APPLICATION FOR A PLANNING PROPOSAL
TO AMEND AUBURN LOCAL ENVIRONMENTAL PLAN 2010 TO CHANGE:
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LAND USE ZONE;
HEIGHT OF BUILDINGS CONTROL; AND
FLOOR SPACE RATIO CONTROL
FOR LIDCOMBE BOWLING CLUB SITE
No.3 JAMES STREET I LIDCOMBE
APPLICATION FOR A PLANNING PROPOSAL
TO AMEND AUBURN LOCAL ENVIRONMENTAL PLAN 2010 TO CHANGE:
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
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LAND USE ZONE;
HEIGHT OF BUILDINGS CONTROL; AND
FLOOR SPACE RATIO CONTROL
FOR LIDCOMBE BOWLING CLUB SITE
No.3 JAMES STREET I LIDCOMBE
CLIENT:
LIDCOMBE BOWLING CLUB LTD
PROJECT REF:
0107/13
DATE:
15 SEPTEMBER 2014
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................ 1
1
INTRODUCTION ........................................................................................................... 2
2
LOCALITY AND SITE ANALYSIS ................................................................................ 3
2.1
2.2
2.3
2.4
2.5
Site Identification and Description ..................................................................................... 3
Bowling Club Operations .................................................................................................. 7
Surrounding Development ................................................................................................ 7
Site Context and Setting ................................................................................................... 9
Matters Specific to Future Development Capacity .......................................................... 10
2.5.1
2.5.2
2.5.3
2.5.4
2.5.5
Geotechnical ................................................................................................................ 10
Flooding ....................................................................................................................... 10
Heritage and Archaeological ........................................................................................ 10
Acid Sulfate Soils ......................................................................................................... 10
Transport ...................................................................................................................... 10
3
CURRENT PLANNING AND RELATED STRATEGIES ............................................... 12
4
EXISTING AND PROPOSED PLANNING PROVISIONS ............................................. 12
4.1
Auburn Local Environmental Plan 2010 .......................................................................... 12
4.2
4.3
4.1.1
4.1.2
4.1.3
4.1.4
Land Zoning ................................................................................................................. 13
Clause 4.3 Height of Buildings and Clause 4.4 Floor Space Ratio............................... 15
Clause 6.1 Acid Sulfate Soils ....................................................................................... 17
Clause 6.3 Flood Planning ........................................................................................... 17
AUBURN DEVELOPMENT CONTROL PLAN 2010 ....................................................... 18
Planning Controls for the Retention of the Bowling Club with Future Redevelopment .... 21
5
PLANNING PROPOSAL ............................................................................................... 24
5.1
Part 1 - Objectives or Intended Outcomes ...................................................................... 24
5.2
5.3
5.4
6
5.1.1
5.1.2
Intended Outcomes ...................................................................................................... 24
Objectives .................................................................................................................... 24
Part 2 - Explanation of Provisions ................................................................................... 24
Part 3 - Justification ........................................................................................................ 25
SECTION B – Relationship to strategic planning framework ........................................................ 26
SECTION C – Environmental, Social and Economic Impact ........................................................ 35
SECTION D – State and Commonwealth Interests ...................................................................... 35
Part 4 - Community Consultation .................................................................................... 36
CONCLUSION ............................................................................................................... 37
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
TABLE OF FIGURES
Figure 1: Locality map No.3-5 James Street, Lidcombe (Source: maps.six.nsw.gov.au) ............... 3
Figure 2: Aerial photo No.3-5 James Street, Lidcombe (Source: maps.six.nsw.gov.au) ................ 4
Figure 3: Lidcombe Bowling Club Clubhouse as viewed from James St ....................................... 5
Figure 4: clubhouse as viewed from Mark Street ........................................................................... 5
Figure 5: Northern façade of clubhouse ......................................................................................... 5
Figure 6: Bowling greens on northern side of clubhouse ............................................................... 6
Figure 7: Extracts from Flood Planning Area Map of ALEP 2010 .................................................. 6
Figure 8: Graphs of declining revenue source for Lidcombe Bowling Club .................................... 7
Figure 9: Public Park to the west of the subject site ....................................................................... 8
Figure 10: Lidcombe Community Centre to the north of the site .................................................... 8
Figure 11: Mark Street elevation for DA120/2013 .......................................................................... 9
Figure 12: Extract from Zoning Map to ALEP 2010 ..................................................................... 14
Figure 13: Oblique aerial view from south east (Source: RJK Architects) .................................... 16
Figure 14: Oblique aerial view from north west (Source: RJK Architects) .................................... 16
Figure 15: Streetscape elevations (Design concept building within dotted outline) ...................... 17
Figure 16: Extract from ALEP 2010 Flood Planning Map ............................................................ 18
Figure 17: Diagram of potential shadow 9am midwinter .............................................................. 19
Figure 18: Diagram of potential shadow midday midwinter .......................................................... 20
Figure 19: Diagram of potential shadow 3pm midwinter .............................................................. 20
ANNEXURES
A. Design Concept
B. Compliance Assessment – Auburn Development Control Plan 2010
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are protected by copyright. Apart from fair dealings for the purposes of private study, research or review,
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Planning Ingenuity Pty Ltd.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
EXECUTIVE SUMMARY
This Planning Proposal seeks to amend the provisions of Auburn Local Environmental Plan 2010
(ALEP 2010) for Lidcombe Bowling Club, Mark Street, Lidcombe. The site is on the southern edge
of Lidcombe Town Centre. The site is within an area targeted for and undergoing redevelopment to
significantly higher density and mixed uses to take advantage of the high amenity of the locality.
The Lidcombe Bowling Club acknowledges its role in providing recreational and social opportunities
for its members and visitors. The club intends to maintain and enhance this community-focused role
by retaining and improving club facilities in conjunction with a redevelopment project to make more
efficient use of the site for recreational and residential purposes.
In order to undertake a redevelopment of the site, this Planning Proposal seeks to amend the
planning provisions of ALEP 2010 to:
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change the zoning of the land to Zone B4 Mixed Use;
apply a floor space ratio of 5:1; and
apply a height of buildings control of 32m.
The site is well capable of accommodating a building compliant with the proposed height and FSR
controls in a manner that is consistent with the objectives of Zone B4, with the provisions for
Lidcombe Town Centre in Auburn Development Control Plan 2010 (ADCP 2010) and with the
Auburn Urban Design Study prepared for Council in 2010.
A concept plan has been prepared to demonstrate that the proposed LEP changes can facilitate high
quality urban form that relates positively to its setting and optimises microclimatic conditions to
create an attractive, efficient and highly sustainable leisure, living and working environment for future
users while also being compatible with the amenity of adjoining and surrounding land uses.
This Planning Proposal is consistent with the local, Regional and State Planning Strategies for
Auburn LGA and the West Central subregion and has the potential to make a substantial contribution
towards the evolution of Lidcombe as a highly efficient, attractive and vibrant locality.
This Planning Proposal has been prepared in accordance with Section 55 of the Environmental
Planning and Assessment Act, 1979 as well as the NSW Department of Planning and Infrastructure
publications "A Guide to Preparing Planning Proposals” and “A Guide to Preparing Local
Environmental Plans”.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
1
INTRODUCTION
This Planning Proposal has been prepared for Lidcombe Bowling Club Ltd, owner of No.3 James
Street, Lidcombe (the subject site). It accompanies a request for a Gateway Determination under
the provisions of Section 56 of the Environmental Planning & Assessment (EP&A) Act, 1979. The
primary intent of the Planning Proposal is to amend the provisions of ALEP 2010 to apply Zone B4
Mixed Use to the site along with a maximum floor space ratio of 5:1 and a maximum building height
of 32m. These planning provisions are consistent with those that apply to the adjoining land to the
north. The site is described in detail in Section 3.
This Planning Proposal has relied on, and been informed by, the Design Concept by RJK Architects
which is incorporated in this Planning Proposal and included in full in Annexure A. The Design
Concept shows a future development scenario for the site consistent and compatible with the
proposed planning controls as well as being compatible with the approved development on the
adjoining site in Mark Street (DA120/2013) and the interface with the park to the west and the
community centre to the north. The Design Concept demonstrates the proposed LEP changes can
facilitate high quality urban form that relates positively to its setting and microclimatic conditions to
create an attractive, efficient and highly sustainable development incorporating a new bowling club
facility.
The Design Concept for future development of the site aims to guide a redevelopment project which
includes new bowling club recreation facilities, new commercial floor space and residential
apartments. The Design Concept represents one of many ways in which built form could be
presented on the site and is indicative only.
This Planning Proposal includes some recommendations for site-specific provisions to be included in
ADCP 2010 to guide any future development in a manner consistent with the intentions of this
Planning Proposal that are otherwise outside the scope of the Standard Instrument LEP provisions.
The Planning Proposal is consistent with the Local and State Government Planning Strategies to
drive more efficient and economic use of the land whilst also achieving improved environmental,
social and economic outcomes.
The planning proposal has been prepared in accordance with Section 55 of the Environmental
Planning & Assessment Act, 1979, as well as the NSW Department of Planning publications “A
Guide to Preparing Planning Proposals” and “A Guide to Preparing Local Environmental Plans”.
As outlined in A Guide to Preparing Planning Proposals the planning proposal will evolve throughout
the course of preparing the amending LEP as relevant sections will be updated and amended in
response to the outcomes of further technical investigations and consultation.
This report is divided into six sections. The remaining sections include a locality and site analysis;
the current and proposed planning provisions, the Planning Proposal and a conclusion.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
2
LOCALITY AND SITE ANALYSIS
2.1 Site Identification and Description
The site is located on the corner of James and Mark Streets and is comprised of three (3) lots being:
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Lot B in Deposited Plan 163167;
Lot 1 in Deposited Plan 76932; and
Lot 462 and Deposited Plan 752036.
These properties are herein referred to as "the site" and are shown edged red in Figures 1 and 2.
Figure 1: Locality map No.3-5 James Street, Lidcombe (Source: maps.six.nsw.gov.au)
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Application for a Planning Proposal
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Figure 2: Aerial photo No.3-5 James Street, Lidcombe (Source: maps.six.nsw.gov.au)
The site is an ‘L’ shape. The total frontage to James Street is approximately 81m. The frontage to
Mark Street is approximately 20m. The total area of the site is 3,260m2.
The site contains a single storey brick and tile clubhouse close to the James Street boundary. There
are lawn bowls greens to the east and north of the club house. The northern green is regularly used
by the Club whilst the eastern green is used approximately once a year. The street boundaries are
partly fenced with a low metal and chain wire fence. There is no on-site parking ancillary to the club.
All essential services are connected to the site.
Photographs of the site are included in Figures 3 to 6.
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Application for a Planning Proposal
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Figure 3: Lidcombe Bowling Club Clubhouse as viewed from James St
Figure 4: clubhouse as viewed from Mark Street
Figure 5: Northern façade of clubhouse
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
Figure 6: Bowling greens on northern side of clubhouse
The south west corner of the site has been included in a Flood Planning Area in accordance with
ALEP 2010 Maps. An extract of the maps is included in Figure 7.
Figure 7: Extracts from Flood Planning Area Map of ALEP 2010
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2.2 Bowling Club Operations
The club operates on the following hours and days:
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Monday
Tuesday
Wednesday
Thursday
Friday
Saturday
Sunday
3pm to 7.30pm
12.30pm to 7.30pm
3pm to 7.30pm
12.30pm to 7.30pm
12 midday to 10pm
10am to 7.30pm
10am to 6pm
Occasional special functions and events may extend past the abovementioned hours.
The hours and days of operation are limited mainly by the declining economic sustainability of
operations. The most recent Annual Report 2012-2013 for the bowling club reports a net financial
loss of $150,466 during that financial year (the previous year resulted in a net loss of $125,619).
The graphs in Figure 8 have been extracted from the 2012-2013 Annual Report and show
consistently declining income from the two main revenue sources of gaming machines and bar sales.
Figure 8: Graphs of declining revenue source for Lidcombe Bowling Club
Club membership is small and currently stands at 294 which is a decrease on the previous year’s
membership of 301. The club relies heavily on voluntary work conducted by its members.
Overall the club has declining resources which are constricting the financial viability of maintaining
recreational and social services to the public.
The long term viability for maintaining the club premises is the driver for this Planning Proposal. That
is, integrating uses on the site that will support the club’s long term future.
2.3 Surrounding Development
Adjoining the site to the west is a Remembrance Park which contains landscaped gardens,
pathways, open grassed areas and a children’s play area. The park is suitable for passive and small
scale active recreation (see Figure 9). The park contains an RSL Memorial.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
Clubhouse
Figure 9: Public Park to the west of the subject site
Adjoining the site to the north is a community centre which is owned and operated by Auburn City
Council (see Figure 10).
Community
Centre
Clubhouse
Figure 10: Lidcombe Community Centre to the north of the site
To the north east of the site are several residential properties containing single detached dwellings.
The properties at No.1 to 9 Mark Street are the subject of Development Consent DA120/2013. This
is a deferred commencement consent issued on 16 October 2013 for demolition of existing
structures and construction of a part 8, part 9 storey residential flat building comprising 79 units over
two levels of basement car parking. Lidcombe Bowling Club is the applicant for this development
consent. The street elevation of the development is included in Figure 11.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
Figure 11: Mark Street elevation for DA120/2013
2.4 Site Context and Setting
The site is within 400m walking distance to the entry to Lidcombe Railway Station and between
200m and 400m walking distance to the variety of commercial services and facilities in Lidcombe
