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RECEIVED AT cOUNTER

RE: LETTER OF OFFER TO ENTER INTO A VOLUNTARY PLANNING AGREEMENT

- PLANNING PROPOSALAT 138.142 CRONULLA STREET, CRONULLA

This letter constitutes a formal offer from Munro Operations Trust Pty Ltd to Council toenter into a Voluntary Planning Agreement (VPA) under Section 7.7 of the EnvironmentalPlanning and Assessment Act 1979 for the site at 138-142 Cronulla Street, Cronulla in

support of a Planning Proposal (PP).

l.DEVELOPMENT OVERVIEW

The PP seeks to amend the applicable development controls that apply to the subjectsite at 138-142 Cronulla Street, Cronulla. The site is legally described as Lot 1 - 4, DP18461.

The proposed amendments to the Sutherland Shire Local Environmental Plan 2015include:

.lnclude a site-specific amendment to Part 6 Local Provisions to provide incentiveheight and FSR for the development of a hotel;

'Amend the Floor Space Ratio control as it applies to part of the site from 2:1 to3.75:1;.Amend the maximum Height of Building control as it applies to part of the site from25 metres to 50 metres.

Further information is provided in the accompanying PP documentation submitted toCouncil.

Mrs Manjeet GrewalChief Executive OfficerSutherland Shire CouncilLocked Bag 17SUTHERLAND NSW 1499

Dear Ms Grewal

Sammut DevelopmentsPh: 02 9542 7366www. sammutdevelopments.com. au

6/70 Cronulla St, Cronulla2230PO Box 1446 Cronulla2230

info@sammutd evelopments.com.au

l-l.i;l ir r

l.VOLUNTARY PLANNING AGREEMENT OFFER

This VPA includes

l.The provision of public toilets, as follows:-minimum site area of 15m2;-directly accessible from Beach ParkAvenue, Cronulla;-development of a plan of management to resolve responsibility for on-goingmaintenance and operation.

I.SECTION 7.1117.12 DEVELOPER CONTRIBUTIONS

The development of the site would be subject to the provisions of the Sutherland Sectlon7.11 Development Contribution Plan 2016 (Section 7.11 Plan) and the SutherlandSecfion 7.12 Development Contribution Plan 2076 (Section 7 .12 Plan).

The Section 7.11 Plan calls for the monetary contribution towards the provision ofidentified local infrastructure, whereas the Section 7.12 Plan calls for contributiontowards local infrastructure generally. The Section 7.11 Plan also makes provision forCouncil to require development contributions, as monetary contributions for the deliveryof material public benefits and undertaking of works in kind in part or full satisfaction ofthe contribution obligation that would arise in relation to development proposal.

This VPA offer does not affect the application of the Section 7.1117.12 PIan to a futureDevelopment Application for the site.

I. CONCLUSION

This VPA offer is submitted to Council for your consideration as part of a PP for theproposed amendments to the Sutherland LEP 2015 as it applies lo 138-142 CronullaStreet, Cronulla.

We look forward to progressing discussions on this offer which we consider will providepublic benefit for the existing future community at Cronulla

Yours

Allen Sam

On Behalf Trusl

lopments

Ph: 02 9542 7366

www. sammutdevelopments.com.au

6/70 Cronulla St, Cronulla2230PO Box 1446 CronullaZ23}

[email protected]

unro

Sammut DevelopmentsPh:02 95427366www.sammutdevelopments.com.au

6/70 Cronulla St, Cronulla2230PO Box 1446 Cronulla2230

[email protected]

138-142 Cronulla Street, Cronulla

Submitted to Sutherland Shire Council

On behalf of Munro Operations Trust Pty Ltd

November 2019

Planning Proposal

Planning Proposal PARC

138-142 Cronulla Street, Cronulla Project No: 19-113

November 2019

City Plan Strategy & Development P/L

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REPORT REVISION HISTORY

Revision Date Issued Revision Description

01 11/10/2019 Draft for client review

Prepared by Verified by

Jonathan Tolentino

Project Planner

Juliet Grant

Executive Director

02 16/10/2019 Final


Jonathan Tolentino

Project Planner

Juliet Grant

Executive Director

03 11/11/2019 Request for additional information


Jonathan Tolentino

Project Planner

Juliet Grant

Executive Director

Disclaimer

This report has been prepared by City Plan Strategy & Development P/L with input from a number of other expert consultants (if

relevant). To the best of our knowledge, the information contained herein is neither false nor misleading and the contents are

based on information and facts that were correct at the time of writing. City Plan Strategy & Development P/L accepts no

responsibility or liability for any errors, omissions or resultant consequences including any loss or damage arising from rel iance

in information in this publication.

Copyright © City Plan Strategy & Development P/L

ABN 58 133 501 774

All Rights Reserved. No material may be reproduced without prior permission.



November 2019


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TABLE OF CONTENTS

1. Executive Summary .................................................................................................................. 6

Introduction ......................................................................................................................... 7

Consultation with Sutherland Shire Council ......................................................................... 7

2. The Site...................................................................................................................................... 8

Location and description...................................................................................................... 8

Current LEP Controls ........................................................................................................ 11

Existing Development ........................................................................................................ 12

Adjacent and surrounding development ............................................................................. 13

3. Indicative Design Concept ...................................................................................................... 14

Design Principles .............................................................................................................. 14

Design Chronology ............................................................................................................ 14

Design Concept................................................................................................................. 14

4. Objectives and intended outcomes........................................................................................ 18

Objectives of the Planning Proposal .................................................................................. 18

5. Explanation of the provisions ................................................................................................ 19

6. Justification ............................................................................................................................. 20

Need for a Planning Proposal ............................................................................................ 20

6.1.1. Is the PP a result of an endorsed local strategic planning statement, strategic study or report? .................................................................................................................... 20

6.1.2. Is the Planning Proposal the best means of achieving the objectives or intended outcomes, or is there a better way? ......................................................................... 20

Relationship to Strategic Planning Framework ................................................................... 20

6.2.1. Will the PP give effect to the objectives and actions of the applicable regional, or district plan or strategy (including any exhibited draft plans or strategies)? .......................... 20

6.2.2. Will the PP give effect to a Council's endorsed local strategic planning statement, or another endorsed local strategic or strategic plan? .................................................. 24

6.2.3. Is the planning proposal consistent with applicable state environmental planning policies? .................................................................................................................. 29

6.2.4. Is the planning proposal consistent with the applicable Ministerial directions (s.9.1 directions)? ............................................................................................................. 30

Environmental, Social and Economic Impact ..................................................................... 33

6.3.1. Is there any likelihood that critical habitat or threatened species, populations or ecological communities, or their habitats will be adversely affected as a result of the proposal? ................................................................................................................ 33

6.3.2. Are there any other likely environmental effects as a result of the planning proposal and how are they proposed to be managed? .................................................................. 33

6.3.3. Has the planning proposal adequately addressed any social and economic effects? 40

State and Commonwealth Interests ................................................................................... 41



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6.4.1. Is there adequate public infrastructure for the planning proposal? ............................ 41

6.4.2. What are the views of State and Commonwealth public authorities consulted in accordance with the Gateway determination? .......................................................... 42

7. Mapping ................................................................................................................................... 43

8. Community Consultation ........................................................................................................ 45

9. Project Timeline ...................................................................................................................... 46

10. Conclusion .............................................................................................................................. 47

Appendix 1 Indicative Concept Plans ............................................................................................... 48

Appendix 2 Traffic Impact Assessment ............................................................................................. 49

Appendix 3 Economic Impact Assessment ....................................................................................... 50

Appendix 4 Urban Design Report ..................................................................................................... 51

Appendix 5 Heritage Impact Assessment ......................................................................................... 52

Appendix 6 Geotechnical Report ...................................................................................................... 53

Appendix 7 Letter of Support from Chamber of Commerce ............................................................... 54

Appendix 8 Survey Plan ................................................................................................................... 55

Appendix 9 Hotel Feasibilty Report................................................................................................... 56

Appendix 10 Acoustical Design Statement ....................................................................................... 57

Appendix 11 Preliminary Site Investigation ....................................................................................... 58

FIGURES

Figure 1 Proximity of Cronulla to Sydney CBD.................................................................................... 8

Figure 2 Aerial of subject site within Commercially zoned land in Cronulla .......................................... 9

Figure 3 Aerial view ......................................................................................................................... 10

Figure 4: Land Zoning Map .............................................................................................................. 11

Figure 5: Height of Building Map ...................................................................................................... 11

Figure 6: Land Zoning Map .............................................................................................................. 11

Figure 7: Heritage Conservation Area Map ....................................................................................... 11

Figure 8: Subject site – south east corner from Gerrale Street .......................................................... 12

Figure 9: Subject site – south west corner from Cronulla Street ........................................................ 12

Figure 10: View down Beach Park Road from the subject site .......................................................... 12

Figure 11: View of Monro Park from subject site ............................................................................... 12

Figure 12: View to Cronulla Station from subject site ........................................................................ 12

Figure 13: View looking towards subject site from centre of Munro Park ........................................... 12

Figure 14: View looking towards subject site from corner of Munro Park ........................................... 13

Figure 15: View of Monro Park from subject site at ground level ....................................................... 13

Figure 16: Perspective View of proposed concept from Cronulla Street ............................................ 16

Figure 17: Perspective View of proposed concept from Monro Park.................................................. 16



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Figure 18: Perspective View of proposed concept from Cronulla Street facing east down Beach Park Avenue ............................................................................................................................................ 17

Figure 19: Overshadowing of proposed development in mid-winter .................................................. 34

Figure 20: Existing Height of Building Map, Sheet 008A (extract)......... Error! Bookmark not defined.

