APPENDIX 13 PRECICNT ANALYSIS - Georges River Council...Appendix 13 Precinct Analysis BLAKEHURST...

APPENDIX 13

PRECICNT ANALYSIS

KOGARAHKOGARAHKOGARAHKOGARAH CITY COUNCILa better lifestyle

Appendix 13

Precinct Analysis

ALLAWAH

Allawah Precinct – Railway ParadeLand zoned B2 – Local Centre

� No change to existing B2 - Local Centre zone

� Increase FSR to 2.5:1 and height to 21m


A13 - 3

Allawah Precinct – Railway ParadeLand zoned R3 – Medium Density Residential

� No change to existing R3 – Medium Density Residential zone

� Increase FSR between 1.5:1 to 2:1 and height from 15m to 21m


4

Allawah Precinct – Woids AvenueProposed Rezoning

� Rezone Nos 79-97 Noble Street and Nos 100 – 114 Woids Avenue, Allawah from R2

– Low Density Residential to R3 – Medium Density Residential and increase height

and FSR requirements.



5

Allawah Precinct – Woids AvenueProposed Rezoning


6

Allawah PrecinctSubmission Overview


7

Allawah Precinct

Submission Summary - Top Issues

1. Public transport infrastructure and capacity inadequate

2. Traffic and parking:

- Increased development in Allawah

- Increased pressure on the railway station

3. Streetscape and character


8

Allawah Precinct - Requests

26 Lancelot Street, Allawah

� Request by owners of units 1- 5/ 26 Lancelot St, Allawah to increase the height on the site from 15m to 21m (7 storeys).

� Increase the allowable FSR of the site from 1.5:1 to 2.5:1.

� Allow redevelopment of the site which has an area of 650m2, without the need to amalgamate with adjoining lots.

� Under the current DCP provisions, a three (3) storey residential flat building is permitted. The PP proposes an uplift in height and density allowing a development that is 15m in height (4-5 storeys) and an FSR of 1.5:1.

� The proposed height limit of 15m is consistent with the height limit of adjoining sites.

� Request not supported – retain proposed height and FSR controls.

Officer’s Recommendation

• Request for change not supported.

• Proceed with proposed changes to zoning, height and FSR for No 26 Lancelot Street, Allawah as exhibited in the Planning Proposal


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Appendix 13

Precinct Analysis

BEVERLEY PARK

Beverley Park Precinct – Beverley ParkLand zoned B1 – Neighbourhood Centre

� No change to existing B1 – Neighbourhood Centre zone

� Increase FSR to 2:1 and height to 15m


11

Beverley Park Precinct – Rocky Point RoadProposed Rezoning

� Rezone Nos 113 – 145 Rocky Point Road and Nos 107-109 Jubilee Avenue, Beverley

Park from R2 – Low Density Residential to R3 – Medium Density Residential and

increase height and FSR requirements



12

Beverley Park Precinct – Rocky Point RoadProposed Rezoning


13


14

Beverley Park PrecinctSubmission Overview

Beverley Park Precinct


1. Proposed height - excessive and should be reduced.

2. Amenity - transition between proposed R3 – Medium Density

Residential zone and existing R2 – Low Density Residential zone.


- Increased traffic along Rocky Point Road.

- Reduction in on-street parking.

4. Streetscape and character – 5 storey buildings not consistent

with existing character.


15

Beverley Park Precinct - Requests

107 Jubilee Avenue, Beverley Park

� Property is within the precinct proposed to be rezoned

to R3.

� Request by owner to require amalgamation patterns to

ensure that no sites are left in isolation.

� This issue will be addressed as part of the development

of the detailed design controls for the Precinct (DCP).

Recommendation

Consider requirements for amalgamation as part of the

preparation of DCP controls for the Beverley Park Precinct

(Rocky Point Road).


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Appendix 13Precinct Analysis

BLAKEHURST

Blakehurst Precinct - Blakehurst CentreProposed Rezoning

� Rezone Nos 308-316 Princes Highway, Carss Park from R2 – Low Density Residential to R3 – Medium Density Residential and increase height and FSR requirements.

