24 March 2017 Dr. Deborah Dearing North District ... · It is noted that ‘function centres’ and...

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24 March 2017

Dr. Deborah Dearing North District Commissioner Greater Sydney Commission PO Box 257 Parramatta NSW 2124

Dear Deborah,

Re: SUBMISSION REGARDING DRAFT NORTH DISTRICT PLAN

On behalf of the owners of 30 Ingleside Rd (Lot B, DP366659), Jui Xin Pty Ltd, we have recently made submissions to the NSW Department of Environment and Planning (DP&E), relating to our client’s landholding that is positioned within the draft Ingleside Structure Plan precinct.

This submission on the draft Sydney North District Plan seeks to:

Reinforce the understanding of our client’s predicament caused by the proposed land use zoning change around their site.

Bring the potential of the subject land to the attention of the District Commission.

Initiate further discussions with the District Commission, the Northern Beaches Council and NSW DP&E regarding the eventual redevelopment of our client’s property.

The draft Sydney North District Plan, inter alia, identifies Ingleside as a priority growth precinct that can provide a short-term capacity for housing supply. It further recognises the need for additional aged care/retirement-focussed housing to meet the projected growth in the 65+ age cohort across the District.

In relation to aged care housing, the draft District Plan specifically adopts the following actions:

Support planning for adaptable housing and aged care:

The best way to provide seniors housing and aged care is to co-locate them in places that have a mix of different uses and services, with good quality footpaths and pedestrian connections that make it easy for people to meet their day-to-day needs, or visit health services and community and cultural facilities.

These places also need adequate parking for in-home care visitation services. [p.97]

Our client’s land at Ingleside has the potential to contribute to this identified outcome.

Our client seeks to transition from the site’s current use as a conference and training centre to a retirement/aged care facility. It does not oppose the proposed rezoning of the Ingleside precinct but considers that this process will impact on the viability of its current business. Our client therefore seeks ‘planning assistance’ in recognising this fact and enabling an alternate business use of the property.

This submission outlines the case for such recognition.

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30 Ingleside Road

The following is an aerial view of the subject locality with the subject site outlined in red (figure 1),

and the Ingleside Structure Plan visually identifying the site’s location (figure 2).

Figure 1: Subject locality

30 Ingleside Road is incorporated within the draft Ingleside structure Plan that has recently been exhibited by the NSW DP&E. The subject site and surrounds are identified as a future low density residential area.

Our client generally has no issue with the release of Ingleside for urban development but the release changes the fundamental characteristics of 30 Ingleside Road and the basis of its current land use.

The site is presently zoned RU2 (Rural Landscape) and benefits from a Schedule 1 provision which permits its current uses as an eco-tourist facility.

The site presently accommodates the Sydney Conference and Training Centre. The Centre manages a regular range of business and training events, offering state-of-the-art telecommunications, event catering and on-site accommodation in the form of deluxe rooms and separate cabins/suites.

A major drawcard of the conference and accommodation facilities is the site’s quiet, rural location, away from the ‘hustle and bustle’ of everyday business environments. The release of Ingleside for urban purposes changes this fundamental property characteristic and will impact the ongoing viability of the conference and training business.

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On the basis of a high-level ‘highest and best use’ assessment of the site, its potential to be developed as a vertical retirement/aged care facility has been identified. The Northern Beaches, and Pittwater in particular, present as an attractive location for retirement and aged care provision given the growing extent of local demand and the general scarcity of such facilities in this part of Sydney.

The suggestion of a vertical village is based on an assessment of site capabilities. Having a site area of 3.5ha and situated beside Mullet Creek, the site is capable of being developed in a vertical form without impact on neighbouring land. Likewise, the development of the site as a retirement and aged care facility is unlikely to impose traffic-related impacts on the locality.

The specific land use parameters of the low density housing zoning that is intended to apply to the subject property are not known at this point in time, and therefore our client is uncertain whether the ongoing permissibility of the conference centre will be guaranteed.

Notwithstanding, given the impact of the site’s proposed urban setting, it is necessary for our client to consider alternate uses to which the property may be put.

Figure 2: Ingleside Structure Plan

Approximate

location of the site

within the Ingleside

Structure Plan.

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Attached to this submission is a schematic representation of how the site could be sensitively redeveloped. The proposed scheme:

Suggests a built form that does not protrude above the locality’s tree canopy;

Retracts the current footprint of development to within the sites bushfire asset protection zone;

Provides ample boundary setbacks to ensure minimal disturbance to neighbouring land; and

Provides for on-site car parking and manoeuvring.