Figure 21: Proposed Floor Space Ratio Map, Sheet 008A (extract) ..... Error! Bookmark not defined.

Figure 22: Existing Beach Park Avenue (Opposite Monro Park) Map ................................................ 39

Figure 23: Proposed Beach Park Avenue (Opposite Monro Park) Map ............................................. 39

Figure 24: Extract of the public transport network surrounding the site .............................................. 41

Figure 25: Existing Floor Space Ratio Map, Sheet 008A (extract) ..................................................... 43

Figure 26: Proposed Floor Space Ratio Map, Sheet 008A (extract) .................................................. 43

Figure 27: Existing Height of Building Map, Sheet 008A (extract)...................................................... 44

Figure 28: Proposed Floor Space Ratio Map, Sheet 008A (extract) .................................................. 44

TABLES

Table 1: Lot Descriptions. ................................................................................................................. 10

Table 2: Proposed uses. .................................................................................................................. 15

Table 3: Proposed controls............................................................................................................... 19

Table 4: Consistency with Greater Sydney Region Plan and South District Plan. .............................. 21

Table 5: DPIE Assessment Criteria for assessing PP's. .................................................................... 24

Table 6: Consistency with draft LSPS. .............................................................................................. 25

Table 7: Consistency with state environmental policies (SEPPs). ..................................................... 29

Table 8: Consistency with Section 9.1 Ministerial Directions. ............................................................ 30

Table 9: DCP Parking Rates for the proposed development. ............................................................ 35

Table 10: Indicative project timeline.................................................................................................. 46

Planning Proposal

PARC 138-142 Cronulla Street, Cronulla

Project No: 19-113 November 2019

Page | 6

1. EXECUTIVE SUMMARY

This Planning Proposal (PP) has been prepared by City Plan Strategy & Development (City Plan) on behalf of Munro Operations Trust Pty Ltd (the "applicant") and is submitted to Sutherland Shire Council (Council) for assessment under Section 3.33 of the Environmental Planning and Assessment Act 1979 (EP&A Act).

The intent of the PP is to facilitate the delivery of a boutique hotel facility in the heart of Cronulla. The proposed outcome will be an entirely commercial development supporting a mix of strata offices, co-working spaces, hotel, accommodation and food and beverage offerings adjacent to Monro Park. There is no residential component proposed as part of the indicative development concept underpinning this PP.

The proposed amendment to the Sutherland Shire Local Environmental Plan 2015 (SSLEP 2015) is site specific and applies to a 1,424sqm site located directly across from the Cronulla Railway Station. The proposal applies to land legally described as Lot 1-4 DP 18461, known as 138-142 Cronulla Street, Cronulla (subject site).

Figure 3 illustrates the location of the four (4) lots comprising the subject site.

The need for this type of development has been identified in Sutherland Council's strategic planning framework, including the draft Local Strategic Planning Statement (2019) and Tourism Strategy within Council’s Economic Strategy (2018) and is supported by the Cronulla Chamber of Commerce (Appendix 8). The proposed built form arising from the PP has a three (3) storey podium containing food and beverage premises, commercial uses including short term co-working office space. Additional commercial premises and a hotel facility will be located above, within a slender tower.

The proposed arrangement of built form on the site is consistent with the pattern established under the existing SSLEP 2015 and Development Control Plan 2015 (DCP). The podium remains essentially the same and the taller element is retained in an enhanced form at the western end of the site. The proposed outcome will be achieved by amending the SSLEP 2015 as follows:

▪ Insert a new site-specific subclause in Part 6 Local Provisions to provide incentive height and FSR for the development of a hotel on the site;

▪ Increase the relevant Floor Space Ratio map in clause 4.4 from 2:1 to 3.75:1; and

▪ Increase the relevant Height of Building map in clause 4.3 from 25 metres to 50 metres for a portion of the site.

The proposal is consistent with the objectives of the strategic planning framework. It provides considerable economic benefits to Cronulla. Key factors addressed in this PP and the supporting documentation relate to:

▪ The appropriateness and context of the built form,

▪ Ground plane activation,

▪ Traffic generation, network capacity and parking arrangements,

▪ Minimising visual, acoustic and shadow impacts particularly in relation to the heritage listed Monro Park and Cronulla railway station,

▪ Significant employment growth in the Cronulla local centre including 201 additional (over existing) FTE jobs including 163 jobs during construction activity,

▪ High quality boutique accommodation within Cronulla, and

▪ Modern commercial office supply to support the role of the Cronulla local centre.

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Page | 7

Introduction

This report has been prepared by City Plan Strategy & Development (City Plan) on behalf of Monro Operations Trust Pty Ltd to support an amendment to the Sutherland Shire Local Environmental Plan (SSLEP) 2015 for a 1,471sqm site at 138-142 Cronulla Street, Cronulla (Lots 1-4 of DP 18461). The subject site is located within the Sutherland Shire Local Government Area (LGA) and is shown in Figure 2.

The PP seeks amendment of the Sutherland LEP to facilitate the development of a boutique hotel on the subject site. The subject site is identified as a ‘gateway’ location in the Sutherland DCP 2015 and is located between two (2) major pedestrian links, from the station to the beach and the mall. The proposed controls are generally consistent with the built form envisaged by Council and to meet both the NSW Government's and Council's strategic objectives for the locality.

The Planning Proposal is consistent with the requirements of Section 3.33 of the Environmental Planning and Assessment (EP&A) Act and in accordance with the Department of Planning and Environment's (DPE) A guide to preparing Planning Proposals, and A guide to preparing local environmental plans (2016).

Consultation with Sutherland Shire Council

The PP has been discussed with Sutherland Shire Council officers on multiple occasions over the last six (6) months, where Council officers indicated that the proposed development would be strategically consistent with the intention for the precinct and site.

On 29 August 2019, the PP was discussed with Mayor Carmelo Pesce, Council’s Director of Planning Peter Barber, and Council officers Mark Carlon, Mark Adamson and Peter Hazeldine.

Sutherland Shire Councillors were briefed on the PP on September 9, 2019 at which time they encouraged lodgement of this PP recognising it is consistent with the strategic tourism related vision for the Cronulla Town Centre.

The Chamber of Commerce was briefed on 2 October 2019 and has provided a letter of support for the PP (Appendix 8).

This PP was originally lodged with Sutherland Council on 17 October 2019 and a request for further information as issued on 23 October 2019. This version of the PP responds to Council's queries.

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2. THE SITE

Location and description

Figure 1 Proximity of Cronulla to Sydney CBD outlined in yellow (Source: Nearmap)

The site is located in the Cronulla Town Centre within the Sutherland Shire Local Government Area (LGA), approximately 20km south of the Sydney CBD. The site is within the 'South District’ of the 'Greater Sydney Region' as defined by the Greater Sydney Commission.

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Figure 2 Aerial of subject site (in yellow) within Commercially zoned land in Cronulla (in blue) (Source: Nearmap/CityPlan)

The subject site is located within the Cronulla 'Local Centre', directly across from the Cronulla Railway Station and on the main pedestrian thoroughfare towards Cronulla Beach. The site has excellent access to existing transport connections offering rail, bus and ferry options with a 30 minute drive to the Sydney Airport and less than an hour to the Sydney CBD.

The site consists of four (4) allotments under the same deposited plan as illustrated in Figure 3. The subject site has a total site area of 1,424sqm.

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Figure 3 Aerial view, subject site outlined in red and shaded yellow (Source: SixMaps)

Table 1: Lot Descriptions.

Lot Description Address Approximate Site Area

Lot 1 DP 18461 138 Cronulla Street 400sqm




Total Area 1,424sqm

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Page | 11

Current LEP Controls

The Sutherland Shire LEP 2015 has the following key development controls applicable to this site:

▪ Zoning - B3 Commercial Core

Figure 4: Land Zoning Map, site outlined in red (Source:

NSW Legislation)

▪ Building Height - 25 metres

Figure 5: Height of Building Map, site outlined in red (Source: NSW Legislation)

▪ Floor Space Ratio - 2:1

Figure 6: Land Zoning Map, site outlined in yellow (Source: NSW Legislation)

▪ Heritage Conservation Area

Figure 7: Heritage Conservation Area Map, site outlined in red (Source: NSW Legislation)

The following land uses are permissible with consent on the site:

Centre-based child care facilities; Commercial premises; Community facilities; Educational establishments; Entertainment facilities; Function centres; Hotel or motel accommodation; Information and education facilities; Medical centres; Oyster aquaculture; Passenger transport facilities; Recreation facilities (indoor); Registered clubs; Respite day care centres; Restricted premises; Roads; Tank-based aquaculture; Any other development not specified in item 2 or 4

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Existing Development

The subject site consists primarily of food and drinks premises and within single storey commercial tenancies fronting both Cronulla Street and Beach Park Avenue.

The photos in Figure 8-Figure 15 provide an illustrative overview of the existing development and its relationship with the surrounding area. Further details and additional photos of the site and surrounding locality are provided in the Urban Design Report prepared by Kennedy Associates (dated 15 October 2019) at Appendix 5.