� Rezone Nos 340 Princes Highway and No 2 Miowera Street, Carss Park from R2 –Low Density Residential to R3 – Medium Density Residential and increase height and FSR requirements.



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Blakehurst Precinct - Blakehurst CentreIssues/Discussion

� Majority of the sites are already developed for multi-dwelling housing.

� Large portion of the Block is in the ownership on Land & Housing Corporation.

� Bunyala Street residents concerned with impact of development on the rear of properties.

� Detailed design controls can be developed to address transition to properties at the rear (fronting Bunyala Street).

� Appropriate height and setback controls to the rear of sites to minimise overlooking and privacy concerns by residents in Bunyala Street.

Recommendation – Blakehurst Centre

� Proceed with proposed changes to zoning, height and FSR for the Blakehurst Centre as exhibited in the Planning Proposal.

� Consider requirements for height and setback for the rear portion of properties to limit the impact on the rear yards of properties in Bunyala Street as part of the preparation of the DCP controls for the Blakehurst Precinct.


20


� Rezone Nos 36-40 Bunyala Street, Nos 390 – 394A Princes Highway and Nos 4-12A

Torrens Street, Blakehurst from R2 – Low Density Residential to R3 – Medium

Density Residential and increase height and FSR requirements



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22



23

� Concern that the proposed rezoning and heights along Princes Highway will create detrimental amenity impacts to neighbouring properties along Torrens Street.

� Ensuring an appropriate transition between development backing onto properties in Brockwell Place (R2 – Low Density Residential).

� Detailed design controls should identify activation along Carss Park/Todd Park frontages.

� Request has been made for No 36 Bunyala Street (motel site) for greater height and FSR.

Recommendation - Blakehurst Centre


� Consider requirements for height and setback for the properties abutting the rear of properties on Brockwell Place as part of the preparation of the DCP controls for the Blakehurst Precinct.

� Develop detailed design controls to ensure that the interface between new development and Carss/Todd Park provides activation and surveillance.


� Rezone Nos 9-13 Phillip Street and Nos 969 – 973 King Georges Road, Blakehurst

from R2 – Low Density Residential to R3 – Medium Density Residential and

increase height and FSR requirements.



24



25


� Rezone No 979 King Georges Road, Nos 591- 629 Princes Highway and Nos 637 –659 Princes Highway, Blakehurst from B1 – Neighbourhood Centre to B2 – Local Centre and increase height and FSR requirements.



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27


� Rezone Nos 2-8 Stuart Street, Nos 2-4 Vaughan Street and Nos 2-8 James Street, Blakehurstfrom R2 – Low Density Residential to R3 – Medium Density Residential and increase height and FSR requirements.

� Rezone Nos 1-5 James Street, Nos 6-16 Vaughan Street and Nos 1-7 Water Street, Blakehurstfrom R2 – Low Density Residential to R3 – Medium Density Residential and increase height and FSR requirements.



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� Impact of development in the proposed R3 zone to the adjoining R2 fronting Philip and Stuart Streets.

� Physical separation (creation of lane) vs controls to step the building down adjacent to transition areas.

� Concern by residents that Vaughan and Water Streets are too narrow for the proposed scale of development.

� Detailed design controls can be developed to address the transition of development on the block bounded by Stuart Street, King Georges Road and Philip Street to ensure that new development is appropriately setback from existing R2 zone.

� Identify options for consideration by Council with respect to the road network during the preparation of the detailed design controls including the creation of a laneway to create a physical separation between the R3/B2 and R2 zone between Philip Street and Stuart Street.

� Consider requirements for site amalgamation as part of the preparation of DCP controls to ensure no sites are isolated and vehicular access can be achieved via side streets.

Recommendation – Blakehurst Centre


� Consider requirements for height and setback to provide an appropriate transition to the R2 zone for the block bounded by Philip Street, King Georges Road and Stuart Street as part of the preparation of the DCP controls for the Blakehurst Precinct.

� Consider requirements for site amalgamation as part of the preparation of DCP controls to ensure no sites are isolated and vehicular access can be achieved via side streets.