The proposed scheme also suggests the inclusion of a small neighbourhood-facing retail offer that could potentially accommodate health services and social infrastructure.

Our suggestion of a vertical village is based on an assessment of site capabilities. Having a site area of over 3.5ha, the site is capable of being developed in a vertical form without impact on neighbouring land. Likewise, the development of the site as a retirement and aged care facility is unlikely to impose traffic-related impacts on the locality.

Draft District Plan Relevance

The draft Sydney North District Plan clearly recognises the growing need to provide retirement and aged care facilities. The draft North District Plan:

Identifies the requirement for seniors housing and aged care;

Identifies the need for associated health and social infrastructure;

Identifies the need for improved housing choice; and

Highlights the demographic trend of the North District to suggest the prioritisation of aged-care development.

Figure 3: Extract from draft Sydney North District Plan

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We believe that the retirement/aged care facility proposed for the site is entirely consistent with the draft District Plan’s identified priorities for the District.

Notably, the proposed scheme’s inclusion of a small neighbourhood-facing retail offer that could accommodate medical and other services relevant to both the retirement/aged care offer and the general community reinforces the site’s suitability for the identified land use.

Should the land not be developed for the suggested purposes its inevitable redevelopment for residential allotments in our view presents as an inferior outcome for the site and the Ingleside community. An alternate residential scheme has been prepared and is attached.

Our client is excited about the future of the Ingleside Precinct and is keen to discuss future options for its land with the Commission and with Council and the NSW DP&E.

We look forward to further discussions with you on this matter.

Yours sincerely,

Wayne Gersbach General Manager - NSW Attachments:

1. Statutory Planning Context 2. Retirement & Aged Care Market Information 3. Suggested Architectural Response 4. Alternate Residential Subdivision for Site.

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Attachment 1 –

Statutory Planning Context

The property (30 Ingleside Road, Ingleside) is currently zoned RU2 Rural Landscape

under Pittwater LEP 2014. The subject site (Lot B, DP 366659) has an area of 35,037m2. The RU2 zoning is quite restrictive. Its objectives and list of permissible development

types is provided below:

1 Objectives of zone o To encourage sustainable primary industry production by maintaining and

enhancing the natural resource base. o To maintain the rural landscape character of the land. o To provide for a range of compatible land uses, including extensive agriculture. o To ensure that development in the area does not unreasonably increase the

demand for public services or public facilities. o To minimise conflict between land uses within this zone and land uses within

adjoining zones.

2 Permitted without consent o Extensive agriculture; Home businesses; Home occupations

3 Permitted with consent

o Agriculture; Animal boarding or training establishments; Bed and breakfast accommodation; Building identification signs; Business identification signs; Child care centres; Community facilities; Dual occupancies (attached); Dwelling houses; Environmental facilities; Environmental protection works; Farm buildings; Farm stay accommodation; Forestry; Function centres; Home-based child care; Home industries; Industrial retail outlets; Industrial training facilities; Information and education facilities; Landscaping material supplies; Places of public worship; Plant nurseries; Recreation areas; Respite day care centres; Roads; Roadside stalls; Rural industries; Rural supplies; Rural workers’ dwellings; Secondary dwellings; Veterinary hospitals

4 Prohibited o Any development not specified in item 2 or 3

It is noted that ‘function centres’ and ‘respite day care centres’ are permissible with consent. A function centre is defined as: ‘function centre means a building or place used for the holding of events, functions, conferences and the like, and includes convention centres, exhibition centres and reception centres, but does not include an entertainment facility’.

A respite day care centre is defined as: ‘respite day care centre means a building or place that is used for the care of seniors or people who have a disability and that does not provide overnight accommodation for people other than those related to the owner or operator of the centre’.

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Both definitions do not include residential accommodation.

The existing use of the property is permitted under Schedule 1 of the LEP, i.e. the property benefits from a specific clause of the LEP which allows a range of uses that are much broader than that which would otherwise be allowed under defined, permitted land uses. Schedule 1 – Additional Permitted Uses 6 Use of certain land at 30 Ingleside Road, Ingleside

(1) This clause applies to land at 30 Ingleside Road, Ingleside, being Lot B, DP 366659 and identified as “Area 6” on the Additional Permitted Uses Map. (2) Development for the purposes of eco-tourist facilities is permitted with development consent.