Figure 8: Subject site – south east corner from Gerrale Street

Figure 9: Subject site – south west corner from Cronulla

Street

Figure 10: View down Beach Park Road from the subject site

Figure 11: View of Monro Park from subject site

Figure 12: View to Cronulla Station from subject site

Figure 13: View looking towards subject site from centre of Munro Park

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Page | 13

Figure 14: View looking towards subject site from corner of

Munro Park

Figure 15: View of Monro Park from subject site at ground level

Adjacent and surrounding development

The site is conveniently located in Cronulla in close proximity to transport, retail, leisure, educational, cultural and recreation services and amenities. There are several specialty eateries, cultural facilities such as the Cronulla Arts Theatre, live music venues approximately 100 metres from the site, and educational establishments in the area including the St Aloysius Catholic Primary School within 200 metres to the south-east of the site.

Adjoining the site to the north are retail tenancies within one and two storey buildings at the intersection of Cronulla Street and Croydon Street. To the east, at the intersection of Beach Park Avenue and Surf Lane are residential flat buildings ranging from two (2) to eight (8) storeys. Further south beyond Monro Park are a mixture of single detached dwellings and two (2) storey commercial buildings.

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3. INDICATIVE DESIGN CONCEPT

An indicative design concept demonstrating a potential development outcome for the site has been prepared by Innovate Architects (dated 15 October 2019) and is included at Appendix 3.

Design Principles

The principles and design rationale of the concept supporting the PP are detailed in the Urban Design Report prepared by Kennedy Associates (dated 15 October 2019) and included at Appendix 5.

1. Development Control Plan massing (podium and tower);

2. Corner and streetscape activation;

3. Separation of uses;

4. Gateway massing; and

5. Recessed services.

Design Chronology

The design has evolved over several stages in consultation with Council and specialist consultants, as follows:

▪ 1 – Prior to purchasing the site, investigations were undertaken to identify how parking provisions would be affected by the existing sewer tunnel beneath the site.

▪ 2 – Consideration was given to the acquisition of the site to the north (136 Cronulla Street). Initial explorations were undertaken for a Hotel option at this stage. Subsequent meetings with a Hotel consultant resulted in looking at an appropriate number of rooms and facilities to ensure an operator could be acquired.

▪ 3 – A desirable number of rooms and range of facilities was selected in consultation with a Hotel consultant. An initial iteration was presented to Council. It was agreed that the form and shape of the design needed to be redesigned to align with the provisions of the DCP, having a wider body and taller tower component.

▪ 4 – Negotiations with the landowner to the north to acquire this land had become unattainable and designs were refined to reflect a four (4) lot site.

▪ 5 – Further massing studies were undertaken and discussed in consultation with Council officers.

▪ 6 – Further refinement of massing was undertaken with Council officers and the Project team.

Design Concept

As Sydney's density increases, mixed use development related to transport infrastructure makes walking or public transport a healthier and more convenient option than driving. Desirability, ease of access and being central to the broader community creates an alternative work environment to the traditional car centric suburban context. By complementing the existing café and food context, the Concept will provide for and attract overnight visitors through hotel accommodation floorspace, currently catered for in Cronulla in a limited capacity.

The proposed hotel and commercial development approach provide a building form and layout that uses the site's unique location, to create a built form that is both consistent with the general massing identified in Council's DCP and within the future urban structure of the Cronulla centre. The site's location is identified as a gateway location in Council's DCP and as such a 'stand out' building is anticipated within this location.

The design philosophy has been to adopt a zero setback on the northern elevation to minimise overshadowing of Munro Park. The maximum opportunity to relocate the building off the boundary would be 1.5 metres due to functional floor plate layout which would create a narrow, wind tunnel and be an unusable, unsafe corridor between this building and any future development adjacent.

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Page | 15

The existing lot configuration means that the northern elevation of any future development of the subject site will be exposed and visible until such time as the adjoining site is redeveloped. The proposed change in height will make this elevation more prominent. In response to this, careful consideration has been given to the most architectural treatment of this elevation.

Sheet 24 of the Indicative Concept Plans (dated 8 November 2019) at Appendix 1 shows the architectural treatment of the northern elevation of the proposed development.

The amended design offers an appropriate massing and befitting façade treatment that responds to the surrounding context. It features a glazed corner on the proposed hotel levels (levels 8 - 13) above the future maximum height of the adjoining buildings to the north. The design also features a glazed recess allowing natural light into the common circulation space. This reduces visual bulk and addresses concerns relating to the most visually dominant portion of the building.

The proposed controls allow for a podium consisting of hospitality floorspace and co-working spaces beneath commercial office floorspace with a hotel within a slender tower towards the western portion of the site. The Gross Floor Area (GFA) of each use is described in Table 2.

Table 2: Proposed uses.

Built Form Level Sqm Use

Podium Ground Floor 834 Hospitality/Hotel

Level 1 822 Hospitality/Hotel

Level 2 638 Commercial/Co-working

Level 3 638 Commercial/Co-working

Tower Level 4 246 Commercial

Level 5 257 Commercial



Level 8 258 Hotel - 7 rooms





Rooftop 39 Rooftop pool, Bar, Communal Area

Total 5,280

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Page | 16

Figure 16: Perspective View of proposed concept from Cronulla Street

Figure 17: Perspective View of proposed concept from Monro Park

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Figure 18: Perspective View of proposed concept from Cronulla Street facing east down Beach Park Avenue

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4. OBJECTIVES AND INTENDED OUTCOMES

Objectives of the Planning Proposal

The objective of this PP is to facilitate the development of a mixed use development consisting of commercial floorspace and a hotel. The current building height and FSR standards applying to the subject site do not provide sufficient opportunity to feasibly develop the site to its potential.

The proposal seeks to facilitate a built form outcome that utilises the principles of Council’s DCP. This is achieved by locating the additional built form massing solely within the western portion of the site.

The objectives of this PP will be achieved by:

▪ Inserting a site-specific subclause in Part 6 Local Provisions of the Sutherland Shire LEP 2015;

▪ Amending the Sutherland Shire LEP 2015 Floor Space Ratio and Height of Buildings Maps;

▪ Linking development uplift to the delivery of a hotel development;

▪ Providing additional employment opportunities close to the Cronulla railway station;

▪ Providing improved urban design outcome throughout the Site and surrounding locality; and

▪ Activating the Site and public domain at street level through the provision of active ground floor uses and high-quality architectural design.

Planning Proposal



Page | 19

5. EXPLANATION OF THE PROVISIONS

This Planning Proposal seeks the following modifications to the SSLEP 2015:

Table 3: Proposed controls.

Current Proposed

Zone B3 Commercial Core No change

Building Height 25 metres 50 metres (in part) – 64.18 RL

Floor Space Ratio 2:1 3.75:1

It is proposed to implement these amendments via a 'Part 6 - Additional local provision' amendment. It is understood that Parliamentary Counsel will prepare formal wording of this clause. Notwithstanding, example wording is provided below.

6.23 138-142 Cronulla Street, Cronulla

(1) The objectives of this clause are as follows:

(a) to encourage commercial development adjacent to the Cronulla Railway Station and within walking distance of the Cronulla Local Centre and Cronulla Beach,

(b) to promote tourism for the Sutherland Shire and provide short-term accommodation near Cronulla Beach, and

(c) to be a catalyst for the revitalisation of the southern end of the Cronulla Local Centre.

(2) This clause applies to the land identified as “Area 13” on the Height of Buildings Map and the Floor Space Ratio Map.

(3) Despite any other provision of this Plan relating to the purposes for which development may be carried out, development consent may be granted for development for the purposes of a hotel facility on land to which this clause applies.

(4) Despite clause 4.3 (2), the height of a building on land to which this clause applies may exceed the maximum height shown for the land on the Height of Buildings Map by an additional 25 metres if the additional building height resultant from this clause is for the purposes of development containing a hotel and commercial premises.

(5) Despite clause 4.4 (2), the maximum floor space ratio for a building on land to which this clause applies may exceed the maximum floor space ratio shown for the land on the Floor Space Ratio Map by an additional 1.75:1 if the additional floor space resultant from this clause is for the purposes of development containing a hotel and commercial premises.

https://www.legislation.nsw.gov.au/#/view/EPI/2015/319/maps





Planning Proposal



Page | 20

6. JUSTIFICATION

Need for a Planning Proposal

6.1.1. Is the PP a result of an endorsed local strategic planning statement, strategic study or report?

Yes, this PP arises from Outcome 4: Increased size and value of tourism’s contribution to the Sutherland Shire Economy (Tourism Strategy) as identified within Council’s draft Economic Strategy, which is a key informing strategy under Council’s Integrated Planning and Reporting Framework. The Economic Strategy is directly aligned to Council’s Community Strategic Plan, which was adopted in 2018. This Strategy specifically identified the need for Council to:

OBJECTIVE

Increase the average tourism spend in the Sutherland Shire by 20% ($46 million) by 2030.

This is to be achieved through approaches that:

4.1 Support and incentivise investment to increase short stay visitor accommodation opportunities in Cronulla and surrounding areas.

The proponent undertook a hotel viability report which demonstrates the viability of the development with respect to international and domestic market trends for short-stay accommodation in NSW and Australia generally. The Hotel Report by Prime Square (dated 15 October 2019) is attached at Appendix 9.

Sutherland Shire Council has prepared a draft Local Strategic Planning Statement (LSPS, 2019) to provide the strategic planning framework to guide future development decisions. Consistency with the Sutherland Shire draft LSPS is demonstrated in Table 6.