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Blakehurst Precinct

Submission Overview

Blakehurst Precinct - Blakehurst Centre

KOGARAHKOGARAHKOGARAHKOGARAH CITY COUNCIL



- Princes Highway congested.

- Vaughan & Water Street too narrow.

- Increased noise pollution from additional traffic.

- No traffic study undertaken.

2. Inappropriate heights and resulting amenity issues:

- Impact on neighbouring properties in Bunyala and Torrens St.

- 21m for Blakehurst Centre is excessive.

- Inappropriate transition between R2 zones.

3. No provision for additional open space.

4. Streetscape and character:

- Units along Princes Highway will be out of character.

- Adverse impact on properties in Bunyala Street.

a better lifestyle

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Blakehurst Precinct – Blakehurst Centre

Requests

36 Bunyala Street, Blakehurst

� Currently motel site – single storey building.

� Request to increase height & FSR from 15m to 21m and 1.5:1 to 2:1.

� Due to its location it is considered that the site may be able to accommodate an increased scale without impacting on adjoining properties.

� Requested changes would necessitate re-exhibition of the PP.

� Undertake further investigation of the request as part of future PP or alternatively advise applicant to submit a PP for the site for Council’s consideration.

Recommendation

� Proceed with proposed changes to zoning, height and FSR as exhibited for No 36 Bunyala Street, Blakehurst.

� Undertake further investigation of the request as part of a future PP or advise the applicant to lodge a Planning Proposal for Council’s consideration.


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Requests

416-422 Princes Highway, Blakehurst

� Request by owners to rezone sites from R2 to R3 with a FSR of 1.5:1.

� No height specified as part of the request.

� This precinct was not identified as suitable for rezoning due to the configuration of the blocks and its location along the Highway (on the bend).

� May be opportunity for these sites to develop under the proposed Seniors Living provision.

� Consideration of such a change would necessitate re-exhibition of PP.

� No further investigation will be undertaken in respect to the request.

� Advise owners accordingly.

Recommendation

� Request for change not supported

� Proceed with proposed zoning, height and FSR for Nos 416 – 422 Princes Highway, Blakehurst as exhibited in the Planning Proposal.


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Requests

Nos 396-398, 402 and 410-422 Princes Highway, Blakehurst

� Request by owners to rezone sites from R2 to R3 with a FSR of 1.5:1.

� No height specified as part of the request.

� This precinct was not identified as suitable for rezoning due to the configuration of the blocks and its location along the Highway (on the bend).

� A number of the properties identified would be large enough to accommodate a dual occupancy development.

� May also be opportunity for these sites to develop under the proposed Seniors Living provision.


� No further investigation will be undertaken in respect to the request.


Recommendation

� Request for change not supported

� Proceed with proposed zoning, height and FSR for Nos 396-398, 402 and 410-422 Princes Highway, Blakehurst as exhibited in the Planning Proposal.


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Requests

703 Princes Highway, Blakehurst

� Request by owner to rezone site from R2 to R3 or R4.

� Request on the basis that 699 Princes Highway is being

redeveloped for townhouses (Schedule 1 site).

� The subject site is an isolated site – less than 1000m2.

� Site is large enough to accommodate a dual occupancy

development.

� No further investigation will be undertaken in respect to the

request.


Recommendation

� Request for change not supported.

� Proceed with proposed zoning, height and FSR for No 703

Princes Highway, Blakehurst as exhibited in the Planning

Proposal.


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Blakehurst Precinct – Blakehurst CentreRequests


37

� Request by owner of 31 Stuart Street, Blakehurst to

rezone sites on Phillip and Stuart Streets (between King

Georges Road and Joseph Street) from R2 Low Density

Residential to R3 Medium Density Residential.

� To allow unit development 5 – 7 storeys in height. No

specific FSR requested. It will have minimal impact to

existing properties with easy access to major roads.

� The requested area is identified for low density housing.

The existing commercial centre fronting King Georges

Road is proposed to be rezoned from B1 Neighbourhood

Centre to B2 Local Centre. Detailed development controls

will address issues relating to amenity and transition to

the low density housing.

� No further investigation required. Advise owner

accordingly.

Recommendation

� Request is not supported. No further investigation required. Advise owner accordingly.