commercial centre.
There are three (3) bus stops within a 300m radius of the site which link to Lidcombe railway station
and further to Auburn, Strathfield, Homebush and Sydney Olympic Park.
The site is on the southern edge of Lidcombe Town Centre as identified in Figure 9 of the Local
Centres section of Auburn DCP 2010. The town centre has developed on both the northern and
southern sides of the railway line with the railway station in the centre and the rail line running eastwest. The resultant town centre is fragmented in terms of vehicle and pedestrian movements. The
main streets which cross the railway line and link both north and south commercial areas are
Railway Street (immediately north of the site) and Olympic Drive (north west of the site).
The southern side of Lidcombe Town Centre is characterised by mixed use development typically
two storeys in height. The most recent changes to planning controls adopted with Auburn LEP 2010
are expected to facilitate new building forms to maximum heights of 32m and FSR of 5:1.
This change is encouraged by the Auburn Urban Design Study prepared by AECOM for Auburn
Council in September 2012 and by the Local Centres Section of Auburn DCP 2010.
At its Ordinary Meeting of 18 June 2014 Council resolved to prepare a Planning Proposal to change
the LEP provisions for the Marsden Street precinct which is north east of the subject site. The
Planning Proposal will seek to further expand the area of Lidcombe Town Centre Zone B4 land and
apply consistent height and FSR controls as adjoining land in Zone B4. This is also consistent with
the controls and zoning sought for the subject site.
The DCP identifies six 'key sites' which are described as having "an inherent capacity to contribute to
the transformation of the urban form into one which will generate more activity and lead the
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
development of the town centre". The subject site is not one of the 'key sites' in the DCP. However,
the subject site, in conjunction with Development Consent DA120/2013 forms the majority of the
block defined by Taylor Street, Joseph Street, James Street and Mark Street. The subject site
therefore has the potential to lead redevelopment of Lidcombe Town Centre in a similar manner to
the ‘key sites’ in the DCP.
2.5 Matters Specific to Future Development Capacity
2.5.1 Geotechnical
The site is relatively flat. The long and consistent development history of the site and the excellent
condition of existing buildings indicate that there are unlikely to be unusual geotechnical limitations to
future excavation for basement car parking and construction of a multi-storey building on the subject
site. Geotechnical investigations completed for Development Application DA120/2013 concluded
that there are no unusual geotechnical constraints to the adjoining land to the east and north.
2.5.2 Flooding
The site is identified as being within a Flood Planning Area in ALEP 2010. Flooding and drainage
are expected to be further investigated in accordance with the Gateway determination, adding to the
existing data held by Council.
2.5.3 Heritage and Archaeological
The adjoining Memorial Park contains an archaeological item of significance Item no. A58 in
Schedule 5 to ALEP 2010. The item is the Lidcombe War Memorial Statue. Any future development
will need to be compatible with the context and setting of this item. A Heritage Impact Assessment
may be required in accordance with the Gateway determination. However it is considered that the
Memorial is sufficiently spatially separated from the subject site so as not to be detrimentally
impacted by future development consistent with the desired future character of Lidcombe Town
Centre and the subject site.
2.5.4 Acid Sulfate Soils
The site is within a broad area of Class 5 Acid Sulfate Soils identified in ALEP 2010. Excavation is
likely for basement parking with redevelopment of the site and the management of soils and ground
water will be further investigated with any future development application.
2.5.5 Transport
The site has a high degree of accessibility by train, bus, roads and pedestrian links.
The site is 400m walking distance south of Lidcombe Railway Station and the train line links
Lidcombe with multiple rail line routes being the Bankstown, Airport, Inner West and South line, the
North Shore, Northern and Western Lines and Olympic Park line.
There are three (3) bus stops within a 300m radius of the site and include routes to Bankstown and
Parramatta operating seven days a week. There are continuous concrete pedestrian pathways
throughout the Lidcombe Town Centre including across the frontages of the site.
The dimensions of the site and dual street frontages allow for safe options for vehicle access and
egress. Separate vehicle and pedestrian access and egress points can be provided for residential
and non-residential uses within the site. The Design Concept indicates a basement car park access
can be located close to the boundary with the park in James Street. This vehicle crossing position
can form a safe intersection with James Street and Henry Street.
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A separate residential-only access and egress point can be provided in the James Street frontage
opening direct to the paved footpath area.
On-site parking is expected to be provided in a basement possibly with two levels in accordance with
a concept Traffic Engineering design to be prepared in accordance with instructions from the
Gateway process.
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3
CURRENT PLANNING AND RELATED STRATEGIES
There are State, Regional and Local strategies that apply to the future development of the site.
These are set within the context of the greater Sydney Metropolitan Area, the West Central and
North West subregion and the Lidcombe Town Centre respectively. Specific planning strategies and
studies that are applicable to this Planning Proposal are:
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4
Metropolitan Plan for Sydney 2036
West Central Subregional Draft Strategy
Draft Metropolitan Strategy for Sydney 2013
NSW Long Term Transport Masterplan
Auburn City Community Strategic Plan
Auburn Local Environmental Plan 2010
Auburn Development Control Plan 2010.
EXISTING AND PROPOSED PLANNING PROVISIONS
4.1 Auburn Local Environmental Plan 2010
ALEP 2010 came into effect on 29 October 2010 and applies to the site. The overall aims of the LEP
are included in Clause 1.2 and the following are relevant to this Planning Proposal:
“(a) to establish planning standards that are clear, specific and flexible in their application,
(b) to foster integrated, sustainable development that contributes to Auburn’s environmental, social and physical
well-being,
(c) to protect areas from inappropriate development
(e) to integrate principles of ecologically sustainable development into land use controls,
(g) to facilitate economic growth and employment opportunities within Auburn,
(h) to identify and conserve the natural, built and cultural heritage,
(i) to provide recreational land, community facilities and land for public purposes.”
This Planning Proposal facilitates aims (a), (b), (c), (e), (g), (h) and (i) in the following ways:
Objective (a):
The planning provisions proposed for the subject site are the same as those for adjoining land to the
east and north and land generally within the Lidcombe Town Centre. The proposed site-specific
DCP provisions are clear and specific in terms of facilitating the inclusion of a new bowling club with
the future redevelopment of the site. The proposed DCP controls are also sufficiently flexible to
apply to the site in that the application of DCP provisions in the assessment process is at the
discretion of Council and defined by provisions of Section 79C(3A).
Objective (b):
The future development of the site can be integrated with the evolving character of Lidcombe Town
Centre as facilitated by the new LEP and DCP provisions. Mixed uses at a higher density and larger
built form are a more sustainable and efficient use of this site than the current planning provisions
allow.
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Objective (c):
The proposed changes to the LEP are consistent with the zoning, height and density provisions
applied to the remainder of Lidcombe Town Centre. They will ensure that future development within
the site is appropriate to the scale and character of other development throughout the town centre.
Objective (e):
Ecological sustainability can be achieved with redevelopment of the site through more efficient use of
existing land and infrastructure for a combination of commercial, residential and recreational uses.
BASIX will apply to all future dwellings to achieve minimum standards of water and energy efficiency.
Objective (g):
Commercial and recreational uses of the site will generate economic growth and employment
opportunities.
Objective (h):
The interface with the adjoining Memorial Reserve shall enhance the awareness and appreciation of
the park as an area of open space and of cultural significance. Specific design features are more
appropriately deferred to a specific development application for the site. However, redevelopment of
the site allows for these design opportunities and innovations to be implemented.
Objective (i):
Integrating a new bowling club with the redevelopment of the site will provide recreational and social
opportunities to the public which are significantly improved in comparison to the current facilities.
The development of the site will not compromise the continued use of the adjoining public park.
4.1.1 Land Zoning
In accordance with ALEP 2010 the site is within Zone RE2 Private Recreation as shown in Figure 12.
This Planning Proposal seeks to change the zoning of the site to Zone B4 Mixed Use which is
consistent with the zoning of the surrounding land.
Zone Objectives
The objectives for development in Zone RE2 are:
“• To enable land to be used for private open space or recreational purposes.
• To provide a range of recreational settings and activities and compatible land uses.
• To protect and enhance the natural environment for recreational purposes.”
The objectives emphasise the recreational use of the land in Zone RE2. This draft Planning
Proposal includes the continued use of part of the site for a bowling club which is a recreational
purpose. The site does not have natural environmental attributes which make it particularly suited
for recreational purposes. Given its location at the edge of the Lidcombe Town Centre it is
considered that recreational use may be best sustained on the site in conjunction with other uses.
Zone RE2 does not allow for a broad range of uses in the same manner as Zone B4 (see the section
titled ‘Land Uses’ as follows).
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Subject Site
Figure 12: Extract from Zoning Map to ALEP 2010
The objectives of Zone B4 Mixed Uses are more appropriate for the future development potential of
the site and are as follows:
“• To provide a mixture of compatible land uses.
• To integrate suitable business, office, residential, retail and other development in accessible locations so as to
maximise public transport patronage and encourage walking and cycling.
• To encourage high density residential development.
• To encourage appropriate businesses that contribute to economic growth.
• To achieve an accessible, attractive and safe public domain.”
Redevelopment of the site can be consistent with the abovementioned objectives. The site has no
constraints that would prevent higher density development. The site is accessible to a variety of
public transport options and pathway networks linking to public transport and other mixed use
developments in the Lidcombe Town Centre. Redevelopment of the site also presents opportunities
for improvements to the public domain interface with two street frontages and a boundary shared
with a public park.
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Land Uses
The range of land uses permitted with consent in Zone RE2 is limited and importantly does not
include residential accommodation or commercial uses such as office premises and retail premises.
These uses are essential to a mixed use development.
Zone RE2 was applied to the site in recognition of the long term existence of the Bowling Club but
does provide foresight as to the future redevelopment potential of the site and its potential to
contribute to increased intensity and variety of development in Lidcombe Town Centre. The
proposed Zone B4 Mixed Use will provide the opportunity for the site to be economically redeveloped
in a manner which is consistent with the position of the site at the edge of Lidcombe Town Centre.
This Planning Proposal seeks to apply appropriate planning provisions that retain the bowling club in
an improved capacity facilitated by the redevelopment of the site to accommodate mixed uses as a
more efficient and viable long term use of the land. The changes contained in this Planning Proposal
aim to continue and enhance the private recreational opportunities available at the site and
specifically retain the bowling club in a more contemporary capacity. The Design Concept shows a
new bowling club accommodated within a mixed use building with outdoor bowling greens, day-today social club facilities and function rooms (see Figure 12). The new bowling club concept will
therefore fit the definition of a recreation facility (outdoor) as contained in ALEP 2010 as follows:
“recreation facility (outdoor) means a building or place (other than a recreation area) used predominantly for
outdoor recreation, whether or not operated for the purposes of gain, including a golf course, golf driving range,
mini-golf centre, tennis court, paint-ball centre, lawn bowling green, outdoor swimming pool, equestrian centre,
skate board ramp, go-kart track, rifle range, water-ski centre or any other building or place of a like character
used for outdoor recreation (including any ancillary buildings), but does not include an entertainment facility or
a recreation facility (major).”
The range of land uses permitted in Zone B4 are far more expansive than those in Zone RE2 and
include residential accommodation particularly in the form of shop top housing, seniors housing and
residential flat buildings, a variety of types of commercial premises, registered clubs and recreation
facilities (indoor and outdoor). The Design Concept is consistent with the objectives and permissible
land uses for Zone B4 and the mixed uses suitable to enhance the vibrancy and most economic long
term use of the site.
Applying Zone B4 to the subject site will enable a combination of uses including private recreation,
commercial and residential which cannot currently be delivered on the site. The change in zoning
significantly increases the capacity of the site to deliver new and more efficient land use
opportunities more suitable to the role of this site as part of Lidcombe Town Centre.
4.1.2 Clause 4.3 Height of Buildings and Clause 4.4 Floor Space Ratio
Currently there are no controls applying to building height and floor space ratio for the site. This
Planning Proposal seeks to apply the same controls that apply to adjoining land and land in
Lidcombe Town Centre in Zone B4. These controls are a maximum building height of 32m and a
maximum floor space ratio of 5:1. With these proposed height and density controls, redevelopment
will be consistent in height, scale and bulk with other new development throughout Lidcombe Town
Centre. These controls have been exemplified in the Design Concept as shown in Figures 13 to 15
inclusive.
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The Design Concept presents the potential three-dimensional built form of a building on the subject
site as well as the form of the approved building on the neighbouring site to the east (Development
Consent DA120/2013). It is important to note that Development Consent DA120/2013 applies to a
built form with a height of approximately 29m and a floor space ratio of 3.38:1 which is significantly
less than the maximum of 32m and 5:1 permissible on the site under ALEP 2010.
Figures 13 to 15 also indicate the development potential of other properties in Zone B4 to the north
of the site in a manner similar to the development scenarios modeled in the Auburn Urban design
Study 2012. These figures show that application of a building height control of 32m and a floor
space ratio control of 5:1 can deliver future development of the site which is compatible with the
likely future character of the locality.
Design Concept
Figure 13: Oblique aerial view from south east (Source: RJK Architects)
Design Concept
Figure 14: Oblique aerial view from north west (Source: RJK Architects)
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
Figure 15: Streetscape elevations (Design concept building within dotted outline)
(Source: RJK Architects)
4.1.3 Clause 6.1 Acid Sulfate Soils
The site is within a broad area of Class 5 Acid Sulfate Soils identified in ALEP 2010. Excavation is
likely for basement parking. The management of soils and ground water will be further investigated
with any future development application.
4.1.4 Clause 6.3 Flood Planning
Clause 6.3 Flood Planning applies to the site as the south west corner and western edge of the site
are within a Flood Planning area as shown in the maps to ALEP 2010 (see Figure 16).
More detailed investigations as to the potential constraints imposed by flooding are expected to be
undertaken following instructions from the Gateway process. Studies are expected to be required to
ensure that future development of the site can be consistent with the objectives of Clause 6.3 to:



minimise risk to life and property from flooding;
ensure that development is compatible with the hazard and the capacity of the site to
accommodate flooding; and
achieve redevelopment of the site without detrimental impacts to neighbouring properties
and the overall movement of flood water within the catchment to protect the environment.
The studies are expected to identify the appropriate flood planning level (being the level of a 1:100
year ARI flood event plus 0.5m freeboard or as revised by detailed study).
The investigations will be informed by, and build on the findings of, the Haslam’s Creek Floodplain
Risk Management Study and Plan (January 2003). Future works within the site to accommodate
flood affectation are to be consistent with the Haslam’s Creek Study and Council’s DCP for
Stormwater Drainage.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
Figure 16: Extract from ALEP 2010 Flood Planning Map
4.2 AUBURN DEVELOPMENT CONTROL PLAN 2010
The Auburn Development Control Plan 2010 (ADCP 2010) applies to the same land that is subject to
ALEP 2010. It was effective from the same date as ALEP 2010. The provisions in the DCP that
apply to the site are limited to stormwater and floodwater management requirements.
Applying Zone B4 introduces DCP controls to the site. The relevant controls are listed in Annexure B
and are those that can be reasonably incorporated into the Design Concept at Planning Proposal
stage to evaluate the potential for compliance with a future development application.
In summary Annexure B demonstrates that a future proposal for redevelopment of the site can
achieve compliance with the relevant requirements of the DCP for a mixed use development. The
Design Concept demonstrates compliance with the majority of these DCP requirements with the
exception of the potential impacts of shadow to be cast by a new development on the site.
The DCP controls for Solar Amenity are contained in Section 6.1 are as follows:
“D1 Allow for direct solar access to new and existing roofs (minimum 3m2 of north-facing roof space) for solar
collectors
D2 Maintain sunlight to at least 50% of private open space areas of neighbouring properties for at least 3 hours
between 9am and 3pm 21 June or do not cause further reduction if current solar access conditions are less
D5 North-facing windows to living areas of neighbouring dwellings shall have sunlight for at least 3 hours
between 9am and 3pm midwinter
D6 Where the proposed residential flat building is on an adjacent northern boundary or located within an area
undergoing transition, compliance with D1, D2, D3 and D4 development controls may not be achievable”
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
Section 8.0 Water and Energy Efficiency also contains solar access provisions as follows:
“8.6 Solar Amenity
New development is not to reduce sunlight access to less than 3 hours between 9am and 3pm on 21 June for:
Public open space
50% of existing private open space; and
windows of adjoining dwellings.”
Shadow diagrams for mid-winter for the Design Concept are included in Figures 17, 18 and 19.
Figure 17: Diagram of potential shadow 9am midwinter
As shown in the diagrams of potential overshadowing, a new building on the site compliant with a
height control of 32m and a FSR of 5:1 will cast shadow onto residential properties on the southern
side of James Street. However, from noon to 3pm in midwinter the shadow cast by the Design
Concept does not add to the amount of shadow onto the private rear yard areas of these residential
properties. In this regard the Design Concept complies with Control D2. The degree to which northfacing living room windows and roof surfaces may be impacted by shadow would be subject to more
detailed analysis and dependent upon roof design details of a new development. Therefore it is not
possible to determine potential compliance with Controls D1 and D5. The proposal does not
overshadow the adjoining park between 9am and 3pm midwinter other than a small section of the
south east corner which is mostly landscaping beds and mown grass.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
Figure 18: Diagram of potential shadow midday midwinter
Figure 19: Diagram of potential shadow 3pm midwinter
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
Control D6 applies to the scenario in that the subject site is within an area undergoing transition from
one and two storey buildings to multistorey buildings. The DCP controls acknowledge that full
compliance with D1, D2 and D5 may not be achievable for redevelopment of the site.
Overall the Design Concept and Annexure B demonstrate that the redevelopment of the site in
accordance with the proposed zoning, height and FSR controls can comply with the relevant controls
of the ADCP 2010.
4.3 Planning Controls for the Retention of the Bowling Club with
Future Redevelopment
Consideration has been given to the inclusion of new planning provisions to achieve retention of the
bowling club with any future redevelopment of the site. Options considered were:



An amendment to ALEP 2010;
A Voluntary Planning Agreement; and
An amendment to ADCP 2010.
Each of these options is examined as follows.
Amendment to ALEP 2010
An additional subclause to Clause 4.4 Floor Space Ratio was considered as shown:
“(2E) Despite subclause (2), the maximum floor space ratio for any development on land known as Lot B in
Deposited Plan 163167, Lot 1 in Deposited Plan 76932 and Lot 462 in Deposited Plan 752036 as shown
edged yellow on the Floor Space Ratio Map, is 5:1 only if that development includes a recreation facility
(outdoor) of a minimum Xm2. If a recreation facility is not included in the development then the maximum floor
space ratio that applies to the site is 4:1.”
The intent of this subclause was to provide a floor space incentive for the inclusion of a bowling club
and a disincentive if a bowling club was not included. However, the subclause is considered to be
impractical for the following reasons:




The LEP does not have the capacity to specify a “Bowling Club” as the particular use
included in redevelopment of the site. Land use terms are limited to recreation facility
(outdoor) and could include a swimming pool or skate ramp or recreation facility (indoor) and
could include a gymnasium or bowling alley and still satisfy the subclause;
Given the variety of types of recreation facility (indoor) and recreation facility (outdoor) there
is no certainty that the proposed subclause will deliver the specific functions that are typically
made available by a bowling club such as café/restaurant, bar and function/meeting rooms;
Even if a bowling club was initially provided with the redevelopment of the site, a
development application could be submitted for a change of use of the recreation facility
(outdoor) which would be permitted with consent and consistent with the subclause; and
The subclause cannot account for future redevelopment scenarios should the three
allotments that comprise the subject site be developed individually and not as an
amalgamated parcel.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
Voluntary Planning Agreement
A Voluntary Planning Agreement (VPA) could be negotiated and registered. The VPA could be
bound to the title of the lots as a Restriction-as-to-User (RATU). The RATU could nominate Council
as an interested party to ensure that it cannot be altered without the prior consent of Council. The
VPA could:


commit any future development application to incorporate a bowling club; or
commit any person acting on a development consent that does not contain a bowling club to
pay to Council a predetermined (and indexed) monetary contribution towards community
facilities and/or public open space.
The intent of the VPA would be to provide a financial compensation to the community if a bowling
club was not provided with the redevelopment of the site.
The VPA option is not supported for the following reasons:




A VPA applying to multiple allotments may be difficult to maintain with changes to ownership
prior to development and potential changes to subdivision and amalgamation in the future
and/or transfer of ownership of land;
The VPA would need to remain in place for an indefinite timeframe and beyond the initial
construction and occupation of a future development that included a bowling club. Therefore
the VPA would potentially need to apply to multiple future landowners of commercial units
and residential units;
The obligation to pay compensation should a bowling club later be removed from the site
may need to be borne by multiple owners of strata titled commercial and residential units
which then does not form a fair and justifiable nexus between the provider of the
development and the reason for the monetary contribution; and
A situation may occur where a developer constructs a mixed use development including a
bowling club and discharges an obligation to pay compensation in which case the VPA
would no longer be necessary. In the future, for reasons outside the scope of a VPA, the
bowling club may be removed from the site through further redevelopment or change of use
and there is no capacity to seek compensation.
Therefore a VPA is not an appropriate option.
Site-Specific Provisions in ADCP 2010
Site-specific provisions in ADCP 2010 are considered the most appropriate mechanism for achieving
the inclusion of a new bowling club with future redevelopment of the site. Site-specific controls may
identify the site as its current separate lots and any future pattern of subdivision by including a site
identification map. The DCP can apply indefinitely over time regardless of changes to ownership
and subdivision patterns.
The DCP could specify that future development of the site achieves the inclusion and retention of,
and is compatible with, a recreation facility (outdoor), a specific amount of floor space for multipurpose community space (meetings, display, activities, functions) and a specific amount of publicly
accessible open space. These provisions are most suitably to the facilities provided by a bowling
club or a form of recreation facility (indoor) which is of a similar nature to a bowling club, rather than
other facilities mentioned in the definition, such as a skate board ramp, go-kart track or rifle range).
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
In accordance with the provisions of Section 79C(3A) Council can be flexible in the application of the
provisions of the DCP and grant allowance for development proposals which propose reasonable
alternative standards. Therefore controls (in terms of the exact number of square metres) can be
applied at the discretion of Council and can be varied based on the actual details of any future
development application.
Site-specific provisions in ADCP 2010 are considered the most practical option to seek the retention
of the bowling club (or other equivalent recreation and community space) with any future
redevelopment of the site.
As this Planning Proposal evolves it is expected that the applicant will work collaboratively with
Council to develop the specific details of future provisions for ADCP 2010.
Planning Ingenuity Pty Ltd
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
5
PLANNING PROPOSAL
5.1 Part 1 - Objectives or Intended Outcomes
5.1.1 Intended Outcomes
The purpose of this Planning Proposal is to change the zoning, height and FSR controls to achieve
redevelopment of the site for delivery of mixed uses including the redevelopment of the bowling club.
The amendment of the LEP in the manner described in this Planning Proposal will establish the
appropriate controls for the redevelopment of the site without losing the private recreational
opportunities provided by the Lidcombe Bowling Club. The amended controls will also facilitate a
mixed use development of a scale and density consistent with the intended future character of the
Lidcombe Town Centre as demonstrated by the Design Concept for the site.
5.1.2 Objectives
To achieve the intended outcomes for redevelopment of the site, the objectives of this Planning
Proposal are as follows:
(i) Assist with meeting strategic redevelopment outcomes for Lidcombe Town Centre;
(ii) Contribute towards new dwelling and employment targets set by State, Regional and Local
Strategies;
(iii) Redevelopment of the Bowling Club to enhance the social and recreational opportunities
available to members and visitors;
(iv) Provide new commercial floor space to contribute towards the economic vitality of Lidcombe
Town Centre and add to the variety of commercial opportunities available;
(v) Provide new commercial services and facilities for local residents and visitors;
(vi) Create new housing opportunities in an area with high amenity and good access to a variety
of transport options;
(vii) Establish planning controls with the potential to deliver a new built form which defines the
southern edge of Lidcombe Town Centre and distinguishes the town centre from its
surrounding residential areas; and
(viii)
Allows for the orderly and economic development of the land.
5.2 Part 2 - Explanation of Provisions
It is proposed to amend ALEP 2010 in the following specific ways:



Amend the Zoning Map Sheet 007 to apply Zone B4 Mixed Use to the subject site;
Amend the Height of Buildings Map Sheet 007 to apply a maximum building height of 32m to
the subject site; and
Amend the Floor Space Ratio Map Sheet 007 to apply a maximum floor space ratio of 5:1 to
the subject site.
As discussed in Section 4.3 the most appropriate option for inclusion of a new bowling club with
future redevelopment is for new provisions in the ADCP 2010. The specific details of new provisions
are expected to be prepared in collaboration with Council as this Planning Proposal evolves.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
5.3 Part 3 - Justification
This section sets out the justification for amending the ALEP 2010 as described in Section 6.2
above.
SECTION A - Need for the Planning Proposal
Question 1. Is the Planning Proposal a result of any study or report?
The Planning Proposal is not the result of a specific strategic planning study. However, it is
consistent with several strategies that apply to the locality, to Auburn LGA and to the greater
Metropolitan area.
Preliminary feasibility assessments have been conducted for the site resulting in the Design Concept
contained in this Planning Proposal. The Design Concept is an outcome of an analysis of existing
and approved surrounding land uses and the potential capacity of the site for redevelopment that
includes a new bowling club.
The Planning Proposal also adapts the methodology and concepts used in the Auburn Urban Design
Study (2010). These methods and concepts have been applied to the subject site to identify ways in
which redevelopment can best deliver the proposed height and FSRs while minimising potential
negative impacts. This is discussed in more detail in Section 5.3 B.
Question 2. Is the Planning Proposal the best means of achieving the objectives or intended
outcomes, or is there a better way?
Under the current planning controls, the redevelopment options for the site are limited as presented
in Section 4.1.1. Evidence presented in Section 2.2 demonstrates that club membership and the
main revenue streams are declining. Membership and revenue are inadequate to support
redevelopment of a new club in isolation because a new club would be limited to offering the same or
similar activities to the current bowling club.
A change to the zoning of the land in a manner consistent with other land in the Lidcombe Town
Centre will ensure that the town centre is redeveloped to its optimum potential. This Planning
Proposal provides appropriate additional floor space for a variety of uses appropriate to the character
and scale of the town centre. Additional dwellings can be provided on the site in close proximity to
established and new commercial and recreational facilities and well serviced by public transport. A
mix of dwelling sizes will contribute to housing availability and affordability locally. The change to the
planning provisions will facilitate redevelopment in an economically, socially and environmentally
appopriate manner. The change to the planning propo
In order to support redevelopment as exemplified by the Design Concept, additional land uses are
required in conjunction with the bowling club and amendments to the LEP for zoning, height and floor
space ratio are the only means of achieving redevelopment of an economically viable scale.
3. Is there a net community benefit?
Yes. The Design Concept includes retention of the existing outdoor bowling greens on the northern
portion of the site and new bowling club facilities including a bar, restaurant, function rooms and
administration offices. These features will be more functional and contemporary than the current
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
facilities and provide a higher standard of service to members and visitors with potential to increase
patronage with a broader appeal to potential new members.
Additional commercial premises are expected to add to the variety of commercial units available in
the Lidcombe Town Centre to improve choice and accessibility for local residents and visitors and
generate new employment opportunities. New commercial premises will contribute to local
economic diversity and vitality.
Residents of new dwellings will live in a high amenity environment with excellent access to transport,
commercial services and facilities, public schools, the nearby South Western Sydney Institute
Lidcombe TAFE College and public open space. An increase in housing variety and availability will
contribute positively to housing affordability in both the private rental and home ownership market
sectors.
Current members of the Lidcombe Bowling Club support the Planning Proposal as evidenced by the
signed letter of support in Annexure C.
In broader terms, the development of the site in accordance with the Design Concept will:





contribute to targets for new jobs and new housing set by the Draft Metropolitan Strategy
and the anticipated sub-regional strategy;
enhance and add to the economic, social and cultural activities available within Lidcombe
Town Centre;
provide improved visual connectivity between the site and the Lidcombe Town Centre and
the adjoining public park;
lead redevelopment to higher densities in Lidcombe Town Centre; and
improve the quality of the built form with a landmark building defining the towns southern
edge.
SECTION B – Relationship to strategic planning framework
Question 3. Is the planning proposal consistent with the objectives and actions contained
within the applicable regional or sub-regional strategy (including the Sydney Metropolitan
Strategy and exhibited draft strategies)?
Metropolitan Plan for Sydney 2036
The Metropolitan Plan for Sydney 2036 (Metro Plan 2036) contains nine strategies. Each strategy
contains key objectives and actions. Of relevance to this Planning Proposal are strategies for growth
in employment and housing, enhanced economic activity and maintenance and improvement of
heritage and environmental assets. The Plan sets metropolitan-wide targets of 769,000 new
dwellings and 760,000 additional jobs to 2036 with 50% of new employment to be based in Western
Sydney.
The features of the Metro Plan 2036 which are most relevant to this Planning Proposal are:




The renewal of existing town centres;
The majority of additional dwellings to be located within 30 minutes of a Major centre;
70% of new dwellings in established urban areas;
Improvements in housing affordability;
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe


80% of new homes within a walking catchment (typically 800m) of public transport services;
and
The identification of Lidcombe as a Town Centre expected to contain a variety of commercial
and community services with a resident population of between 4,500 and 9,500.
The Planning Proposal will facilitate redevelopment opportunities for the site which can be consistent
with the abovementioned points. The site is a renewal opportunity within the town centre. New
dwellings will be within 30 minutes travel time by train to Sydney CBD and Parramatta and less than
500m walking distance to bus and train services.
Changing the land use zone to Zone B4 and increasing the floor space and building height controls
for this site will facilitate delivery of both short and long term employment opportunities and new
dwellings which will contribute to the targets. The scale and design of the building will also
contribute positively to the visual definition of the southern edge of the Lidcombe Town Centre with
improved integration with the streetscape and the adjoining public park.
The Draft West Central Subregional Strategy
The West Central Subregion includes the Local Government Areas of Parramatta, Bankstown,
Auburn, Fairfield and Holroyd. The Draft Strategy provides a more detailed layer of planning
strategies and sets targets for 61,000 additional jobs and 95,500 additional dwellings in the sub
region. The housing mix demonstrated by recent building approval trends is 28% detached
dwellings, 31% medium density dwellings and 41% residential flats and apartments.
The Planning Proposal is consistent with the achievement of employment and housing targets by
creating the potential for new commercial and residential floor space.
NSW Long Term Transport Masterplan
This Plan identifies strategies for improving the capacity of roads and other public transport systems
and increasing connectivity, efficiency and continuity in all modes of transport. Lidcombe is within
close proximity to Parramatta Road which has been identified as a major transport corridor for
private and commercial movement of road traffic.
The site is well located for future occupants to take advantage of existing and new transport options.
The site is within walking distance to bus stops and Lidcombe Railway Station and is connected by
high quality pavements to the town centre to facilitate pedestrian movement.
Development of the site to a higher density will create demand for a variety of transport services and
improve overall viability without being contrary to the intent of major projects identified in the Long
Term Transport Masterplan.
Draft Metropolitan Strategy for Sydney 2031
The Draft Sydney Metropolitan Strategy for Sydney 2031 (Draft MetroStrategy 2031) includes
Auburn LGA in the West Central and North West subregion. The guiding principles for the Draft
MetroStrategy 2031 that are most relevant to this Planning Proposal are:


Integration of infrastructure, transport and land use;
Improving housing choice and increasing housing supply through market-led solutions;
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe



Increased density of residential and commercial uses within and close to the Parramatta
Road corridor;
Clustering business growth in strategic centres; and
Mixed uses encouraged in all centres.
Targets for new development are set to be achieved by 2031.
Subregional Strategies are yet to be finalised to elaborate on the concepts developed in the Draft
MetroStrategy 2031. Those relevant to the West Central and North West subregion are:


148,000 additional dwellings; and
142,000 additional jobs.
This Planning Proposal intends to facilitate development consistent with the Draft Strategy by
delivering both employment opportunities and a variety of new dwellings in an established town
centre.
Question 4. Is the planning proposal consistent with the local Council’s Community Strategic
Plan, or other local strategic plan?
Auburn City Community Strategic Plan 2011-2021
The Auburn City Community Strategic Plan (ACCSP) was adopted and effective from March 2011
and aims to guide the decisions of the Council towards strategic objectives and measureable goals.
The Vision for Auburn LGA includes the aim for a sustainable city which is a vibrant centre for
economic growth. The Planning Proposal provides the opportunity to lead redevelopment within
Lidcombe Town Centre to improve commercial opportunities and enhance the mix of commercial
and residential uses within the established urban area. This is consistent with the vision of the
ACCSP.
The ACCSP lists intended outcomes for community, places, environment and leadership. Those
outcomes most relevant to this Planning Proposal are:



High quality urban development;
Inviting and well used public open spaces; and
Minimal ecological footprints.
The Planning Proposal has the potential to assist in achieving the ACCSP outcomes in that it creates
the opportunity for improvements to:



the quality of urban development on the site;
the utility and appeal of the interface with the adjoining public park; and
deliver new recreational, commercial and residential land uses that incorporate sustainable
and efficient materials, construction methods and operational functions.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
Question 5. Is the planning proposal consistent with applicable state environmental planning
policies?
There are no State Environmental Planning Policies (SEPPs) or known Draft SEPPs that would
prohibit or restrict the planning proposal. An assessment against relevant SEPPs is provided in
Table 1 (note SEPPs that are not relevant to the proposal have not been included in the table):
TABLE 1: RELEVANT STATE ENVIRONMENTAL PLANNING POLICIES
SEPP
Relevance
Consistency
Comments
SEPP 19
Bushland in
Urban Areas
SEPP 19 is relevant only in that is
applies to the Auburn LGA. The
Policy aims to protect and
preserve bushland.
N/A
The Planning Proposal has no impact on
urban bushland.
SEPP 21
Caravan Parks
SEPP 21 applies to all land in the
State. It aims to provide caravan
parks for both short and long term
stays for social and economic
welfare and protection of the
environment.
Yes
The Planning Proposal does not change
the current provisions of ALEP 2010
applying to caravan parks. Caravan
parks are prohibited on the site under the
current zoning and are also prohibited
under the proposed Zone B4 Mixed Use
zone.
SEPP 30
Intensive
Agriculture
SEPP 30 applies to the
assessment of proposals
involving intensive agriculture.
N/A
The Planning Proposal does not include
intensive agriculture and does not affect
intensive agriculture.
SEPP 32 Urban
Consolidation
(Redevelopment
of Urban Land)
The land is suitable for urban
development under the Zone B4
Mixed Use. This Planning
Proposal demonstrates that the
development capacity of the land
can be consistent with the
remainder of the Lidcombe Town
Centre through changes to the
controls for height and FSR.
Yes
The Planning Proposal is consistent with
the Policy by facilitating additional
housing and commercial land uses
integral with Lidcombe Town centre. The
site is serviced by utilities and accessible
to transport, recreational and commercial
land uses.
SEPP 33
Hazardous and
Offensive
development
SEPP 33 is relevant only in that it
applies to the whole of the State.
N/A
The Planning Proposal does not affect
existing provisions relating to hazardous
and offensive development.
SEPP 50 Canal
Estate
Developments
SEPP 50 is relevant only in that is
applies to Auburn LGA.
N/A
The Planning Proposal does not affect
existing provisions relating to canal
estate developments.
SEPP No 55Remediation of
Land
Introduces state-wide planning
controls for the remediation of
contaminated land.
Yes
The site history indicates it is likely to be
suitable for commercial, recreational and
residential uses.
SEPP 62
Sustainable
Aquaculture
SEPP 62 is relevant only to the
extent that it applies to the
Auburn LGA.
N/A
The Planning Proposal does not affect
existing provisions relating to
aquaculture.
SEPP 64
Advertising and
Signage
SEPP 64 will apply to future
development proposals for
advertising and signage on the
site.
N/A
The Planning Proposal will not change
the way in which the provisions of SEPP
64 apply to the site and future
assessment of development applications
and other proposals for advertising and
signage.
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Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
SEPP (Building
Sustainability
Index: BASIX)
2004
This SEPP aims to achieve
buildings which are energy and
water efficient.
Yes
Compliance with BASIX would be
achieved under future development
applications. There are no site
constraints that would preclude
compliance with the SEPP.
State
Environmental
Planning Policy
No.65 (Design
of Residential
Flat Buildings)
Residential flat buildings are not
permissible with consent on the
subject site under the current
planning provisions. Residential
flat buildings are permitted with
consent in the proposed Zone B4
Mixed Use. Residential flats in
the form of shop top housing
and/or seniors housing and are
likely to form a major component
of any future development
application for the site.
Yes
Compliance with SEPP 65 will need to be
demonstrated with a future development
application. The Design Concept
supporting this Planning Proposal has
been developed with regard to the SEPP.
The Planning Proposal does not change
the manner in which the SEPP applies to
the site and future development.
SEPP (Major
Developments)
2005
This SEPP is relevant only to the
extent that it applies to the State.
N/A
This Planning Proposal does not involve
State Significant development.
SEPP
(Affordable
Rental Housing)
2009
The Policy seeks to retain and
provide affordable housing in
areas with good access to public
transport and established utilities,
services and facilities.
The Planning Proposal will not
reduce the availability of
affordable rental housing or
opportunities for new affordable
housing.
Yes
The Planning Proposal is consistent with
and does not change the manner in
which the Policy applies.
SEPP (Mining,
Petroleum
Production and
Extractive
Industries) 2007
This SEPP is relevant only to the
extent that it applies to the State.
N/A
This Planning Proposal does not change
the way in which the provisions of this
SEPP apply to the site.
SEPP
(Temporary
Structures)
2007
This SEPP is relevant only to the
extent that it applies to the State.
N/A
The Planning Proposal does not change
the way in which this SEPP applies to the
site.
SEPP
(Infrastructure)
2007
This SEPP is relevant only to the
extent that is applies to the State.
N/A
The Planning Proposal does not change
the way in which this SEPP applies to the
site.
SEPP (Exempt
and Complying
Development
Codes) 2008
This SEPP defines types of
development for which
development consent is not
required. Schedule 6 does not
apply to Auburn LGA.
Yes
The Planning Proposal does not change
the way in which this SEPP applies to the
site.
SEPP (Housing
for Seniors or
People with a
Disability) 2004
This SEPP facilitates the delivery
of housing suitable for people
with special needs and sets
minimum design standards for
dwellings, ancillary facilities and
sites.
Yes
The Planning Proposal does not change
the way in which this Policy applies to the
site.
Planning Ingenuity Pty Ltd
30
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
SEPP (State
and Regional
Development)
2011
The Policy applies to the extent
that the cost of future
development of the site may
classify a future development
application as ‘regionally
significant’.
Yes
Future development of the amalgamated
site may meet the relevant threshholds
for ‘regional development’ as defined in
Schedule 4A to the Environmental
Planning and Assessment Act, 1979.
The Joint Regional Planning Panel is
likely to be the consent authority.
Question 6. Is the planning proposal consistent with applicable Ministerial Directions (s.117
directions)?
The proposal is consistent with all applicable Ministerial Directions under Section 117 of the
Environmental Planning & Assessment Act, 1979. An assessment against the applicable
directions is provided in Table 2 as follows.
Planning Ingenuity Pty Ltd
31
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
TABLE 2: S.117 MINISTERIAL DIRECTIONS
Ministerial
Direction
Relevance
Consistency
Implications
Yes
This Planning Proposal seeks to apply Zone B4 Mixed Use to the subject site as
it is located on the southern edge of Lidcombe Town Centre. It will permit
residential, commercial and recreational land uses on the site which will increase
the floor space available for business uses. The Design Concept demonstrates
commercial land uses can activate both street frontages and enhance the
interface with the adjoining public park.
1. Employment and Resources
1.1 Business
and Industrial
Zones
The objectives of this direction are to:


encourage employment growth in suitable locations,
protect employment land in business and industrial zones,
and
 support the viability of identified strategic centres.
A Planning Proposal must retain business and industrial zones and
not reduce the floor space created for business and industrial uses.
New DCP provisions are proposed to retain a bowling club facility within the site
which will also support the vitality of the town centre with a variety of uses and
activities available for residents and visitors.
Therefore the Planning Proposal is consistent with the objectives of this
Direction.
2. Environment and Heritage
A planning proposal must include provisions that facilitate the
2.3 Heritage
conservation of items and places of heritage and archaeological
Conservation
significance.
Yes
The Memorial in the adjoining park is an item of archaeological significance that
is adequately protected by the existing LEP. This Planning Proposal will not
change these provisions.
Accordingly the Planning Proposal is consistent with the objectives and intent of
Direction 2.3.
Yes
The Design Concept indicates that a variety of high amenity housing can be
accommodated within the site to excellent design standards. Future apartments
will benefit from the solar access, natural ventilation opportunities and options for
orientation and outlook provided by two street frontages and a boundary shared
with a public park.
A planning proposal may be inconsistent with the Direction if:

items or places are adequately protected by existing
planning instruments; or
 or the provisions that are inconsistent are of minor
significance.
3.Housing,Infrastructure and Urban Development
3.1 Residential A planning proposal must include provisions that encourage the
provision of housing that will:
Zones
 broaden the choice of building types and locations
available in the housing market, and
 make more efficient use of existing infrastructure and
Planning Ingenuity Pty Ltd
32
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe


services, and
reduce the consumption of land for housing and
associated urban development on the urban fringe, and
be of good design.
The site is connected to available utilities and services to make efficient use of
existing infrastructure.
The Planning Proposal seeks to increase the permissible density of development
on the site which will make redevelopment of the site economically viable.
Accordingly the Planning Proposal is consistent with the objectives and intent of
Direction 3.1.
A planning proposal must:

3.2 Caravan
Parks and
Manufactured
Home Estates
contain a requirement that residential development is not
permitted until land is adequately serviced (or
arrangements satisfactory to the council, or other
appropriate authority, have been made to service it), and
 not contain provisions which will reduce the permissible
residential density of land.
This Direction applies to all Planning Proposals and aims to ensure
that LEP provisions facilitate:
a variety of housing types; and
permit caravan parks and manufactured home estates.
Yes
This Planning Proposal does not change the provisions of ALEP 2010 relating to
caravan parks and manufactured home estates and does not change the land
available for such purposes. It is therefore consistent with the Direction.
A Planning Proposal must:
retain provisions that permit caravan parks
identify and retain land suitable for caravan parks and
manufactured home estates.
3.3 Home
Occupations
This Direction applies to all Planning Proposals and aims for home
occupations conducted within dwelling houses to be permitted
without council consent.
Yes
This Planning Proposal does not change provisions relating to home occupations
in ALEP 2010. Home occupations are permitted without consent in Zone B4
Mixed Use.
3.4 Integrating
Land Use and
Transport
A planning proposal must locate zones for urban purposes and
include provisions that give effect to and are consistent with the
aims, objectives and principles of:
(1) Improving Transport Choice – Guidelines for planning and
development (DUAP 2001), and
(2) The Right Place for Business and Services – Planning Policy
(DUAP 2001).
Yes
The subject site is within walking distance to bus and rail transport and is part of
the established pathway network throughout Lidcombe Town Centre. Therefore,
the planning proposal is considered to be consistent with the aims and objectives
of Direction 3.4.
4.Hazard and Risk
Planning Ingenuity Pty Ltd
33
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
4.1 Acid
Sulphate Soils
A Planning Proposal must consider the environmental impacts of
Acid Sulfate Soils.
Yes
An Acid Sulfate Soils Management Plan will be required with any future
development proposal and no changes are required to the current planning
provisions.
4.3 Flood
Prone Land
A Planning Proposal must include provisions that give effect to and
are consistent with the NSW Flood Prone Land Policy and the
principles of the Floodplain Development Manual.
Yes
The role of the site in management of stormwater and flooding is acknowledged
and hydrological and hydraulic analyses will be required to support any future
development application.
Yes
The Planning Proposal does not introduce additional concurrence requirements
or identify the development as designated development.
Yes
The Planning Proposal is not seeking to facilitate a particular development
proposal and does not propose site-specific provisions for ALEP 2010.
6.Local Plan Making
6.1 Approval
and Referral
Requirements
6.3 Site
Specific
Provisions
A planning proposal must:
 minimise the inclusion of provisions that require the concurrence,
consultation or referral of development applications to a Minister
or public authority,
 not identify development as designated development unless the
relevant planning authority has obtained the approval of the
Director-General of the Department of Planning
A planning proposal that will amend another environmental planning
instrument in order to allow a particular development proposal to be
carried out must either:
(a) allow that land use to be carried out in the zone the land is
situated on, or
(b) rezone the site to an existing zone already applying in the
environmental planning instrument that allows that land use
without imposing any development standards or requirements
in addition to those already contained in that zone, or
(c) allow that land use on the relevant land without imposing any
development standards or requirements in addition to those
already contained in the principal environmental planning
instrument being amended.
The Design Concept submitted with this Planning Proposal is intended to
demonstrate that future redevelopment of the site can achieve compliance with
the planning provisions that may potentially apply to the site. The Planning
Proposal does not seek to implement the Design Concept.
Site specific provisions for ADCP 2010 are proposed. However, this is not
contrary to this Direction.
A Planning Proposal must not contain or refer to drawings that show
details of the development proposal.
7.Metropolitan Planning
7.1 Implement
– ation of the
Metropolitan
Strategy
Planning proposals shall be consistent with the Metropolitan
Strategy: City of Cities, A Plan for Sydney’s Future
Planning Ingenuity Pty Ltd
Yes
The Planning Proposal is consistent with the Metro Plan 2036 and the Draft
West Central subregional strategy as detailed in Section B.1. The Planning
proposal will therefore facilitate the delivery of the key strategies and goals for
Metropolitan Planning.
34
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
SECTION C – Environmental, Social and Economic Impact
Question 7. 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 site does not contain critical habitat or habitat for threatened species, populations or endangered
ecological communities. The potential future development of the site is not likely to have a negative
impact on such habitats and the site does not have potential to contribute to links or support habitat
of significance for threatened species, populations or endangered ecological communities.
Question 8. Are there any other likely environmental effects as a result of the planning
proposal and how are they proposed to be managed?
The main potential environmental impacts to be examined in detail with any future development
proposal for the site are:




Stormwater and floodwater management;
The integration of pedestrian and vehicle movements across the street frontage;
Integration with the adjoining public reserve; and
Retaining solar access for nearby residential properties.
The Design Concept demonstrates that a building footprint could potentially accommodate an
overland flow path for managing floodwaters subject to detailed engineering design and
specifications for a multi-level basement.
Question 9. Has the planning proposal adequately addressed any social and economic
effects?
The social and economic effects of the planning proposal have been considered in detail in the
context of net public benefit analysis in Section 3. Community consultation and public authority
consultation, will explore the social and economic effects of the Planning Proposal in more detail, as
required.
SECTION D – State and Commonwealth Interests
Question 10. Is there adequate public infrastructure for the planning proposal?
All essential services are available for connection to the subject site and arrangements are to be
made direct with the providers of each service in conjunction with any specific development
application.
Question 11. What are the views of State and Commonwealth public authorities consulted in
accordance with the gateway determination?
State and Commonwealth authorities will be consulted as required in accordance with Section 57 of
the EP&A Act, 1979, following the outcomes of the gateway determination.
Planning Ingenuity Pty Ltd
35
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
5.4 Part 4 - Community Consultation
In accordance with Section 57(2) of the EP&A Act, 1979, the Director-General of Planning must
approve the form of the planning proposal, as revised to comply with the gateway determination,
before community consultation is undertaken.
Public exhibition is likely to include a newspaper advertisement, display on the Council’s web-site
and written notification to adjoining landowners and referral to relevant public authorities. The
gateway determination will specify the level of public consultation that must be undertaken in relation
to the planning proposal.
Pursuant to Section 57(8) of the EP&A Act, 1979 the Responsible Planning Authority must consider
any submissions made concerning the proposed instrument and the report of any public hearing.
Planning Ingenuity Pty Ltd
36
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
6
CONCLUSION
A preliminary assessment of the features of the site and its setting and the development of the
Design Concept have shown that the site is capable of accommodating a mixed use development
of up to 32m in height and 5:1 floor space ratio. The inclusion of a new bowling club can also be
delivered through the redevelopment of the site subject to site-specific provisions in the ADCP
2010.
The Design Concept demonstrates that the site has the potential to accommodate a mixed use
building compatible with the intended future character of the Lidcombe Town Centre and improve
the interface with the streetscape to define the edge of the town centre. There are also
opportunities to improve the interface with the adjoining public park.
Planning Ingenuity Pty Ltd
37
ANNEXURE A
DESIGN CONCEPT BY RJK ARCHITECTS
MARKST
SUBJ
ECTSI
TE
L
I
DCOMBE
REMEMBRANCE
P
ARK
BOWL
I
NG
GREEN
18m
16m
32m
32m
PROPOSEDHEI
GHTL
I
MI
T
18m
16m
J
AMESST
16m
20m
HEI
GHTL
I
MI
T
18m
HEI
GHTL
I
MI
T
HENRY
ST
J
OSEPHS
T
HEI
GHTL
I
MI
T
9AM SHADOW -21s
tJ
UNE
LI
DCOMBEBOWLI
NGCLUB-STAGE2
NOTE:
I
NDI
CATI
VEONL
Y
,
APPROXI
MATEBUI
L
DI
NGFORM SHOWN
NOTT
OSCAL
E
MARKST
SUBJ
ECTSI
TE
L
I
DCOMBE
REMEMBRANCE
P
ARK
BOWL
I
NG
GREEN
18m
16m
32m
32m
PROPOSEDHEI
GHTL
I
MI
T
18m
16m
J
AMESST
16m
20m
HEI
GHTL
I
MI
T
18m
HEI
GHTL
I
MI
T
HENRY
ST
J
OSEPHS
T
HEI
GHTL
I
MI
T
10AM SHADOW -21s
tJ
UNE
LI
DCOMBEBOWLI
NGCLUB-STAGE2
NOTE:
I
NDI
CATI
VEONL
Y
,
APPROXI
MATEBUI
L
DI
NGFORM SHOWN
NOTT
OSCAL
E
MARKST
SUBJ
ECTSI
TE
L
I
DCOMBE
REMEMBRANCE
P
ARK
BOWL
I
NG
GREEN
18m
16m
32m
32m
PROPOSEDHEI
GHTL
I
MI
T
18m
16m
J
AMESST
16m
20m
HEI
GHTL
I
MI
T
18m
HEI
GHTL
I
MI
T
HENRY
ST
J
OSEPHS
T
HEI
GHTL
I
MI
T
11AM SHADOW -21s
tJ
UNE
LI
DCOMBEBOWLI
NGCLUB-STAGE2
NOTE:
I
NDI
CATI
VEONL
Y
,
APPROXI
MATEBUI
L
DI
NGFORM SHOWN
NOTT
OSCAL
E
MARKST
SUBJ
ECTSI
TE
L
I
DCOMBE
REMEMBRANCE
P
ARK
BOWL
I
NG
GREEN
18m
16m
32m
32m
PROPOSEDHEI
GHTL
I
MI
T
18m
16m
J
AMESST
16m
20m
HEI
GHTL
I
MI
T
18m
HEI
GHTL
I
MI
T
HENRY
ST
J
OSEPHS
T
HEI
GHTL
I
MI
T
12NOONSHADOW -21s
tJ
UNE
LI
DCOMBEBOWLI
NGCLUB-STAGE2
NOTE:
I
NDI
CATI
VEONL
Y
,
APPROXI
MATEBUI
L
DI
NGFORM SHOWN
NOTT
OSCAL
E
MARKST
SUBJ
ECTSI
TE
L
I
DCOMBE
REMEMBRANCE
P
ARK
BOWL
I
NG
GREEN
18m
16m
32m
32m
PROPOSEDHEI
GHTL
I
MI
T
18m
16m
J
AMESST
16m
20m
HEI
GHTL
I
MI
T
18m
HEI
GHTL
I
MI
T
HENRY
ST
J
OSEPHS
T
HEI
GHTL
I
MI
T
1PM SHADOW -21s
tJ
UNE
LI
DCOMBEBOWLI
NGCLUB-STAGE2
NOTE:
I
NDI
CATI
VEONL
Y
,
APPROXI
MATEBUI
L
DI
NGFORM SHOWN
NOTT
OSCAL
E
MARKST
SUBJ
ECTSI
TE
L
I
DCOMBE
REMEMBRANCE
P
ARK
BOWL
I
NG
GREEN
18m
16m
32m
32m
PROPOSEDHEI
GHTL
I
MI
T
18m
16m
J
AMESST
16m
20m
HEI
GHTL
I
MI
T
18m
HEI
GHTL
I
MI
T
HENRY
ST
J
OSEPHS
T
HEI
GHTL
I
MI
T
2PM SHADOW -21s
tJ
UNE
LI
DCOMBEBOWLI
NGCLUB-STAGE2
NOTE:
I
NDI
CATI
VEONL
Y
,
APPROXI
MATEBUI
L
DI
NGFORM SHOWN
NOTT
OSCAL
E
MARKST
SUBJ
ECTSI
TE
L
I
DCOMBE
REMEMBRANCE
P
ARK
BOWL
I
NG
GREEN
18m
16m
32m
32m
PROPOSEDHEI
GHTL
I
MI
T
18m
16m
J
AMESST
16m
20m
HEI
GHTL
I
MI
T
18m
HEI
GHTL
I
MI
T
HENRY
ST
J
OSEPHS
T
HEI
GHTL
I
MI
T
3PM SHADOW -21s
tJ
UNE
LI
DCOMBEBOWLI
NGCLUB-STAGE2
NOTE:
I
NDI
CATI
VEONL
Y
,
APPROXI
MATEBUI
L
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NGFORM SHOWN
NOTT
OSCAL
E
32M
32M
20M
32M
PROPOSEDHEI
GHTL
I
MI
T
32M
ST
ES
M
JA
18M
ST
Y
R
HEN
18M
T
KS
R
MA
AXONOMETRI
C1
LI
DCOMBEBOWLI
NGCLUB-STAGE2
NOTE:
I
NDI
CATI
VEONL
Y
,
APPROXI
MATEBUI
L
DI
NGFORM SHOWN
NOTT
OSCAL
E
18M
18M
ST
Y
NR
HE
32M
32M
PROPOSEDHEI
GHTL
I
MI
T
32M
ST
K
R
MA
BOWL
I
NGGREEN
20M
JA
M
ES
ST
32M
L
I
DCOMBE
REMEMBRANCE
P
ARK
AXONOMETRI
C2
LI
DCOMBEBOWLI
NGCLUB-STAGE2
NOTE:
I
NDI
CATI
VEONL
Y
,
APPROXI
MATEBUI
L
DI
NGFORM SHOWN
NOTT
OSCAL
E
PROPOSEDHEI
GHTL
I
MI
T32M
32M
T
AYL
ORST
20M
18M
J
AMESST
MAXI
MUM BUI
L
DI
NGHEI
GHTS
MARKSTEL
EVATI
ON
32M
PROPOSEDHEI
GHTL
I
MI
T32M
I
NDI
CATI
VEBUI
L
DI
NGFORM
BOWL
I
NGCL
UB
L
I
DCOMBEREMEMBRANCEP
ARK
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DCOMBEBOWLI
NGCLUB-STAGE2
18M
MARKST
J
OSEPHST
MAXI
MUM BUI
L
DI
NGHEI
GHTS
16M
J
AMESSTEL
EVATI
ON
NOTE:
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CATI
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Y
,
APPROXI
MATEBUI
L
DI
NGFORM SHOWN
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OSCAL
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PERSPECTI
VEFROM P
ARK
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DCOMBEBOWLI
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NOTE:
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,
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NGFORM SHOWN
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NOTE:
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APPROXI
MATEBUI
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E
ANNEXURE B
POTENTIAL COMPLIANCE ASSESSMENT FOR DESIGN CONCEPT
AUBURN DEVELOPMENT CONTROL PLAN 2010
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
ANNEXURE B
POTENTIAL COMPLIANCE WITH AUBURN DEVELOPMENT CONTROL PLAN 2010
Table 1: Controls in ADCP 2010 relevant to the Design Concept
Control reference
Control Requirements
Design Concept features
Residential Flat Buildings
2.1 Site Area
D1 Minimum site area Subject site 3,260m2
1,000m2
approx.
Minimum street frontage
20m
2.2 Site Coverage
2.2 Site Coverage
2.3 Building envelope
D1 Built upon area not to
exceed 50% of total site
area
D2 Non-built upon area to
be
landscaped
and
included as communal or
courtyard space
D1 A site-specific building
envelope is appropriate as
the site has a double street
frontage and adjoins a
public park.
Frontage to Mark Street
20m
Frontage to James Street
approx 80m
Equivalent to 1,630m2
Design Concept has a site
coverage of approximately
50%. A large area of the
site is to be free from
building works for the
retention of the bowling
greens.
In order to retain the
Bowling
Club
with
redevelopment of the site,
the majority of non-built
upon area is required to be
used for outdoor bowling
greens as show in the
Concept Design on the
northern portion of the site.
The
Design
Concept
indicates that the site can
support
ground
floor
commercial/bowling club
premises along the James
Street frontage with a zero
front setback.
This is
consistent with defining the
southern edge of the
Lidcombe Town Centre and
providing a contrast with
the residential setbacks and
streetscape on the southern
side of the street. The
Concept Design shows a
landscaped
secondary
setback to Mark Street