Under Pittwater LEP an eco-tourist facility is defined as: ‘eco-tourist facility means a building or place that:

(a) provides temporary or short-term accommodation to visitors on a commercial basis, and (b) is located in or adjacent to an area with special ecological or cultural features, and (c) is sensitively designed and located so as to minimise bulk, scale and overall physical footprint and any ecological or visual impact. It may include facilities that are used to provide information or education to visitors and to exhibit or display items’.

The existence of the Schedule 1 clause rules out the redevelopment of the site under

existing use rights. These would only apply if the current lawful use of the site was prohibited under the current planning instrument.

The Seniors Housing SEPP sets aside local planning provisions to encourage the provision of seniors housing and provides relevant siting and design standards for such development.

The Seniors Housing SEPP, however, applies only to urban land or land which

immediately adjoins urban land. As the property is zoned RU2 and is surrounded by other land that is similarly zoned, it cannot currently be developed under the Seniors Housing SEPP. This is somewhat of an anomaly, especially as respite day care is permissible development.

The release of Ingleside for urban purposes changes the fundamental property characteristics of the subject site – i.e. it will no longer be able to operate as a remote conference and training centre with bespoke accommodation at the ‘rural’ edge of the metropolitan area. Notwithstanding whether an eco-tourist facility will be classified as permissible development under future planning schemes, it is both necessary and timely to consider alternate uses to which the land can be put.

http://www.legislation.nsw.gov.au/#/view/EPI/2014/320/maps

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Attachment 2-

Retirement Living and Aged-Care Overview - Ingleside

DEMAND ASSESSMENT

Independent living units and stand-alone villas tend to attract residents from a wider

demand catchment than standard residential projects.

In this overview we look specifically at the potential demand generated from the

‘neighbouring’ LGAs of Ku-ring-gai, Manly and Warringah (referred to as the ‘Forest

District’). We note that the subject site is located in Pittwater, so we separately look at

conditions in this LGA.

The subject site is close to bushland and within what will become an affluent and relatively

quiet residential precinct at Ingleside. The site can achieve ocean views and potentially

presents as a downsize opportunity that does not compromise on the quality of residential

amenity.

Like other parts of Sydney, the neighbouring LGAs have an ageing demographic.

Population growth has been most prominent amongst the 65+ age cohort (2.4% per

annum) and is expected to increase from 52,800 in 2016 to 71,500 by 2031 (1,247

persons per annum).

A high income earning capacity and elevated house prices means that some retirees now

have a greater capacity to partake in retirement and trade-down activity into a premium

retirement product.

A total of 980 Independent Living Apartments (ILAs), 1,919 Independent Living Units

(ILUs) and 372 serviced apartments (SAs) currently exist in the catchment, coupled with

a further pipeline of 420 proposed ILUs and 119 ILAs in planned projects. Vacancies are

scarce.

Gap Assessment – ILUs (2015 – 2031) – Neighbouring LGAs

Source: ABS Census (2011), DP&E (2013), MacroPlan Dimasi (2016)

Supply 3,271 3,699 3,699

Demand 3,895 4,704 6,638Undersupply/Oversupply -624 -1,005 -2,939

Age Cohort 2015 2021 2031

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A total of 2,777 aged care residential places currently exist in the catchment, coupled with

a further pipeline of 651 proposed aged care residential places in planned projects.

Having regard for the government ideal ratio of 80 aged care places per 1,000 persons

aged 70+, there is a current gap of 234 places, which is expected to ease to 2021, a result

of aged care development in the pipeline.

Gap Assessment - Aged Care (2015 – 2031) – Neighbouring LGAs

Source: ABS Census (2011), DP&E (2013), MacroPlan Dimasi (2015)

Clearly, there is a market gap for aged care and retirement living (beyond 2021) in the

neighbouring LGA catchment. We anticipate that this gap can be met either through a

premium retirement product and/or through a slightly more affordable offer.

SUPPLY ASSESSMENT

A competitive supply assessment has been undertaken for the neighbouring LGAs.

Supply 2,777 3,428 3,428

Demand 3,011 3,412 4,264

Undersupply/Oversupply -234 16 -836

Age Cohort 2015 2021 2031

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Existing Retirement Villages (ILAs, ILUs and SAs)

*Manly, Warringah & Ku-ring-gai LGAs

Existing Retirement Villages (Integrated with Aged Care)

*Integrated village

Source: MacroPlan Dimasi (2015)

M + W St Margaret's Independent Living Village Lend Lease 207 Forest Way Belrose 221 - 50

M + W Lindfield Manor Retirement Village Australian Unity 81 Willandra Road Cromer 206 - 26