Blakehurst Precinct - Blakehurst WaterfrontProposed Rezoning

� Rezone Nos 424-436, Nos 448-454, Nos 468-474, Nos 723 – 741 Princes

Highway, Blakehurst from E4 – Environmental Living to R3 – Medium Density

Residential and increase height and FSR requirements.



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Blakehurst Precinct - Blakehurst WaterfrontProposed Rezoning


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Blakehurst Precinct – Blakehurst WaterfrontSubmission Overview

Blakehurst Precinct - Blakehurst Waterfront



- Princes Highway is already congested.

- Extra pressure on the loop road (under Tom Ugly’s).

- Increased noise pollution from traffic.

- No traffic study prepared.

2. Inappropriate heights and resulting amenity issues:

- 21m is excessive and out of scale with Seabreeze Apartments.

- Redevelopment would remove existing restaurants - the strip should have restaurants/cafes.

- Proposed public access way is not sufficient public benefit for the proposed heights and density.

3. No additional open space:

- Loss of trees and vegetation.

4. Lack of infrastructure and public transport:

- Sites not accessible by public transport.

- Capacity of existing infrastructure is not adequate.


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Blakehurst Precinct - Blakehurst Waterfront -Discussion

� Requests have been made by owners within the Precinct seeking:- additional height and density.

- reduction of the foreshore building line (FBL).

- amalgamation requirements to ensure no sites are left in isolation.

� Provision of a requirement for the dedication of land to create a foreshore access.

� Consideration for active uses on the ground floor of developments to provide uses such as cafes, restaurants. This could be achieved by identifying the properties in Schedule 1 and including the following additional use for this Precinct: restaurant or café.

� Advice would need to be sought from the Department of Planning as to whether this was considered to be a minor amendment. If it is a minor amendment, it is recommended that the PP be amended to reflect the change.

� Alternatively, a separate PP can be prepared to include the uses.

Recommendation

� Proceed with proposed changes to zoning, height and FSR for the Blakehurst Precinct (Blakehurst Waterfront) as exhibited in the Planning Proposal.

� Amend the Planning Proposal to include “restaurant or café” uses for the properties within the Blakehurst Precinct (Blakehurst Waterfront) and a specific provision relating to the creation of foreshore public access.


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Blakehurst Precinct - Blakehurst Waterfront -

Requests

430 - 432 Princes Highway, Blakehurst

� Request by owners to increase height and FSR from 21m to 33m and 2:1 to 3:1.

� Submission also references Nos 424 – 436 (whole block).

� No specific justification for increased heights and FSR.


� It is recommended that further investigation be undertaken with respect to amalgamation requirements, to ensure that no sites are isolated.

Recommendation

� Proceed with proposed changes to zoning, height and FSR for Nos 430 – 432 Princes Highway, Blakehurst as exhibited in the Planning Proposal

� Consider requirements for site amalgamation as part of the preparation of DCP controls to ensure no sites are isolated.

� Undertake further investigation of the request as part of a future Planning Proposal or advise the applicant to lodge a Planning Proposal for Council’s consideration.


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Blakehurst Precinct - Blakehurst Waterfront -Requests


� Concern that redevelopment of adjoining sites will

result in site isolation.

� Requests that provisions be included to require

amalgamation of sites.

� It is recommended that further investigation be

undertaken with respect to amalgamation

requirements, to ensure that no sites are isolated.

Recommendation

� Consider requirements for site amalgamation as

part of the preparation of DCP controls to ensure

no sites are isolated.


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Blakehurst Precinct - Blakehurst Waterfront -Requests


� Request to increase FSR from 2:1 to 3:1 and reduce Foreshore Building Line (FBL) from 12m to 3m via VPA.

� Public benefit would be dedication of 3m wide strip to provide public foreshore access.

� Reduction of the FBL will allow for excavation of a basement car park.

� The PP identified the intention of the creation of public foreshore access within the exhibited height and FSR.

� Recommended that further investigation of the increase in height, FSR and FBL be undertaken as part of future PP.

� Further investigation - amalgamation requirements and consideration of FBL.