6.1.2. Is the Planning Proposal the best means of achieving the objectives or intended outcomes, or is there a better way?

Yes, a PP is the only mechanism to amend the height and FSR controls on the site. A hotel use is currently permissible on the site; however the controls provide insufficient GFA to feasibly deliver this outcome.

Relationship to Strategic Planning Framework

6.2.1. Will the PP give effect to the objectives and actions of the applicable regional, or district plan or strategy (including any exhibited draft plans or strategies)?

This PP directly supports and implements the priorities for Cronulla identified in "A Metropolis of Three Cities, The Greater Sydney Region Plan" (Region Plan) and the "South District Plan" (District Plan) by supporting the development of targeted industry growth sectors such as tourism within the local government area (LGA). The PP will facilitate short-stay accommodation (hotels) that the LSPS has identified as lacking within the Shire and will also contribute to the supply of employment space in close proximity to major public transport infrastructure.

Cronulla is defined as a 'Local Centre' under the South District Plan which has a baseline target of 241,500 jobs by 2036 which represents 10% of the Greater Sydney Region total of 2,439,800 jobs by 2036.

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Page | 21

This PP is capable of assisting the centre in meeting its expected increase in employment by providing a total of approximately 5,238 sqm of employment floorspace. This represents a net increase of 4,203 sqm when compared to the existing uses on the site currently (approximately 1,035 sqm).

The Region Plan outlines strategies to support industry sectors. To support these strategies, Objective 24 of the Region Plan emphasises the need to work with internationally competitive trade sectors by considering the barriers to growth. This Planning Priority reinforces the need to plan for tourism and visitation. Planning Priority S11 of the District Plan seeks to support the growth of targeted industry sectors.

Cronulla Beach is recognised under the relevant strategic plans to be a significant tourism generator for the LGA and necessary tourist infrastructure such as hotels are currently limited. The PP therefore demonstrates significant strategic merit as it is recognised under the Region Plan, District Plan and LSPS.

Consistency with the Greater Sydney Region Plan’s planning priorities, objectives and actions is demonstrated in Table 4.

Table 4: Consistency with Greater Sydney Region Plan and South District Plan.

Planning Priority

GSRP Objective

Action Comment Consistent

Planning Priority S1: A city supported by infrastructure

Objective 2: Infrastructure aligns with forecast growth - growth infrastructure compact.

Objective 4: Infrastructure use is optimised.

Action 3:

Align forecast growth with infrastructure.

Action 4:

Sequence infrastructure provision using a place-based approach.

Action 6:

Maximise the utility of existing infrastructure assets and consider strategies to influence behaviour/changes to reduce the demand for new infrastructure.

The proposed amendment to SSLEP provides the opportunity to stimulate redevelopment and economic investment on a site that is well served by existing public transport, social infrastructure and all essential utilities and services.

Yes

Planning Priority S4: Fostering healthy, creative, culturally rich and socially connected communities

Objective 7:

Communities are healthy, resilient and socially connected.

Action 10:

Deliver healthy, safe and inclusive places for people of all ages and abilities that support active, resilient and socially connected communities by providing walkable places at a human scale with active street life

The PP facilitates a commercial development that will activate the ground floor, thereby promoting the east-west walkability across the Cronulla local centre from the Cronulla railway station to Cronulla Beach.

Yes

Planning Priority S6: Creating and renewing great places and local centres, and respecting

Objective 12:

Great places that bring people together.

Objective 13:

Action 18:

Using a place-based and collaborative approach throughout planning, design, development and

The PP facilitates a development outcome that contributes to the public domain by providing food and beverage premises and the provision of public

Yes

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Planning Priority

GSRP Objective


the District's heritage

Environmental heritage is identified, conserved and enhanced.

management, deliver great places by:

(a) Prioritising a people-friendly public realm and open space as a central organising design principle,

(b) Recognising and balancing the dual function of streets as places for people and movement,

(c) Providing fine grain urban form, diverse land use mix, high amenity and walkability in and within a 10-minute walk of centres,

(d) Integrating social infrastructure to support connections and provide a community hub,

(e) Recognising and celebrating the character of a place and its people.

toilets at ground floor level.

The PP will comprise a diversity of land use mix in a location within 25 metres of the Cronulla railway station and within close proximity to the centre of Cronulla.

Planning Priority S11: Supporting growth of targeted industry sectors

Objective 24:

Economic sectors are targeted for success.

Action 45:

When preparing plans for tourism and visitation, consider:

(a) encouraging the development of a range of well-designed and located facilities

(b) enhancing the amenity, vibrancy and safety of centres and township precincts

(c) supporting the development of places for artistic and cultural facilities

(d) improving public facilities and access

(e) protecting heritage and biodiversity and to enhance cultural and eco-tourism

The PP facilitates a development outcome that:

1. Is consistent with the built form outcome envisioned by Council.

2. Is respectful of its context adjacent to the heritage listed Monro Park.

3. Enhances the amenity of the subject site by providing significantly more employment than the currently on the site, within the Cronulla centre.

4. Will provide conference floorspace that may be used for community cultural events to support the

Yes

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Planning Priority

GSRP Objective


(f) supporting appropriate growth of the night-time economy

(g) developing industry skills critical to growing the visitor economy

Action 46:

Consider opportunities to implement place-based initiatives to attract more visitors, improve visitor experiences and ensure connections to transport at key tourist attractions.

Action 47:

Consider opportunities to enhance the tourist and visitor economy in the District, including a coordinated approach to tourism activities, events and accommodation.

Action 48:

Create capacity for tourist accommodation in appropriate locations through LEPs.

tourism and night time economy.

5. Has considered the nearby heritage items by concentrating the GFA in a tower formation at west end of the site to minimse shadow impacts and visual bulk when viewed from Monro Park; and

6. The development outcome will be a first of its kind within the Shire and LGA.

Planning Priority S15: Increasing urban tree canopy cover and delivering Green Grid connections

Objective 30:

Urban tree canopy cover is increased.

Objective 32:

The Green Grid links parks, open spaces, bushland and walking and cycling paths.

Action 70:

Progressively refine the detailed design and delivery of:

(a) Greater Sydney Green Grid priority corridors and projects important to the District

(b) opportunities for connections that form the long-term vision of the network

(c) walking and cycling links for transport as well as leisure and recreational trips

The subject site is identified as Project 7 on the "Projects important to District" list. This includes a cluster of projects to connect Kamay Botany Bay National Park and Bonna Point Reserve to Cronulla. The site adjoins Monro Park which connects a series of open spaces within Cronulla.

The PP will enhance the usability of the park by providing enhanced street front activation and promote the existing walking pathway from Cronulla station to Cronulla Beach.

Yes

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Table 5: DPIE Assessment Criteria for assessing PP's.

Does the proposal have strategic merit? Will it?

Give effect to the relevant regional plan outside of the Greater Sydney Region Plan, the relevant district plan within the Greater Sydney Region, or corridor/precinct plans applying to the site, including any draft regional, district or corridor/precinct plans released for public comment.

Yes - refer to Table 4.

Give effect to a relevant local strategic planning statement or strategy that has been endorsed by the Department or required as part of a regional or district plan or local strategic planning statement.

Yes - refer to Table 6.

Responding to a change in circumstances, such as the investment in new infrastructure or changing demographic trends that have not been recognised by existing strategic plans.

The Sutherland Shire LEP was gazetted in 2015 and is therefore 4 years old.

Consequently, the LEP has not considered the growth anticipated by the Greater Sydney Region Plan as the Plan was a draft in 2017. Accordingly, the South District Plan and 2016 population, employment and dwelling projections were released after the gazettal of this LEP.

This PP is capable of assisting the local centre in accommodating this growth by providing approximately 5,238 sqm of commercial floorspace.

Does the site have site-specific merit, having regard to the following?

The natural environment (including known significant values, resources or hazards),

The PP is within an existing urban environment and is not subject to environmental constraints.

The existing uses, approved uses, and likely future uses of land in the vicinity of the proposal; and

The PP has taken into consideration its surrounding urban context.

The indicative concept design accommodates potential future redevelopment of the adjoining site in accordance with the existing height and FSR controls.

The services and infrastructure that are or will be available to meet the demands arising from the proposal and any proposed financial arrangements for infrastructure provision.

Existing utility services will adequately service any future development proposal as a result of this PP.

6.2.2. Will the PP give effect to a Council's endorsed local strategic planning statement, or another endorsed local strategic or strategic plan?

This PP will give effect to the Sutherland draft Local Strategic Planning Statement (LSPS) as demonstrated in Table 6.

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Table 6: Consistency with draft LSPS.

Planning Priority Actions Comment

INFRASTRUCTURE AND COLLABORATION

PP1: Align future planning changes to infrastructure capacity

1.1 Land use planning will consider the capacity of existing infrastructure, committed improvements and forecast demand from the existing population.

1.2 Timing of planning changes

will be coordinated and proportioned to align with infrastructure investment decisions.

The PP is inconsistent with this priority. The resultant uplift arising from this PP (compared to existing controls) will not burden existing infrastructure capacity.