M + W Woniora Retirement Village Lend Lease 155 Fisher Road North Dee Why - 203 26

M + W Oceangrove Seniors' Living Village Retire Australia 2 Dawes Road Belrose 200 - 27

M + W Fernbank Fred Hutley 183 Allambie Road Allambie Heights 108 - -

M + W Aveo Lindfield Gardens Australian Unity 51 Willandra Road Cromer 90 - -

M + W Huon Park Furlough House 72-90 Ocean Street Narrabeen 81 - -

M + W The Landings Dee Why RSL 8 Dee Why Parade Dee Why - 76 -

M + W St Erme's Court NobleOak Life Limited 3 Martin Luther Place Allambie Heights 20 - -

M + W Greenhaven Greenhaven 243 Fisher Road North Cromer 9 - -

K-Gai ARV Rohini Village Sakkara 440 Bobbin Head Road North Turramurra 113 107 -

K-Gai Dee Why Gardens Aveo Retirement Living 2-8 Kitchener Street St Ives 156 - 39

K-Gai Glenaeon Aveo Retirement Living 2 Ulmarra Place East Lindfield 138 - 42

K-Gai Willandra Village Edmonds & Associates 381 Bobbin Head Road North Turramurra 134 - 40

K-Gai Belrose Country Club Retirement Village Anglican Retirement Villages 51-53 Rohini Street Turramurra - 109 -

K-Gai Fred Hutley Village Retire Australia 33 Denman Parade Normanhurst 40 - 20

K-Gai Willandra Bungalows The Woniora 9 Woniora Avenue Wahroonga - 52 -

K-Gai Furlough House Retirement Village Golden Lifestyles 1-7 Bent Street Lindfield - 47 -

K-Gai Bramblewood Retirement Village Swains Manor 67 Stanhope Road Killara 28 - -

K-Gai Swains Manor UPA 5-7 Isis Street Wahroonga 24 - -

K-Gai Druid's Court The Uniting Church in Australia Property Trust (NSW) 18-20 Gilroy Street Turramurra - 19 -

Total 1,568 613 270

SAsILUsLGA* Existing Facility Provider Address Suburb ILAs

K-Gai Lourdes Retirement Village Aevum Limited 95 Stanhope Road Killara 108 - 50

K-Gai Cotswolds Village The Cotswolds Village 28 Curagul Road North Turramurra 89 - 37

K-Gai Bowden Brae Retirement Village The Uniting Church in Australia Property Trust (NSW) 40-50 Pennant Hills Road Normanhurst - 83 -

K-Gai Allambie Heights Village Allambie Heights Village Ltd 3 Martin Luther Place Allambie Heights - 55 -

K-Gai Adventist Retirement Villages* Seventh-Day Adventist 79 Mount Pleasant Avenue Normanhurst 20 15 15

K-Gai Northaven Turramurra Independent Living Village The Uniting Church in Australia Property Trust (NSW) 1318 Pacific Highway Turramurra 28 - -

K-Gai Christophorus House Retirement Village Christophorus House 396 Pacific Highway Hornsby 23 - -

M + W Wesley Heights Independent Living Village* Uniting Care Ageing 33 Birkley Road & 86 Raglan Street Manly - 100 -

M + W St David's Village Anglican Retirement Villages 45 Cook Street Forestville - 90 -

M + W William Charlton Village The Benevolent Society 181 Allambie Road Allambie Heights 50 - -

M + W Forestville Retirement Village Living Care 51-73 Cook Street Forestville 33 - -

M + W Wesley Taylor Village Wesley Mission 156 Ocean Street Narrabeen - 24 -

Total 351 367 102

ILAsLGA Existing Facility Provider Address Suburb ILUs SAs

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Existing Aged Care Facilities (Integrated with ILUs)

Source: DSS (2015), MacroPlan Dimasi (2015)

Existing Aged Care Facilities (Residential Aged Care places only)

Source: DSS (2015), MacroPlan Dimasi (2015)

K-Gai Opal Lourdes DPG Services Pty Ltd 95 Stanhope Road Killara 64

K-Gai Turramurra House Nursing Home Thompson Health Care Pty Ltd 34 Curagul Road North Turramurra 58

K-Gai Northaven Retirement Village The Uniting Church in Australia Property Trust (NSW) 1322 Pacific Highway Turramurra 49

M + W Wesley Taylor Wesley Community Services Limited 156 Ocean Street Narrabeen 74

M + W Martin Luther Hostel Allambie Heights Village Ltd 3 Martin Luther Place Allambie Heights 42