Recommendation

� Proceed with proposed changes to zoning, height and FSR for No 474 Princes Highway, Blakehurst as exhibited in the Planning Proposal.

� Consider requirements for site amalgamation as part of the preparation of DCP controls to ensure no sites are isolated.

� Undertake further investigation of the request for the review of the height, FSR and FBL as part of a future PP or advise the applicant to lodge a Planning Proposal for Council’s consideration.


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Blakehurst Precinct - Terry StreetProposed Rezoning

� Rezone No 32 Terry Street, No 2A Faye Avenue, Nos 2 – 10 Heath Road and Nos 14

– 20 Terry Street,Blakehurst from R3 – Medium Density Residential to R2 – Low

Density Residential and include height and FSR requirements.

� Include FSR of 0.55:1 and height of 9m.

� Rezone No 513 Princes Highway, Blakehurst from R2 – Low Density Residential to

R3 – Medium Density Residential and increase height and FSR requirements.



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Blakehurst Precinct - Terry StreetProposed Rezoning


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Blakehurst Precinct - Terry StreetSubmission Overview


1. Traffic and parking.

2. Proposed height of the motel site is excessive.

3. Lack of infrastructure and public transport – site is not accessible by public transport.

The majority of submissions relate to the rezoning and increase of height and FSR of the motel site on the corner of Princes Highway and Woniora Road.

Recommendation

� Proceed with proposed changes to zoning, height and FSR for the Blakehurst Precinct (Terry Street) as exhibited in the Planning Proposal.


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Blakehurst Precinct - Terry Street

Blakehurst Precinct - Terry Street Requests

11 - 13 Heath Road, Blakehurst

� Request by owners to rezone sites from R2 to R3 and increase

height and FSR from 8.5m to 9m and 0.55:1 to 0.7:1 to permit

townhouse development.

� Consistent with adjoining villa developments.

� Close to the IN2 Light Industrial zone.

� Sites could be redeveloped for dual occupancy.

� Considered to be a valid request in the context of the

streetscape.

� Consideration of such a change would necessitate re-

exhibition of PP.

� Undertake further investigation of the request as part of

future PP.

Recommendation

� Proceed with proposed zoning, height and FSR for Nos 11-13

Heath Road, Blakehurst as exhibited in the Planning

Proposal.

� Undertake further investigation of the request as part of a

future Planning Proposal or advise applicant to lodge a

Planning Proposal for Council’s consideration.


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Blakehurst Precinct - Terry Street

Requests243 West Street, Blakehurst

� Owners object to the removal of the property from Schedule 1.

� Currently, under Schedule 1, multi-dwelling housing is

permitted.

� Review of Schedule 1 has taken into consideration constraints

affecting identified properties.

� The property is identified as flood liable in the Kogarah Bay

Creek Flood and Overland Flows Risk Management Study and

Plan.

� The property is affected by mainstream flooding with a large

percentage of the site classified as high hazard in the 1 in 100

year ARI event.

� Since the exhibition of the Planning Proposal a development

application has been submitted and determined in accordance

with the current provisions. The application adequately

addressed the flooding issues.

� Request to retain No. 243 West Street, Blakehurst in Schedule 1

is supported.


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Appendix 13Precinct Analysis

CARLTON

Carlton Precinct - Andover StreetProposed Rezoning

� Rezone Nos 27 – 43 Andover Street, Carlton from R2- Low Density Residential to

R3 – Medium Density Residential and increase height and FSR requirements.



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Carlton Precinct - Andover StreetProposed Rezoning


54

Carlton Precinct - Andover StreetLand zoned B1 – Neighbourhood Centre

� No change to existing B1 – Neighbourhood Centre zone



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Carlton Precinct - Andover StreetSubmission Overview

� A number of submissions supported the proposed changes in the Andover Street Precinct.


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Carlton Precinct - Andover Street

Submission Summary – Top Issues


- Additional traffic on local streets.


- Sites are not large enough to accommodate development.

- Transition between the R2 zone.

3. Adverse amenity impacts.

Recommendation

Proceed with proposed changes to zoning, height and FSR for the Carlton Precinct (Allawah Precinct) as exhibited in the Planning Proposal.