PP2: Realise the F6 with integrated transport options

2.1 Advocate for the F6 corridor to be a multi-modal link.

2.2 Advocate for expediting the later stages of the F6 Motorway.

2.3 Collaborate on planning for the F6 corridor.

N/A

PP3: Plan for the Miranda to Kogarah Mass Transit Link

3.1 Collaborate on planning for the mass transit link

3.2 Protect the corridor, once the alignment has been determined

3.3 Undertake place based planning for centres that benefit from infrastructure investment

N/A

PP4: Strengthen collaborative partnerships

4.1 Identify and prioritise collaboration opportunities with TfNSW

4.2 Identify and prioritise collaboration opportunities with Local Aboriginal Land Councils

4.3 Identify and prioritise collaboration opportunities with sports and recreation groups

4.4 Identify and prioritise collaboration opportunities with strategic land holders

The PP provides an opportunity for collaboration between Council and the owner of a strategic site in the Cronulla Town Centre.

LIVEABILITY

PP5: Respect Local Character

5.1 Identify locations for the preparation of local character statements

5.2 Prepare local character statements

5.3 Review LEP and DCP provisions to incorporate local character statements

5.4 Advocate for changes to State Planning policies to reflect local character statements

The PP will contribute to character of Cronulla as the proposed development will be a landmark development. While much of the Cronulla centre is currently at a low-density scale, it is however zoned to become 'high density' under current controls. Given the 'gateway' location of the site, the proposed development contributes to the future character of the locality. Therefore, the PP is consistent with the actions of this Planning Priority.

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PP6: Open Space and Sporting Needs

6.1 Develop a Demand Management Plan for playgrounds

6.2 Provide open space within 10 minute walk of homes in low and medium density residential areas

6.3 Provide open space within 5 minute walk of homes in higher density residential areas

6.4 Develop a Demand Management Plan for sport

6.5 Prioritise removal of barriers to disability inclusion and provide facilities to include people of all levels of ability, when preparing Masterplans or Plans of Management for open space

6.6 Create partnerships with agencies, interest groups and user groups to explore more opportunities for destination walks, mountain biking and adventure activities in bushland.

N/A

PP7: Community Connections

7.1 Develop a strategic and facilities plan for library services

7.2 Collaborate to jointly use school facilities, such as halls, stages and studio/workshop space for creative activities

7.3 Prepare sector plans for Child & Family; Youth; Seniors; People with Disability and Mental Health; Multicultural; Aboriginal and Torres Strait Islander; and Vulnerable communities

7.4 Refurbish the Sutherland Entertainment Centre

7.5 Refurbish the Sutherland School of Arts.

7.6 Facilitate multiple and shared use of community halls/ buildings

7.7 Ensure the spatial distribution of community halls/ buildings across Sutherland Shire and the services they provide are appropriate for growing and changing community needs

N/A

PP8: Housing Choice

8.1 Prepare a housing strategy

8.2 Undertake research and policy development work to facilitate affordable rental housing

N/A

PP9: Attractive Public Places

9.1 Prepare place based plans for the strategic centres of Miranda and Sutherland/Kirrawee

9.2 Collaborate with Transport for NSW to implement the Movement and Place Framework in centres

9.3 Prepare place based plans for Caringbah, Engadine and Menai

9.4 Review strategies to create safe and vibrant night time economy

9.5 Prepare tailored Plans of Management for key recreation destinations/ foreshore parks

9.6 Continue the implementation of the Cronulla Mall upgrade project

The PP will facilitate achievement of Action 9.6 by providing a catalyst for investment and rejuvenation of Cronulla Mall.

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PRODUCTIVITY

PP10: Grow Strategic Centre Jobs

Not applicable N/A

PP11: Grow Caringbah Medical Precinct

Not applicable N/A

PP12: ANSTO Innovation Precinct

Not applicable N/A

PP13: Grow Industrial and Urban Services Jobs

Not applicable N/A

PP14: Connected Transport Networks

14.1 Support improved connections and connectivity between and within the centres, including opportunities and facilities for walking and cycling, local buses and on-demand transport services

14.2 Plan for coordinated freight and distribution networks and last mile delivery

14.3 Protect the long-term operational role & efficiency of Sydney Airport from inappropriate development

The PP is inconsistent with this priority and actions. It will provide an opportunity to enhance the public domain and increase employment close to public transport.

PP15: Support the growth of the tourism industry

15.1 Investigate opportunities to enhance and grow visitor experiences in Sutherland Shire

15.2 Support initiatives to increase short stay visitor accommodation opportunities in Cronulla and surrounding areas

15.3 Explore opportunities to improve navigation and accessibility to key visitor places/experiences

The PP will facilitate 35 hotel rooms and commercial floor space, conference rooms, ground floor retail (food and drinks premises) and commercial office co-working spaces. The combination of uses will provide a significant increase in the amount of short stay accommodation and enhance visitor experiences to Cronulla. Additionally, the PP will be a landmark development located in close proximity to Cronulla Beach and Cronulla railway station.

The PP is therefore consistent with the actions of this Planning Priority.

SUSTAINABILITY

PP16: Improve the quality of our

16.1 Finalise and implement the Environment and Sustainability Strategy and Plans

N/A

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waterways and beaches

16.2 Retain LEP and DCP provisions to protect and enhance the waterways and foreshores

16.3 Prepare and implement a Coastal Zone Management Plan for Bate Bay

16.4 Develop and implement a Catchment and Waterway Management Strategy and Plans

16.5 Prepare a Coastal Destination Management Plan

PP17: Protect and enhance natural habitats and landscapes

17.1 Retain the Greenweb strategy in the DCP to create biodiversity corridors and connect areas of fragmented habitat

17.2 Retain LEP and DCP provisions to protect and enhance areas of urban bushland, biodiversity, Aboriginal heritage and scenic landscapes

N/A

PP18: Increase urban tree canopy

18.1 Continue the Green Streets program

18.2 Continue the Bushcare program

18.3 Execute Stage 1 of the 5 Million Trees Program

18.4 Retain LEP and DCP provisions to ensure sufficient space for canopy trees and indigenous local planting

18.5 Seek funding for future stages of 5 Million Trees Program

N/A

PP19: Establish green grid connections

19.1 Incorporate Green Grid into LEP and DCP provisions

19.2 Prepare a Staged Delivery Plan to implement the Sutherland Shire Green Grid Strategy

N/A

PP20: Improve energy, water and waste efficiency

20.1 Encourage initiatives that contribute towards achieving low-carbon, high efficiency strategies on sites or contiguous areas larger than 10 hectares

20.2 Advocate for improved waste management requirements under SEPP 65

20.3 Ensure LEP has broad permissibility to support waste recycling facilities and emerging waste management solutions appropriate locations

20.4 Update and implement the Waste Management Policy and Strategy

20.5 Advocate for improvements to, and the wider application of BASIX

The future development arising from this PP is anticipated to be a leading example of low-carbon, high efficiency building design and operation.

PP21: Manage risks to life and property from hazards

21.1 Continue to manage the risk to life and property from natural hazards through the planning framework

21.2 Adopt a precautionary approach to the risk proposed by fuel storage at Kurnell and limit residential density in Kurnell accordingly

21.3 Review LEP provisions to respond to improved technologies and reduced risks at ANTSO

N/A

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21.4 Prepare a Coastal Vulnerability map and implement the Coastal management SEPP

21.5 Respond to the impacts of urban heat on our community through tree planting, landscaping improvements and sustainable urban design

6.2.3. Is the planning proposal consistent with applicable state environmental planning policies?

This PP is consistent with all applicable State Environmental Planning Policies (SEPPs) as shown in Table 7.

Table 7: Consistency with state environmental policies (SEPPs).

SEPP Title Consistent Comment

1. Development Standards Consistent N/A Not applicable

19. Bushland in Urban Areas N/A Not applicable

21. Caravan Parks N/A Not applicable

33. Hazardous and Offensive Development Complex

N/A Not applicable

36. Manufactured Home Estates N/A Not applicable

44. Koala Habitat Protection N/A Not applicable

47. Moore Park Showground N/A Not applicable

50. Canal Estate Development N/A Not applicable

55. Remediation of Land Yes The PP will not contain provisions that will contradict or hinder the application of this SEPP. A geotechnical report attached as Appendix 6 confirms this.

64. Advertising and Signage N/A Not applicable

65. Design Quality of Residential Flat Development

N/A Not applicable

70. Affordable Housing (Revised Schemes)

N/A Not applicable

SEPP (Building Sustainability Index: BASIX) 2004

N/A Not applicable

SEPP (Housing for Seniors or People with a Disability) 2004

N/A Not applicable

SEPP (Major Projects) 2005 N/A Not applicable

SEPP (Sydney Region Growth Centres) 2006

N/A Not applicable

SEPP (Infrastructure) 2007 Yes The PP will not contain provisions that will contradict or hinder application of this SEPP.

SEPP (Kosciuszko National Park-Alpine Resorts) 2007

N/A Not applicable

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SEPP Title Consistent Comment

SEPP (Mining, Petroleum Production and Extractive Industries) 2007

N/A Not applicable

SEPP (Temporary Structures and Places of Public Entertainment) 2007

N/A Not applicable

SEPP (Exempt and Complying Development Codes) 2008

Yes The PP will not contain provisions that will contradict or hinder application of this SEPP.

SEPP (Western Sydney Parklands) 2009 N/A Not applicable

SEPP (Affordable Rental Housing) 2009 N/A Not applicable

SEPP (Educational Establishments) 2017 N/A Not applicable

SEPP (Vegetation in Non-Rural Areas) 2017

Yes The PP will not contain provisions that will contradict or hinder application of this SEPP.