M + W St David's Village Anglican Retirement Villages 45 Cook Street Forestville 40

Total 327

PlacesLGA Existing Facility Provider Address Suburb

M + W RSL ANZAC Village RSL LifeCare Limited 90 Veterans Parade Narrabeen 293

M + W Peter Cosgrove House RSL LifeCare Limited 90 Veterans Parade Narrabeen 216

M + W Wesley Gardens Retirement Village The Uniting Church in Australia Property Trust (NSW) 2b Morgan Road Belrose 145

M + W Wesley Gardens Nursing Home The Uniting Church in Australia Property Trust (NSW) 2b Morgan Road Belrose 140

M + W Elizabeth Jenkins Place Aged Care Plus Centre The Salvation Army (NSW) Property Trust 8 Homestead Avenue Collaroy 126

M + W Scalabrini Village Allambie Heights Scalabrini Village Ltd 167 Allambie Road Allambie Heights 86

M + W Alexander Aged Care Armenian Rest Home Association Ltd 16 Victor Road Brookvale 83

M + W Palm Grove Aged Care Facility Aquarius Aged Care Pty Ltd 71a McIntosh Road Narraweena 54

M + W Plateau View Nursing Home Plateau View Aged Care Pty Ltd 7 Veterans Parade Collaroy Plateau 48

M + W Alexander Campbell House The Churches of Christ Property Trust 51 Cook Street Forestville 35

M + W Northern Sydney Transitional Care Unit NSW State Government (NSW Ministry of Health) 2 B Morgan Road Belrose 20K-Gai Roden Cutler Lodge Anglican Retirement Villages 10 Edward Street Gordon 165

K-Gai Southern Cross Apartments North Turramurra Southern Cross Care (NSW & ACT) 402 Bobbin Head Road North Turramurra 113

K-Gai Killara Gardens Aged Care Pathways Aged Care Pty Limited 17 Greengate Road Killara 105

K-Gai Netherby Aged Care Facility Aquarius Aged Care Pty Ltd 17 Pacific Highway Wahroonga 77

K-Gai Whitehall Nursing Home Quinvil Pty Ltd 27 Tryon Road Lindfield 76

K-Gai Tallwoods Corner Aged Care Service I & E Klein Investments Pty Ltd 1 Myra Street Wahroonga 76

K-Gai HammondCare - Princess Juliana Lodge HammondCare 10 Murrua Road North Turramurra 62

K-Gai Thomas and Rosetta Agst Aged Care Facility United Protestant Association of NSW Limited 1614-1634 Pacific Highway Wahroonga 61

K-Gai HammondCare - Leighton Lodge HammondCare 10 Murrua Road North Turramurra 60

K-Gai Belvedere Aged Care Facility Aquarius Aged Care Pty Ltd 9 Pacific Highway Wahroonga 56

K-Gai Northaven Nursing Home The Uniting Church in Australia Property Trust (NSW) 1322 Pacific Highway Turramurra 55

K-Gai Wesley Gardens - Kari Court The Uniting Church in Australia Property Trust (NSW) 251-257 Mona Vale Road St Ives 55

K-Gai HammondCare - Waldegrave House HammondCare 10 Murrua Road North Turramurra 24

K-Gai Opal Lourdes Lodge DPG Services Pty Ltd 95 Stanhope Road Killara 19

Total 2250

PlacesLGA Existing Facility Provider Address Suburb

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Proposed Retirement Villages

Source: Desktop Research, Cordell Connect (2015), MacroPlan Dimasi (2015)

Proposed Aged Facilities

Source: Desktop Research, Cordell Connect (2015), MacroPlan Dimasi (2015)

ILU Barkala Construction Commenced 131-135 Mona Vale Road St Ives 2016 - 22

ILU Clissold Road Senior Living Development Application submitted 34 & 40 Clissold Road Wahroonga 2016 9 -

ILU Killeaton Street Seniors Units Development Application submitted 47 & 51 Killeaton Street St Ives 2017 16 -

ILU Killeaton Street Seniors Living Development Application submitted 69 Killeaton Street St Ives 2017 9 -

ILU Junction Road Senior Living Development Approval 107 Junction Road Wahroonga 2017 8 -

ILU Mona Vale Road Townhouses Development Application submitted 271 Mona Vale Road St Ives 2017 8 -

Integrated Mcquoin Park Development Application submitted 32 McAuley Place Waitara 2020 168 -

ILU Harbord Diggers Memorial Club Lowest/Preferred Tenderers Named 80 Evans Street & 4A Lumsdaine Drive Harbord 2019 - 97