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Carlton Precinct - Enterprise Corridor

Proposed Rezoning� Rezone Nos 71-73 Jubilee Avenue, No 251 Princes Highway, Nos 261-273

Princes Highway, No 1 Wheeler Street, Nos 275-277 Princes Highway, No 2 Wheeler Street and No 36 O’Meara Street, Nos 285-295 Princes Highway, Nos 31-33 O’Meara Street, and Nos 32-34 Westbourne Street, Carlton from R2-Low Density Residential to B6 – Enterprise Corridor and increase height and FSR requirements.

� Rezone No 297 Princes Highway, Carlton from B1 – Neighbourhood Centre to B6 – Enterprise Corridor and increase height and FSR requirements.



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Proposed Rezoning


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Carlton Precinct - Enterprise CorridorSubmission Overview


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Carlton Precinct - Enterprise Corridor Submission Summary - Top Issues

1. Traffic and Parking:

- Increased traffic congestion along the Princes Highway.

- Lack of availability of on-street parking.

- Number of cars and traffic volumes on side streets will significantly increase.

- No traffic study has been prepared.

- Traffic during construction will negatively affect residents.

- Greater delays at intersections.

- Ingress and egress associated with bulky goods.

2. Lack of access to public transport:

- Inadequate public transport.

3. Proposed height excessive:

- A 21m height limit is excessive.

- Inappropriate transition to R2 at the rear.

- Adverse amenity (overlooking/privacy) to dwellings at the rear of properties.


- Proposed heights and density out of context for the area.

5. Increases in air pollution and traffic noise.


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Carlton Precinct - Enterprise Corridor Discussion

Aim of the B6 zone

� Intent of the precinct is to promote bulky goods retailing/commercial uses along the Prince Highway.

� Limit general retailing to maintain the economic strength of the Centres.

� Enhance the visual appearance of the Princes Highway corridor – currently a mix of uses.

Issues

� Significant number of submissions objected to the additional high density residential development along the Highway.

� Concern with respect to the impact of buildings on the low density residential to the rear (transition).

� Permitting residential development may undermine the objectives of the zone by placing pressure on the development standards related to bulky goods floorspacerequirements.

� Submissions were received during exhibition asking for greater residential component.


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Discussion

� PP identified shop top housing and hotel or motel accommodation as permitted with consent.

� Draft clause restricted residential – no more than 65% of the gross floor area to be used as shop top housing.

� Sites are currently zoned R2 and many of them contain existing uses.

� Intent of the B6 zone is to formalise those existing uses and to retain the strip for similar uses (bulky goods, furniture sales etc).

� Preliminary findings of the work being undertaken by HillPDA (for the South Subregional Plan) is that there is currently a demand for bulky goods sites in the South Subregion.

� Development of DCP controls can address issues regarding site amalgamation, vehicular access points, building separation and privacy/overshadowing impacts in the transition zone.

Recommendation

� Proceed with proposed changes to zoning, height and FSR for the Carlton Precinct (Enterprise Corridor) as exhibited in the Planning Proposal.


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Carlton Precinct - Enterprise CorridorRequests

65 & 65A Westbourne Street, Carlton

� Request by owner to rezone sites from R2 to B6, consistent with adjoining zone.

� Concern that development fronting the highway will adversely impact on their property, which is zoned R2.

� Owners consider that incorporation of the block will provide for a bigger block fronting the highway and a better design outcome.

� Adjoining site fronting the highway is in one ownership and is large enough to be redeveloped without consolidating adjoining blocks (approximately 2900m2).

� Consideration needs to be given to ensure an appropriate setback is achieved to provide separation to the low density residential.



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65 & 65A Westbourne Street, Carlton continued

� Rezoning to B6 is not supported at this time.

� Relevant sites adjoining the proposed B6 zone were

identified and incorporated to ensure an appropriate

depth of site is available to facilitate an appropriate

transition in bulk and scale to the adjoining R2 zone.

Recommendation


� Proceed with proposed zoning, height and FSR for

No 65 & 65A Westbourne Street, Carlton as

exhibited in the Planning Proposal.