SEPP (Coastal Management) 2018 Yes The PP will not contain provisions that will contradict or hinder application of this SEPP.

SEPP (Gosford City Centre) 2018 N/A Not applicable

SEPP (Concurrences) 2018 N/A Not applicable

SEPP (Aboriginal Land) 2019 N/A Not applicable

SEPP (Primary Production and Rural Development) 2019

N/A Not applicable

There are no deemed State Environmental Planning Policies (former Regional Environmental Plans (REPs)) applicable to the PP.

6.2.4. Is the planning proposal consistent with the applicable Ministerial directions (s.9.1 directions)?

This PP is consistent with all relevant Directions issued under Section 9.1 of the Act, as demonstrated in Table 8.

Table 8: Consistency with Section 9.1 Ministerial Directions.

Direction Title Consistent Comment

Employment and Resources

1.1 Business and Industrial Zones Yes The PP promotes employment growth and supports the viability of the Cronulla Local Centre.

1.2 Rural Zones N/A Not applicable

1.3 Mining, Petroleum Production and Extractive Industries

N/A Not applicable

1.4 Oyster Aquaculture N/A Not applicable

1.5 Rural Lands N/A Not applicable

Environment and Heritage

2.1 Environment Protection Zones N/A Not applicable

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2.2 Coastal Protection Yes The PP is located in close proximity to "coastal land" as defined under the Coastal Management Act 2016. While not being within land designated under the Act or Ministerial Direction 2.2, the PP is therefore not inconsistent with the objectives or this Direction.

2.3 Heritage Conservation Yes The site is not an item of heritage significance. However, the site is located in close proximity to several heritage items. The proposed development will not detract from the significance of the area. Careful design techniques will be implemented to ensure that the approach taken will preserve the heritage value of the locality as noted by the attached Heritage Impact Assessment (Appendix 6).

2.4 Recreation Vehicle Areas N/A Not applicable

Housing, Infrastructure and Urban Development

3.1 Residential zones Yes Not applicable

3.2 Caravan Parks and Manufactured Home Estates

N/A Not applicable

3.3 Home Occupations N/A Not applicable

3.4 Integrating land use and transport Yes The PP will enable retail and commercial development in close proximity to public transport (bus, rail and ferry) services encouraging walking, cycling and use of public transport.

3.5 Development Near Licensed Aerodromes

N/A Not applicable

3.6 Shooting Ranges N/A Not applicable

Hazard and Risk

4.1 Acid sulphate soils N/A The site is not located on acid sulphate soils. Accordingly, Direction 4.1 is not applicable.

4.2 Mine Subsidence and Unstable Land N/A Not applicable

4.3 Flood Prone Land N/A The site is not located within flood prone land Accordingly, Direction 4.3 is not applicable.

4.4 Planning for Bushfire Protection N/A The site is not located within a Bushfire prone area. Accordingly, Direction 4.4 is not applicable.

Regional Planning

5.1 Implementation of Regional Strategies Yes The PP is consistent with this Ministerial Direction as demonstrated in Table 4.

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5.2 Sydney Drinking Water Catchments Yes The PP will be consistent with this Ministerial Direction.

5.3 Farmland of State and Regional Significance on the NSW Far North Coast

N/A Not applicable

5.4 Commercial and Retail Development along the Pacific Highway, North Coast

N/A Not applicable

5.5 Second Sydney Airport: Badgerys Creek

N/A Not applicable

Local Plan Making

6.1 Approval and Referral Requirements Yes The PP is consistent with this Ministerial Direction.

6.2 Reserving Land for Public Purposes Yes The PP is consistent with this Ministerial Direction.

6.3 Site Specific Provisions Yes The PP is consistent with this Ministerial Direction.

Metropolitan Planning

7.1 Implementation of the Metropolitan Plan for Sydney 2036

Yes The PP is consistent with this Ministerial Direction as demonstrated in Table 4.

7.2 Implementation of Greater Macarthur Land Release Investigation

N/A Not applicable

7.3 Parramatta Road Corridor Urban Transformation Strategy

N/A Not applicable

7.4 Implementation of North West Priority Growth Area Land Use and Infrastructure Implementation Plan

N/A Not applicable

7.5 Implementation of Greater Parramatta Priority Growth Area Interim Land Use and Infrastructure Implementation Plan

N/A Not applicable

7.6 Implementation of Wilton Priority Growth Area Interim Land Use and Infrastructure Implementation Plan

N/A Not applicable

7.7 Implementation of Glenfield to Macarthur Urban Renewal Corridor

N/A Not applicable

7.8 Implementation of Western Sydney Aerotropolis Interim Land Use and Infrastructure Implementation Plan

N/A Not applicable

7.9 Implementation of Bayside West Precincts 2036 Plan

N/A Not applicable

7.10 Implementation of Planning Principles for the Cooks Cove Precinct

N/A Not applicable

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Environmental, Social and Economic Impact

6.3.1. Is there any likelihood that critical habitat or threatened species, populations or ecological communities, or their habitats will be adversely affected as a result of the proposal?

The subject site is located within an existing urban environment and does not contain critical habitat or threatened species, population or ecological communities, or their habitats.

6.3.2. Are there any other likely environmental effects as a result of the planning proposal and how are they proposed to be managed?

The proposed development seeks to amend the controls applicable to the site to deliver approximately 5,238sqm of commercial floorspace. It facilitates a significant increase to the amount of floorspace from the current approximate of 1,200sqm up to 5,238sqm. Preliminary investigations have confirmed that the site is appropriate and capable of accommodating the proposed additional floor space.

A summary of the key findings of these assessments and studies in relation to their likely environmental effects are shown below:

6.3.2.1. Heritage

A Heritage Impact Assessment (HIA) has been prepared by NBRS Architecture and accompanies the PP at Appendix 6.

The subject site is not listed as an item of local heritage significance, however the site is located in the vicinity of a number of heritage listed items, as identified in Schedule 5 of the Sutherland LEP 2015, which includes:

▪ Item 1013, Monro Park, bus shelter, gate posts and monument, 146 Cronulla Street, Cronulla; and

▪ Item 1007, Cronulla Railway Station, Cronulla Street.

Cronulla Railway Station is also listed on the NSW State Heritage Register, listing number 01123.

The assessment has evaluated the impact of the PP using the criteria set out in the NSW Heritage Division publication 'Statements of Heritage Impact' using the following criteria:

▪ Legibility: potential loss of legibility of the cultural significance of an item, i.e. if the proposed development interferes with the item's architectural aesthetic;

The heritage items surrounding the site identify the cultural significance of the development of Cronulla historically. Commercial uses formed the core of the centre of Cronulla and were surrounded by residential areas further away from the station. Future development will support this trend as the suburb is developed.

The HIA concluded that the buildings on the site are not architecturally related to the style of Cronulla Station and the redevelopment of the site by way of a PP will not affect the legibility of the Station. The Station will continue to signify and operate as an architectural example and example of the typology of train stations. Further, the scale of the proposed development is acceptable in terms of potential heritage impacts onto Monro Park as it will not detract from the legibility of the Park as it is a district landscaped element.

▪ Scale: potential overscaling of development near a heritage item, resulting in dominance over that item and a consequent reduction in the ability of the general public to appreciate the heritage item;

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The HIA concluded that the PP is acceptable as the redevelopment of the site will not result in overscaling that diminishes the heritage significance of the items in the vicinity. The difference between the 25 metres and proposed 50 metres for the minority tower portion of the site is considered acceptable in terms of heritage impact, particularly as the architectural qualities of Cronulla Station and landscape qualities of Monro Park are experienced at ground level and will continue to be appreciated.

▪ Amenity: potential loss of amenity to a heritage item should its setting and surrounding public domain be affected; and

The HIA concluded that the amenity of the heritage items surrounding the subject site and their distinctive uses will not be diminished by this proposal. The shadow diagrams provided by Innovate Architects reveal that the partial shadowing of Cronulla Station and Monro Park will be acceptable within the context of the transitory use of the railway station. The amenity of the park as a public space will be retained as a significant portion of the park will not be in shade during winter afternoons.

▪ Views: potential loss of views to or from a heritage item if these views are deemed historically important and contribute to the cultural significance of an item.

The HIA concluded that the PP will not affect views towards Cronulla Station and the applicable viewlines and visibility will be retained. The redevelopment of the site will be visible from the platforms and will present as a contemporary addition to the Cronulla Street streetscape when viewed from the Station.

The primary views of Monro Park which are currently obtained from its surrounding streets, Cronulla Street, Surf Lane and Laycock Avenue will be retained. The building will be identifiably separate from the park and the legibility of the park as a historically significant landscaped area will be retained.

6.3.2.2. Sun and Shade Conditions

The maximum extent of overshadowing generated in mid-winter by the indicative design concept is shown below.

Figure 19: Overshadowing of proposed development in mid-winter

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The shadow diagrams in Figure 19 show that the redevelopment of the site will result in the partial overshadowing of Cronulla Station on mornings in winter and autumn. The proposed development will also cause additional shade on Monro Park on winter afternoons. However, as noted in the HIA, this is considered acceptable within the context of the transitory use of the railway station and given the existing amounts of shade on the park from existing trees, in addition to a considerable majority of the park receiving sunlight for most of the day during winter months.

This PP is therefore considered acceptable within the context of the potential overshadowing that may be generated by the additional height of the any subsequent development.