ILU Land and Housing Corporation Contract Let 18-22 The Circle Narraweena 2016 13 -

ILU Land and Housing Corporation Contract Let 66-68 Warringah Road & 49 Oceana Street Narraweena 2016 12 -

ILU Tristram Road Units Development Approval 9-11 Tristram Road Beacon Hill 2016 8 -

ILU Land and Housing Corporation Contract Let 45-47 Oceana St Narraweena 2016 7 -

ILU Warringah Road Seniors Living Units - Canopy Contract under negotiation 751-757 Warringah Road Forestville 2017 28 -

ILU Arthur Street Seniors Living Development Application submitted 14 & 18 Arthur St Forestville 2017 11 -

ILU Ocean Street Units Seniors Living Development Application submitted 232 Ocean Street Narrabeen 2017 8 -

ILU Waratah Parade Townhouses Development Application submitted 1 Waratah Parade Narraweena 2018 4 -

Total 309 119

ILAsILUsType Proposed Development Stage Address Suburb Expected Completion

Aged care Scalabrini Villages Development Approval 167 Allambie Road Allambie Heights 2017 98

Aged care Salvation Army Aged Care Plus Centre Contract Let 22 Homestead Av Collaroy 2017 50

Aged care Oxford Falls Road Residential Aged Care Facility Development Approval 1113 Oxford Falls Road Frenchs Forest 2018 45

Aged care Alexander Nursing Home Development Application submitted 16 Victor Road Brookvale 2017 14

Aged care Bupa Seaforth Construction 550 Sydney Road Seaforth 2016 76

Aged care Bupa St Ives Development Approval 238-240 Mona Vale Road St Ives 2017 98

Aged care North Shore Residential Care Facility Development Application submitted 25, 25A & 27 Bushlands Avenue Gordon 2018 84

Aged care Neringah Hospital Dementia Care Facility Contract Let 2-10 Neringah Avenue Wahroonga 2016 57

Aged care Twilight Aged Care - Horton House Contract Let 695 Pacific Hwy Gordon 2016 7

Integrated Mcquoin Park Tenders Called/Regns Advertised 32 McAuley Place Waitara 2017 122

Total 651

Expected Completion PlacesType Proposed Development Stage Address Suburb

Existing Retirement Villages (ILAs, ILUs and SAs)

Existing Aged Care Facilities (Residential Aged Care places only)

Proposed Retirement Villages

LGA Existing Facility Provider Address Suburb ILU's ILA's SA's

Pittwater Avalon Pde Seniors Living Catalina Island 64-66 Avalon Pde Avalon Beach 11 - -

Pittwater AVEO Minkara Resort Aveo Minkara Road Bayview 202 - -

Pittwater Bayview Gardens Aveo Cabbage Tree Road Bayview 301 - -

Pittwater Peninsula Gardens Aveo 79 Cabbage Tree Road Bayview 189 - -

Pittwater Pittwater Palms Aveo Avalon Parade Avalon Beach 167 - -

Pittwater Pittwater Road n/a Pittwater Road Mona Vale 16 - -

Pittwater Pittwater Village Lend Lease 16 Mona Vale Road Mona Vale 60 - 18

Pittwater Seabeach Gardens Baldwin Care Group Seabeach Avenue Mona Vale 97 - -

Pittwater Seaside Assisted Living Apartments Seaside Assisted Living Apartments Garden Street Warriewood - - 50

Pittwater Warriewood Retirement Village ARV Macpherson Street Warriewood 260 - -

Total 1,303 - 68

LGA Existing Facility Provider Address Suburb Places

Pittwater Avalon House Nursing Home Thompson Health Care Pty Ltd 14-16 John Street Avalon 80

Pittwater Aveo Minkara Aged Care Facility Aveo 10 A Minkara Road Bayview 51

Pittwater Bayview Gardens Nursing Home Aveo 90 Annam Road Bayview 73

Pittwater Catholic Healthcare George Mockler Hostel Catholic Healthcare Limited 99 Elimatta Road Mona Vale 28

Pittwater Estia Health Mona Vale Estia Investments Pty Ltd 50 Golf Avenue Mona Vale 54

Pittwater Mona Vale House Nursing Home Thompson Health Care Pty Ltd 27-35 Bassett Street Mona Vale 64

Pittwater Opal Oceanview Aquarius Aged Care Pty Ltd 2 Jenkins Street Mona Vale 49

Pittwater Seabeach Gardens Lodge Thompson Health Care Pty Ltd 26 Darley Street Mona Vale 33

