will be measured.

Density: A measure that indicates the size and scale of a development (often dictated by a Floor Space Ratio control).

Development Contribution: A contribution made by a developer towards the infrastructure needed to support the development.

Development Control Plan: A detailed guideline that stipulates the controls that apply to a particular type of development or in a particular area.

Floor Space Ratio: The primary measure of the density of development on an individual site.

Housekeeping Amendments: Minor amendments intended to correct insignificant or immaterial errors.

Land Use Zoning: A categorisation that dictates what land uses can take place and guides the local character within a specific area.

Liveability: How suitable a place is to live in; where the built environment supports and responds to the way in which people live, promoting safety, comfort, enjoyment, environmental quality, and access to services. Where a place contributes to the overall quality of life experienced by its residents and the broader community.

Local Environmental Plan: A statutory instrument prepared for a specific area that defines what purpose land may be used for. It consists of a written instrument and maps and includes legal definitions of development that is permissible in each zone. It also contains key development standards and special provisions to address land constraint issues, such as land acquisition, biodiversity and flood prone land.

Local Government Area: This refers to the land that encompasses The Hills Shire.

Local Strategic Planning Statement: A local policy that supports future planning decisions as well as drive future land use planning and informs how Council will manage population, housing and economic growth in The Hills. It draws on an understanding of economic, social and environmental needs over the next 20 years and sets planning priorities and corresponding actions that will provide more housing, jobs, parks and services.

Mass Transit: A large-scale public transport system provided in a specific area which supports ease of use and improved connectivity. It usually comprises buses and trains/metro services.

Mode Share: The share of people using a particular mode of transport (including cycling and walking) within the overall transport usage of an area.

Permeability: Refers to the ability to move freely and efficiently throughout an area.

Place-based planning: Place-based planning examines locations in their entirety – land use, function, look and feel, design of buildings and environment – and plans and manages them as places for people rather than simply locations. It considers an area’s existing character as well as its desired future character, which is largely informed by its community.

Planning Agreements: Voluntary agreements entered into by Council and a person, usually a Developer, to deliver public benefits. Public benefits may include the dedication of land to Council, monetary contributions, public infrastructure, community facilities, affordable housing, any other material public benefit or any combination of these.

Planning Proposal: A document that explains the intended effect of a proposed local environmental plan (LEP) and sets out the justification for making that plan. A planning proposal is submitted when a change is proposed to an existing LEP.

Public Domain: Public spaces used with little or no restriction on a daily basis by the community, including parks, plazas, streets and public infrastructure

Precinct Planning: A Plan for an area which involves investigations into appropriate land use and built form options, physical environment constraints, infrastructure requirements, community values and expectations.

Rezoning: When the zoning of land is change in a planning instrument. For land to be rezoned, a planning proposal is required to be submitted and go through the Gateway process and be made with the Minister’s (or a delegate’s) approval.

Smart Technology: The delivery of information to enhance the quality of services, such as energy, transportation and infrastructure, to improve the liveability and sustainability of a city or region.

Smart Places: Places that integrate technologies into the built environment to capture and convey data and insights.

Specialised Retail Premises (Bulky Goods): A building or place that is used for the sale, hire, or display of goods that are of a size, weight or quantity, that requires a large area for handling, display or storage.

State Environmental Planning Policy: State policies prepared by the NSW Government that deal with land use and urban and regional development in a state-wide context.

Strategic Centre: Flexible, diverse places targeted to attract high levels of private sector investment that will co-locate a range of activities. Within The Hills Shire, they include Norwest, Castle Hill and Rouse Hill.

Streetscape: Refers to the view from the public domain, usually the street (and possibly a laneway or public reserve).

Structure Plan: A plan that indicates where we will focus jobs and housing in Strategic Centres over the next 20 years. For the purposes of this Precinct Plan, it focuses on desired land uses, built form, density and connectivity.

Sustainable: Relates to the endurance of systems, buildings, spaces, and processes – their ability to be maintained at a certain rate or level, which contributes positively to environmental, economic and social outcomes.

Through-site Links: Pedestrian and bike links that improve permeability and assist in breaking up large lots and increase the potential for direct and clear connections between buildings.

Transit Oriented Development: The concept of maximising the density of development (be it housing, employment, retail, services and leisure) within walking distance of public transport and creating walkable and high-amenity Precincts.

Value Added: The value of output after deducting the cost of goods and services inputs on the production process.

Walkability: The ability to safely walk to amenities within a reasonable distance, usually defined as a walk of 15 minutes or less.

30-Minute City: Where people can access jobs and services in their nearest metropolitan or strategic centre within 30 minutes by public transport, seven days a week.