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267 – 271 Princes Highway, Carlton

� Request by owner to increase the percentage of allowable residential development on the site.

� Commercial development is not considered feasible.

� Residential in the B6 zone is limited to 65% of the total area - request is to increase to 80% of the total area.

� Additional residential in the B6 zone is not supported as it is contrary to the intent of the zone which is to promote businesses and encourage bulky goods.


� No further investigation will be undertaken in respect to the request at this time.


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Recommendation


� Proceed with proposed changes to zoning, height, FSR and B6 Enterprise Corridor provisions

limiting residential development to 65% of the total floor area for Nos 267-271 Princes

Highway, Carlton, as exhibited in the Planning Proposal.


251 Princes Highway, Carlton and 71 – 73 Jubilee Avenue, Carlton

� Request to increase the height from 21m to 23-26m (7-8 storeys) and FSR from 2:1 to 3:1.

� Request to allow 2.7:1 for residential floor space and 0.3:1 commercial floor space. The commercial floor space can be achieved as a bonus.

� The requested changes provide for development that is viable and allow the provision of:

- A rear lane dedicated to Council.

- Parking access and service docks.

- Residential lobby and access.

- Deep soil planting to street frontage.

- Communal open space.

� Additional residential in the B6 zone is not supported as it is contrary to the intent of the zone which is to promote businesses and encourage bulky goods.


� No further investigation will be undertaken in respect to the request at this time.


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251 Princes Highway, Carlton and 71 – 73 Jubilee Avenue, Carlton continued

Recommendation


� Proceed with proposed changes to zoning, height, FSR and B6 Enterprise Corridor provisions limiting residential development to 65% of the total floor area for Nos 251 Princes Highway & 71-73 Jubilee Avenue, Carlton as exhibited in the Planning Proposal.


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Requests

Request for: 31 & 33 O’Meara Street , 32 & 34 Westbourne

Street & 287 -293 Princes Highway, Carlton (petition not

signed by all properties)

� Request that the commercial component of the block

bounded by O’Meara Street, Princes Highway and

Westbourne Street in the B6 zone be reduced to allow

more residential floor space.

� Request to also increase the FSR from 2:1 to 2.5:1 to

ensure an economically viable development for

residents and developers.

� Additional residential in the B6 zone is not supported

as it is contrary to the intent of the zone which is to

promote businesses and encourage bulky goods.

� Preliminary findings of the work being undertaken by

HillPDA (for the South Subregional Plan) is that there is

currently a demand for bulky goods sites in the South

Subregion.

� No further investigation will be undertaken in respect

to the request at this time.


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Carlton Precinct - Enterprise Corridor Requests

Request for: 31 & 33 O’Meara Street , 32 & 34 Westbourne

Street & 287 -293 Princes Highway, Carlton (petition not

signed by all properties)

Recommendation


� Proceed with proposed changes to zoning, height, FSR

and B6 Enterprise Corridor provisions limiting

residential development to 65% of the total floor area

for Nos 31 - 33 O’Meara Street, 32 & 34 Westbourne

Street & 287-293 Princes Highway, Carlton as



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Carlton Precinct - Enterprise Corridor Requests

124 Princes Highway, Beverley Park (St George Leagues Club)

� Request by AE Design Partnership on behalf of the owners of St

George Leagues Club objecting to the inclusion of FSR controls

for the site.

� Request that FSR be deferred.

� Justification - Risk that adopting an FSR of 0.55:1 could

preclude the club from expanding operations.

� The St George Leagues Club enjoys existing use rights and it is

likely that any future redevelopment of the site would be

considered as a separate Planning Proposal.

� The proposed FSR and height controls would not preclude any

alterations or additions to the existing club building.

� No further investigation will be undertaken in respect to the

request at this time.


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Recommendation

� Proceed with proposed zoning, height and FSR for No 124 Princes Highway, Beverley Park as


� Undertake further investigation of the request as part of a future Planning Proposal or advise

the applicant to lodge a Planning Proposal for Council’s consideration.

APPENDIX 13 PRECICNT ANALYSIS - Georges River Council...Appendix 13 Precinct Analysis BLAKEHURST...

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