Pittwater Marcus Loane House ARV 6-14 Macpherson Street Warriewood 119

Pittwater Opal Seaside DPG Services Pty Ltd 184 Garden Street Warriewood 55

Total 606

Type Proposed Development Stage Address Suburb Expexted CompletionILA's

ILU Heath Street Seniors Living Development/Town Planning Application Refused 1-3 (Lots 48 & 49) Heath St (DP7236) MONA VALE 24/02/2018 6

Not Specified Ingleside Urban Release Area Development Site Rezoning Application 212 Powderworks Rd INGLESIDE 20/04/2021 Unknown

ILU Pittwater Road Seniors Living - Watersedge Contract Let 2079 (Lot 1) Pittwater Rd (DP544355) BAYVIEW 9/12/2016 5

Total 11

P a g e | 14

Attachment 3 – Suggested Architectural Development Response

1SK004

BUSHLAND RESERVE

MULLET CREEK

RIPARIAN CORRIDOR

ILUBLOCK A22 APTS

ILUBLOCK B22 APTS

ILUBLOCK C22 APTS

ILUBLOCK D22 APTS

RACF102 BEDS

LINE OF BUSHLAND RESERVE TAKEN FROM PITTWATER COUNCIL LEP 2014 BIODIVERSITY MAP (BIO_012)

DROP OFF

WELLNESS CENTRE

RAMP

INDICATIVE BASEMENT

INDICATIVE BASEMENT

INDICATIVE PERIMETER ROAD SHOWN DASHED

800

CAR PARKING

I N G L E S I D E R O A D

STREET RETAIL

10000 2

0000

ESTIMATED EDGE OF RIPARIAN CORRIDOR

APZ

25000

APZ

25000

APZ

14000

ASETT PROTECTION ZONE (APZ) TO BE MAINTAINTED IN ACCORDANCE WITH BUSHFIRE CONSULTANTS ADVICE

AREA ANALYSIS

TOTAL SITE AREA 35,100m2

INDICATIVE GFA 24,745

INDICATIVE FSR 0.7:1

INDICATIVE INDEPENDANT LIVING UNITS 14,920m2

22 ILU'S PER BUILDING, 88 ILU'S TOTAL LEVELS 1-4 APPROX 112m2 EACH. LEVEL 5 APPROX 150m2 EACH.

INDICATIVE RETIREMENT AGED CARE 8,740m2

FACILITY 102 BEDS WITH COMMON AREAS AND ANCILARY SPACES.

INDICATIVE WELLNESS CENTRE 645m2

POSSIBLE USES INCLUDE MEDICAL SERVICES, SOCIAL SPACES, READING ROOM, LIBRARY, RESTAURANT, GYM, POOL AND RECREATION ACTIVITIES OVER 2 LEVELS

INDICATIVE STREET RETAIL 440m2

POSSIBLE USES INCLUDE CAFE GENERAL STORE, MEDICAL SERVICES

APZ = ASSET PROTECTION ZONE SETBACKS TAKEN FROM TRAVERS BUSHFIRE AND ECOLOGY REORT DATED 21.09.15

NOTE:1. AREAS GIVEN ARE APPROXIMATE ONLY, TO BE CONFIRMED BY A REGISTERED SURVEYOR.2. TOWN PLANNING CONTROLS AND REQUIREMENTS SUBJECT TO REVIEW AND ANALYSIS BY PLANNING CONSULTANT.3. ECOLOGICAL, BUSHFIRE AND RIPARIAN REQUIREMENTS SUBJECT TO REVIEW BY RESPECTIVE CONSULTANTS.4. BCA REQUIREMENTS INCLUDING BUT NOT LIMITED TO FIRE RATING AND ACCESS SUBJECT TO REVIEW BY BCA CONSULTANT.5. TREE SIZE AND HEIGHTS BY ESTIMATION ONLY. TO BE CONFIRMED BY DETAILED TREE SURVEY.

ALL INFORMATION SHOWN IS INDICATIVE IN NATURE AND IS PROVIDED FOR DISCUSSION PURPOSES ONLY. FINAL FOOTPRINT, DENSITY AND USES SUBJECT TO FUTURE INVESTIGATION.