6.3.2.3. Traffic and Transport

A Traffic Impact Assessment (TIA) has been prepared by TRAFFIX (dated 14 October 2019) and accompanies this PP at Appendix 3.

Traffic Generation

The potential trip generation in relation to the maximum retail and commercial floorspace permissible under current controls would result in the following traffic generation:

▪ 45 vehicle trips per hour during the AM peak period (36 in and 9 out);

▪ 70 vehicle trips per hour during the PM peak period (28 in and 42 out); and

▪ 64 vehicle trips per hour during the weekend peak period (33 in and 31 out)

The proposed development is estimated to generate the following traffic volumes:

▪ 54 vehicle trips per hour during the AM peak period (42 in and 12 out);

▪ 77 vehicle trips per hour during the PM peak period (30 in and 47 out); and

▪ 55 vehicle trips per hour during the weekend peak period (30 in and 25 out).

Consequently, the net traffic impacts from the potential development will be a total of 11 additional AM peak hour vehicle trips, additional seven (7) trips in PM peak, and a net decrease of nine (9) during the weekend peak period. The modest increase in weekday trips is attributed to the low trip generating potential of hotel accommodation, with the hospitality component having peak trading activity only during lunch time and evenings, with a reduction on weekend trips. The uplift in commercial space is offset by the commercial floorspace that would already be permissible under current controls.

From this assessment, it is apparent that the traffic generated from the envisaged development under the proposed amended controls will be marginally greater when compared to current controls and will have minimal impacts and less than the development currently permissible during the weekend peak period on traffic generating potential.

Parking Requirements

Any future DA on the site is subject to parking controls specified under Chapter 19 B3 Commercial Core Cronulla under the Sutherland Shire DCP 2015. The respective parking rates required for the proposed development are summarised in Table 9.

Table 9: DCP Parking Rates for the proposed development.

Type GFA/No. Parking Rate Spaces Required

Hotel Accommodation (1)

Rooms 35 1 space per 4 rooms 9

Staff (3) 8 1 space per 2 employees 4

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Type GFA/No. Parking Rate Spaces Required

Hospitality Space (2)

Number of Patrons

170 Patrons (90% External)

23% of the number of external patrons 35

Commercial Premises (1)

All tenancies

2,297sqm 1 space per 30sqm 77

Total 125

(1) – Parking rate adopted for B3 Commercial Core Cronulla (2) – General parking rate adopted for general sites under Chapter 36 of the Sutherland DCP (3) – Assumed number of employees

The indicative development concept currently indicates provision for 60 parking spaces within three (3) levels of basement parking.

While the proposed development has a nominal shortfall of 65 parking spaces, the TIA anticipates that the parking requirements can be justified at the Development Application stage on the following basis:

▪ Proximity of the site to multiple public transport services: being within 25 metres of Cronulla Station, within 200 metres of Cronulla Wharf and serviced by five (5) bus routes, the site has considerable public transport options. Any future development will therefore have a reduced dependency on private vehicles. It is noted that the parking rate applied to the site is identical to the general parking for the Shire, thereby not reflecting the extent of public transport services available.

▪ Co-working floorspace: a majority of the GFA is allocated as co-working space (1,280sqm). This will involve individual desks being leased as opposed to a tenancy with floorspace. It is anticipated co-working users will be less likely to require a car parking space.

▪ Low private car usage: it is anticipated that a reliance on private car usage will be particularly low for commercial users. The commercial parking rate of 1 per 30sqm GFA for the B3 Commercial Core area is identical to the general parking rate for the entire LGA and therefore does not reflect the extensive availability of public transport surrounding the subject site.

The hotel parking rate can be assumed to account for ancillary bars and restaurants, while the ancillary hospitality floor space in the potential development is a size substantial enough to accommodate external patrons. In this regard, Chapter 19 of the DCP does not provide a parking rate for licenced premises uses.

The TIA establishes that 23% of patrons drive to these venues based on surveys of two (2) hotels in Eastwood of a similar scale. Applying this rate to the anticipated 170 patrons and discounting 10% for hotel guests, a total of 38 patrons would be expected to drive to the subject site, therefore generating demand for 38 parking spaces. Given this, application of the DCP rate of 1 space per 30sqm of GFA results in a requirement for 35 parking spaces.

The parking demands generated by the ancillary hospitality space for the proposed development are thus comparable to the existing development on-site, and therefore the change in demand is predicted to be minimal.

The Sutherland Shire draft Integrated Strategy (October 2019) seeks to implement methods to reduce parking demands as opposed to providing additional capacity to satisfy existing demands. Constrained parking provision for the subject site would assist in achieving two (2) of the objectives of this policy being:

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▪ "Increase the current public transport mode share of all daily trips taken across Sutherland Shire by 35% in 2030; and

▪ "To effectively manage parking supply and demand in order to achieve maximum 85% (on street) and 90% (off street) peak occupancy for time limited parking by 2030"

Given the site's location in close proximity to several public transport options such as the Cronulla rail interchange, Cronulla Wharf ferry stop and multiple bus services near the site, the traffic generated from the proposal has been demonstrated within the TIA to be negligible and would not present significant adverse traffic capacity, safety or environmental related consequences. Additionally, the proposed parking aligns with Council's future Integrated Transport Strategy to manage congestion within the Shire.

6.3.2.4. District Views and Neighbouring Views

Refer to the Urban Design Report (Appendix 4) for further detail on the suitability of the proposed development in relation to the future context of the Cronulla Centre, and the future built form of the locality surrounding the site.

The Sutherland Shire LEP and DCP describes the future character of the Cronulla Centre to comprise an increase in height and development density from the existing one (1) - two (2) storey built form character. The controls describe a scale of development of nine (9) - ten (10) storeys (approximately 30 metres) along Gerrale Street and six (6) storeys along (20 metres) along Cronulla Street.

The district views framing the 'vista' of Cronulla contribute to the feel and character of the Centre. The impact of the proposed development on these views is limited given that the development is largely concealed by the existing built form. Notably, considering the future character of the locality as in a process of transformation and the detailed district view analysis in Appendix 4, the suitability of the proposed development is therefore consistent with the future character of the Cronulla Centre.

As demonstrated within the detailed neighbouring views analysis within the Urban Design Report (Appendix 4), the additional height resulting from the proposed development would not result in impacts above that generated by a scheme compliant with Council's DCP. Specifically, the impact of the additional tower height is limited to obscuring portions of the sky only and not on any available views to Gunnamatta Bay or views to the surrounding built context.

6.3.2.5. Land Remediation

A Preliminary Site Investigation (PSI) has been undertaken by AssetGeoEnviro (dated 4 November 2019) and included at Appendix 11.

The Investigation provides an assessment of the existing site and soil conditions that may be affected by the proposed development. There is an unlined rock sewer tunnel across the site (as shown on Sheet 06, Basement Level 3 of the Indicative Concept Plans), located approximately 9.5m below ground level completed in 1956. The extent of soil disturbance as part of this proposed development will involve the removal of soil from the entire site, except for a 3-metre-wide setback along the eastern boundary. Rock excavation for basement levels is proposed down to approximately RL 8.2 metres AHD.

Following an assessment of historical summaries of previous reports and business listings, historical aerial photographs, titles and other historical information; the PSI concludes that there were no previous uses on the site that may potentially cause contamination. A land title search shows that no other uses other than a public school existed on the site.

Accordingly, the PSI considers that the site can be made suitable for the proposed development provided that the standard recommendations are adopted as part of the DA process.

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6.3.2.6. Sutherland Shire Development Control Plan 2015

If the PP progresses, it will trigger the need for amendments to the SSDCP 2015. The following maps (Figure 21 and Figure 22) are an extract from Section 4.1 of the SSDCP 2015 Chapter 19 B3 Commercial Core Cronulla and illustrate the required changes.

Existing

Figure 20: Existing Height of Building Map, Sheet 008A (extract)

Proposed

Figure 21: Proposed Floor Space Ratio Map, Sheet 008A (extract)

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The proposal requires a mapping change to Section 5.4 of the SSDCP 2015 Chapter 19 B3 Commercial Core Cronulla as identified in Figure 23 and Figure 24.

Existing

Figure 22: Existing Beach Park Avenue (Opposite Monro Park) Map

Proposed

Figure 23: Proposed Beach Park Avenue (Opposite Monro Park) Map

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6.3.3. Has the planning proposal adequately addressed any social and economic effects?

An Economic Impact Assessment has been prepared by AEC Group (dated 14 October 2019) and is attached at Appendix 4. The assessment identifies the positive economic effects generated by the PP, specifically in relation to Objective 22 (investment and business activity in centres) and Objective 24 (economic sectors are targeted for success) of the Greater Sydney Region Plan. In particular:

a) New Investment and Business Activity in Centres

The PP will deliver over 5,200sqm of commercial floorspace with 2,300sqm of short-term accommodation floorspace.

The existing Cronulla Local Centre has a poor supply of contemporary office floorspace with most floorspace located on the first floor of two storey commercial buildings. A lack of supply within the centre has historically limited the ability of the centre to cater for additional employment growth, notably due to the high prices of newly developed floorspace.

The elevated sales and rental levels for office accommodation indicate and confirm an undersupplied commercial office market which will impact on Cronulla’s ability to satisfy its employment capacity – particularly for knowledge-intensive jobs. This limits the ability of the centre to function as a productive, vibrant local centre.

Consistent with Council’s strategic plan to prioritise vibrant and productive centres, the PP will support growing business opportunities by reducing barriers to growth by providing further opportunities for employment floorspace. The inclusion of commercial office and shared co-working floorspace will cater to a wide range of business needs, aligning with Council’s aspirations to improve employment opportunities within Cronulla.

b) Growing the Tourism Economy

The PP facilitates quality hotel, commercial office and co-working floorspace that would support the LGA’s ability to grow the visitor economy. This aligns strongly with the strategic priorities identified by the State Government and across Council’s strategic documents such as its Community Strategic Plan, draft LSPS and Economic Strategy.

As demonstrated by a hotel feasibility report prepared by Prime Square (Appendix 9), there are limited amounts of short-term accommodation options within Cronulla (total under 350), with limited representation by national and international hotel chains. More than 200 rooms are contained in motor inns, motels and guesthouses/backpacker inns. Just over 140 rooms are within competitive hotels, i.e. Rydges and Quest at Cronulla Beach. This limits the profile of Cronulla to a visitor destination as the majority of visitors to Cronulla are daytrippers.

The amount of hotel accommodation options is starkly contrasted to the amount of private accommodation options within the locality. The Economic Impact Assessment notes that “the average number of nights stayed has been declining at an average rate of 4% per annum since 2016.” (page 30)

Consistent with Council’s Community Strategic Plan, the PP will facilitate the development of hotel accommodation and address the supply gap identified within the assessment, thereby contributing to the tourism economy in Cronulla.

c) Employment Generation

Growth in the employment base over 2011-2016 in Cronulla outstripped that of the Sutherland LGA, growing at an average rate of 2.8% compared to 1.1% in the LGA. Employment growth in Cronulla has been driven by knowledge-intensive sectors, in particular professional, scientific and technical services (+100 workers). For growth to be sustainable, there needs to be sufficient, suitable commercial floorspace to accommodate this growth. The proposal has the potential to accommodate more than 130 employees on-site when completed (up to a total of 200 direct and indirect jobs) and would create 163 full time equivalent jobs during construction.

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d) Economic feasibility

Feasibility analysis has been undertaken to consider the viability of future development under the existing controls and the proposed scenario. Land acquisition costs and general unit building rates remain consistent for both scenarios. However, the sales figures for residential development are significantly higher than for hotel floor space. In addition, the risk profile for development of a fully commercial development is higher than a mixed commercial and residential development which has implications for financing. Accordingly, in order to make the delivery of a hotel financially feasible, it is necessary to increase the floor space available for hotel uses. The solution proposed in this PP provides a generally equivalent financial outcome compared to development of a mixed use scheme containing residential land uses under existing controls.

State and Commonwealth Interests

6.4.1. Is there adequate public infrastructure for the planning proposal?

It is understood the existing public infrastructure is capable of accommodating the demand generated by this PP. This will be confirmed through the statutory consultation process.

As illustrated by Figure 24, there are several public transport options near the subject site. Cronulla train station is located directly across the subject site, near the Cronulla Wharf ferry stop and six (6) Sydney Bus service routes. The Cronulla railway station provides direct services to other employment centres such as Sutherland.

Figure 24: Extract of the public transport network surrounding the site (Source: TIA)

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Existing utility services will adequately service any future development proposal as a result of this PP and will be upgraded or augmented where necessary.

Waste management and resource recovery services are available either through Sutherland Shire Council.

The area is serviced with Police, Ambulance, Fire and other emergency services.

There is a private primary school located within 200m of the subject site with other secondary schools located within 1km of the site. Tertiary educational establishments such as De La Salle Catholic College and Australian College are located within 1km of the site also.

Consultation with relevant authorities with respect to public infrastructure will be consulted as part of the PP process following the issuing of a Gateway determination.

6.4.2. What are the views of State and Commonwealth public authorities consulted in accordance with the Gateway determination?

The appropriate State and Commonwealth public authorities have not yet been contacted. The Gateway determination will identify the relevant authorities to consult.

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7. MAPPING

To implement the outcomes identified in this PP will require mapping changes to:

1. The SSLEP 2015 Floor Space Ratio Map, Sheet 008A, as identified in Figure 25 and Figure 26; and

2. The SSLEP 2015 Height of Building Map, Sheet 008A, as identified in Figure 27 and Figure 28.

Existing

Figure 25: Existing Floor Space Ratio Map, Sheet 008A (extract)

Proposed


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Existing

Figure 27: Existing Height of Building Map, Sheet 008A (extract)

Proposed


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8. COMMUNITY CONSULTATION

Division 2.6 of the EP&A Act requires the relevant planning authority to consult with the community in accordance with the Gateway Determination. It is anticipated that the PP will be required to be publicly exhibited for 28 days in accordance with the requirements of the Department of Planning, Industry and Environment guidelines 'A guide to preparing local environmental plans'.

It is anticipated that the community will be notified of the commencement of the exhibition period via a notice in a local newspaper and via a notice on Council’s website. The written notice will:

▪ Give a brief description of the objectives or intended outcomes of the PP;

▪ Indicate the land affected by the PP;

▪ State where and when the PP can be inspected;

▪ Give the name and address of the RPA for the receipt of any submissions; and

▪ Indicate the last date for submissions.

The Gateway Determination, PP and specialist studies would be publicly exhibited by Council's offices and any other locations considered appropriate to provide interested parties with the opportunity to view the submitted documentation.

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9. PROJECT TIMELINE

The timeframe for the completion of the PP will depend on the complexity of the matters, the nature of any additional information that may be required and the need for agency and community consultation. The following detailed are indicative only and may be amended at Gateway.

Table 10: Indicative project timeline.

Step Indicative Timeframe

Lodgement of Planning Proposal October 2019

Report to Sutherland Local Planning Panel December 2019

Report to Council February 2020

Gateway Referral March 2020

Gateway Determination received April 2020

Exhibition May – June 2020

Consideration of Submissions June – July 2020

Caretaker period and Local Government elections

September 2020

Report to Council October 2020

Department Referral (for making of Plan) November 2020

Notification of Determination February 2021

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10. CONCLUSION

This Planning Proposal has been submitted to Sutherland Shire Council to enable the redevelopment of 138-142 Cronulla Street, Cronulla for the purposes of a boutique hotel development in the heart of Cronulla.

The proposed amendments to the Sutherland Shire LEP 2015 seek to increase the applicable FSR from 2:1 to 3.75:1 and the maximum height limit from 25 metres to 50 metres for a portion of the site. This is proposed by way of a site-specific amendment to Part 6 Local Provisions of the SSLEP 2015 to provide incentive height and FSR for the development of the site.

The concept design prepared and accompanying this PP has been informed by a range of specialist investigations. These studies have outlined that the subject site is capable of accommodating the proposed development without posing adverse impacts to the surrounding environment.

The proposal has been demonstrated as being the best means of achieving the objectives and intended strategic outcomes for the site. The PP demonstrates consistency with the objectives of the applicable strategic planning framework in terms of:

▪ The significance of the subject site in the future urban structure of the Cronulla Centre;

▪ Consistency with the objectives of the Sutherland draft Local Strategic Planning Statement and Council’s Tourism Strategy in relation to supporting the tourism industry within the Shire by providing additional short-term accommodation space in a key location within Cronulla;

▪ Consistency of the proposed built form with the pattern established under the existing Sutherland Development Control Plan 2015 for the subject site; and

▪ The proposal will generate considerable economic benefit, over and above that currently on the site.

And site specific merit:

▪ The development will act as a catalyst for redevelopment of the southern end of the Cronulla Centre; and

▪ The proposed built form will be a ‘gateway’ building between the Cronulla railway station and Beach as defined within Council’s Development Control Plan.

The proposal has been demonstrated as being the best means of achieving the objectives and intended outcomes. The PP is considered suitable and appropriate as it:

▪ Is consistent with the objectives of Council's local policies and LSPS;

▪ Is consistent with 'A Metropolis of Three Cities' and the South District Plan;

▪ Is consistent with the relevant Ministerial Directions under Section 9.1 of the Act; and

▪ Does not pose substantial adverse environmental or social impacts to the surrounding community.

It is concluded that the PP is suitable to the forwarded to the Department of Planning, Industry and Environment to obtain a Gateway Determination.

Planning Proposal



APPENDIX 1

Indicative Concept Plans

Prepared by Innovate Architects

Planning Proposal



APPENDIX 2

Traffic Impact Assessment

Prepared by Traffix Traffic and Transport Planners

Planning Proposal



APPENDIX 3

Economic Impact Assessment

Prepared by AEC Group Pty Ltd

Planning Proposal



APPENDIX 4

Urban Design Report

Prepared by Kennedy Associates Architects

Planning Proposal



APPENDIX 5

Heritage Impact Assessment

Prepared by NBRS Architecture

Planning Proposal



APPENDIX 6

Geotechnical Report

Prepared by AssetGeo

Planning Proposal



APPENDIX 7

Letter of Support from Chamber of Commerce

Chamber of Commerce Meeting 2 October 2019

Planning Proposal



APPENDIX 8

Survey Plan

Prepared by JRK Surveys

Planning Proposal



APPENDIX 9

Hotel Feasibility Report

Prepared by Prime Square

Planning Proposal



APPENDIX 10

Acoustical Design Statement

Prepared by Koikas Acoustics

Planning Proposal



APPENDIX 11

Preliminary Site Investigation

Prepared by AssetGeoEnviro

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