SCALE 1:1000

0 10 20 30 50m40

Scale: @A3 Drawing Number:

Project No:

Client:

PRELIMINARY

Rev:

Project Name:

Project Address:

Title:

Issue Date:

1 : 1000

214/02/17

OPTION B - SITE PLAN30 Ingleside Rd Draft SEPP Response

SK003

724

Si Yuan Ping Pty Ltd

30 INGLESIDE RD, INGLESIDE NSW 2101

Scale: 1 : 10001SITE PLAN

RAC GROUND FLOOR

RL 100521

RAC LEVEL 1

RL 104521

ILU GROUND

RL 96360

INDICATIVE 8.5m REFERENCE SHOWN DASHED ILU LEVEL5

RL 112360

INDICATIVE 20m REFERENCE SHOWN DASHED

SCALE 1:1000

0 10 20 30 50m40


Project No:

Client:

PRELIMINARY

Rev:

Project Name:

Project Address:

Title:

Issue Date:

1 : 1000

214/02/17

OPTION B - SECTION AND 3D30 Ingleside Rd Draft SEPP Response

SK004

724



Scale: 1 : 10001Section 1

Scale:23D View 1


BUSHLAND RESERVE

MULLET CREEK

RIPARIAN CORRIDOR

ILUBLOCK A22 APTS

ILUBLOCK B22 APTS

ILUBLOCK C22 APTS

ILUBLOCK D22 APTS

RACF102 BEDS DROP

OFF

PERIMETER ROAD SHOWN DASHED


BUSHLAND RESERVE

MULLET CREEK

RIPARIAN CORRIDOR

ILUBLOCK A22 APTS

ILUBLOCK B22 APTS

ILUBLOCK C22 APTS

ILUBLOCK D22 APTS

RACF102 BEDS DROP

OFF



BUSHLAND RESERVE

MULLET CREEK

RIPARIAN CORRIDOR

ILUBLOCK A22 APTS

ILUBLOCK B22 APTS

ILUBLOCK C22 APTS

ILUBLOCK D22 APTS

RACF102 BEDS DROP

OFF



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0 1 2 5m


Project No:

Client:

PRELIMINARY

Rev:

Project Name:

Project Address:

Title:

Issue Date:

1 : 2000

114/02/17

OPTION B - INDICATIVE SHADOW DIAGRAMS30 Ingleside Rd Draft SEPP Response

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Scale: 1 : 20001SHADOW DIAGRAM - WINTER SOLSTICE - 1200




Attachment 4 – Alternate Residential Subdivision

BUSHLAND RESERVE

MULLET CREEK

RIPARIAN CORRIDOR

1426m2 2

424m2 3424m2 4

424m2 5424m2

6513m2 7

528m2

8410m2 9

925m2

10550m2

11570m2

12570m2

13725m2

14540m2

15592m2

16543m2

17543m2

27681m2

18681m2

26681m2

19681m2

25681m2

20681m2

24681m2

21681m2

23681m2

22681m2


LINE OF BUSHLAND RESERVE TAKEN FROM PITTWATER COUNCIL LEP 2014 BIODIVERSITY MAP (BIO_012)

APZ

11000

25000

APZ

25000

APZ

14030

ESTIMATED EDGE OF RIPARIAN CORRIDOR

10000 2

0000

AREA ANALYSIS

TOTAL SITE AREA 35,100m2

HOUSING LOTS 15940m2

27 LOTS AVERAGE SIZE 590m2

APZ = ASSET PROTECTION ZONE SETBACKS TAKEN FROM TRAVERS BUSHFIRE AND ECOLOGY REORT DATED 21.09.15

NOTE:1. AREAS GIVEN ARE APPROXIMATE ONLY, TO BE CONFIRMED BY A REGISTERED SURVEYOR.2. TOWN PLANNING CONTROLS AND REQUIREMENTS SUBJECT TO REVIEW AND ANALYSIS BY PLANNING CONSULTANT.3. ECOLOGICAL, BUSHFORE AND RIPARIAN REQUIREMENTS SUBJECT TO REVIEW BY RESPECTIVE CONSULTANTS.4. BCA REQUIREMENTS INCLUDING BUT NOT LIMITED TO FIRE RATING AND ACCESS SUBJECT TO REVIEW BY BCA CONSULTANT.5. TREE SIZE AND HEIGHTS BY ESTIMATION ONLY. TO BE CONFIRMED BY DETAILED TREE SURVEY.

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Project No:

Client:

PRELIMINARY

Rev:

Project Name:

Project Address:

Title:

Issue Date:

1 : 1000

214/02/17

OPTION C - SITE PLAN30 Ingleside Rd Draft SEPP Response

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Scale: 1 : 10001SITE PLAN


24 March 2017 Dr. Deborah Dearing North District ... · It is noted that ‘function centres’ and...

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