which is a transition to the
streetscape character.
The built form of the Design
Concept is within a building
height
of
32m
(accommodating up to 10
storeys).
Potential Compliance
Yes
Yes
Yes
Yes.
The non-built upon area will
be landscaped area mostly
in the form of bowling
greens.
Yes
The Design Concept also
breaks up the tower
element of the building into
Planning Ingenuity Pty Ltd
1
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
2.3 Building envelope
2.4 Setbacks
2.4.3 Setbacks
2.5 Building Depth
2.6 Floor to ceiling heights
2.8 Heritage
2.11 Apartment Mix
Planning Ingenuity Pty Ltd
D3 Maximum floor plate of
tower elements above a
podium or street wall height
is 850m2
D1 See Local Centres
Section Control 15.2 to
Lidcombe Town Centre.
D1 Minimum rear setback
10m
D1 Maximum depth of a
residential flat building is
24m including balconies.
D1 Minimum floor to ceiling
height of 2.7m
D1 A Heritage Impact
Statement is required for all
development applications
on sites containing or
adjacent to items of
environmental heritage.
D1 Mix of studio, 1, 2, 3 an
3+ bedroom apartments.
two components to allow for
sunlight penetration, sky
views, solar access and
ventilation for residential
apartments and to reduce
the overall bulk and scale of
the building.
The Design Concept adopts
residential floor plates for
upper levels that are
consistent with this control.
See below.
The rear setback for the
site is the setback from the
boundary shared with the
Community Centre.
In
order to retain the bowling
greens on the northern
portion of the site the rear
setback will exceed 10m.
The Design Concept is a
mixed use development
with a continuous street
wall and podium element to
contain commercial/bowling
club uses.
The higher levels of the
building are to contain
residential apartments and
the building depth (northsouth) of this component is
less than 20m.
The
Design
Concept
incorporates a floor to
ceiling height for the ground
level of 3.3m and a floor to
ceiling height for residential
levels of 2.7m.
This results in a building
form 10 storeys high
contained within the 32m
building height control.
As discussed in Section
2.5.
A mix of apartment sizes
can be accommodated
within
the
multiple
residential
levels
deliverable in accordance
with the proposed floor
space and building height
controls.
Yes
See below.
Yes
Yes
Yes
Yes
Yes
2
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
3.3 Deep Soil Zone
3.3 Deep Soil Zone
4.2 Basements
4.2 Basements
6.1 Solar Amenity
6.1
6.1
Planning Ingenuity Pty Ltd
D1 Minimum 30% of the
site area is to be deep soil
planting.
D3 Deep soil zone a
minimum dimension of 5m
D1 Basement walls located
directly under building
walls.
D3 Basement walls not on
side boundaries to be set
back 1.2m for planting.
D1 Allow for direct solar
access to new and existing
roofs (minimum 3m2 of
north-facing roof space) for
solar collectors.
D2 Maintain sunlight to at
least 50% of private open
space
areas
of
neighbouring properties for
at least 3 hours between
9am and 3pm 21 June or
do not cause further
reduction if current solar
access conditions are less
D5 North-facing windows to
living areas of neighbouring
dwellings
shall
have
sunlight for at least 3 hours
In order to retain the
bowling greens in the
northern portion of the site
it may not be possible to
comply with this control.
See above.
The Design Concept has
accommodated
for
basement
parking
contained partly below the
proposed building across
the southern portion of the
site and partly below the
northern bowling greens. A
two level basement car
park is likely to be required.
No.
However, noncompliance is necessary in
order to retain the northern
bowling
greens
with
basement under to enable
redevelopment of the site.
The
bowling
greens
constitute landscaped area
and
contribute
to
aesthetically offsetting the
built form but cannot
accommodate deep soil
planting.
See above.
Cannot be determined at
this time.
Requires detailed flood
study compatible with future
basement design and
layout.
Design details of basement
parking need to be verified
in conjunction with detailed
analysis of the flood
affectation of the site and
potential compliance with
this DCP requirement is
subject
to
further
investigation
as
the
Planning
Proposal
progresses.
See above.
See above.
See Section 4.2 to the
Planning Proposal.
See Section 4.2 to the
Planning Proposal.
See Section 4.2 to the
Planning Proposal.
See Section 4.2 to the
Planning Proposal.
See Section 4.2 to the
Planning Proposal.
See Section 4.2 to the
Planning Proposal.
3
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
between 9am and 3pm
midwinter.
D6 Where the proposed
residential flat building is on
an
adjacent
northern
boundary or located within
an
area
undergoing
transition, compliance with
D1, D2, D3 and D4
development controls may
not be achievable.
Local Centres
2.0 Built form
2.2 Articulation and Design
D2 Residential component
to have separate and direct
street access.
D1 Buildings to incorporate
a clearly defined base,
middle and top.
D5 - Street awnings for all
new development
D6 For sites with two street
frontages the building is to
address
both
street
frontages.
2.6 Interface with schools,
places of public worship
and public precincts
D1 Sites adjoining public
open space to demonstrate
a transition in scale and a
façade with appropriate
detail.
See Section 4.2 to the
Planning Proposal.
See Section 4.2 to the
Planning Proposal.
The
Design
Concept
indicates
a
separate
residential access in James
Street.
The
Design
Concept
features a clear podium
base, a middle section set
back from the edges of the
podium base and a top
which has a smaller floor
plate that the middle
section.
Street
awnings
are
proposed for the full length
of the James Street
frontage in the Design
Concept and can also be
applied to the Mark Street
frontage subject to more
detailed design in a
development application.
The
Concept
Design
addresses both James
Street and Mark Street.
Both
street
frontages
represent the edges of the
Lidcombe Town Centre and
both
are
opposite
residential-zoned
land.
This Planning Proposal
acknowledges that the
street
elevations
are
significant in defining the
edges of the town centre.
The subject site adjoins a
public park to the west.
Yes
The
Design
Concept
provides for a defined
interface with the park
rather than providing a
transition in scale in terms
of stepped setbacks to the
western boundary.
Yes
Yes.
Yes.
Yes or alternatively an
increased separation or
setback from the shared
boundary with the park are
to be considered as this
Planning
Proposal
progresses.
It may be possible that
future development needs
an overland flow path
Planning Ingenuity Pty Ltd
4
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
adjacent to the western
boundary shared with the
park and this may increase
the setback and separation
between the park and any
proposed future building on
the site.
Either a defined edge or
increased setback could be
a suitable response to the
interface with the park.
3.1 Setbacks
See Section 15.2 Lidcombe
Town Centre below.
D2 Levels above the street
wall to be set back 4m.
3.1 Setbacks
4.0
Mixed
Developments
4.1 Building design
This matter may be further
addressed and investigated
after details of a flood
analysis
have
been
completed as this Planning
Proposal progresses postgateway.
See below.
See below.
The level above the podium
of the Design Concept is
set back 4m from the outer
edge of the podium in the
James Street and Mark
Street facades.
Yes.
The visual significance of
this site at the edge of the
Lidcombe Town Centre is
recognised in this Planning
Proposal.
Yes.
Use
D4 The design of buildings
on corner sites or at the
ends of a
business/commercial zone
shall emphasise the corner
as a focal point.
4.2 Active Street frontages
D1 Retail outlets and
restaurants to be located at
ground level on street
frontages.
4.3 Amenity
D1 – Achieve a high level of
internal amenity for new
apartments.
Planning Ingenuity Pty Ltd
This existing control in the
DCP
is
considered
adequate to achieve an
appropriate future building
design without further
definition of design details
which may otherwise limit
future innovation in design.
The
Design
Concept
proposes ground floor club
premises which can be
designed as an active
street frontage.
New apartments on the site
will have the potential for
multiple aspects and a high
degree of solar access and
natural ventilation due to
the spatial separation
created by two street
frontages, the retention of
bowling greens on the
northern portion of the site
and the interface with the
Yes
Yes
5
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
public park.
5.0 Privacy and Security
D1 Screen views of
adjoining private open
space
D3 Pedestrian entries to be
lockable.
D4 Opportunities for casual
surveillance.
D5 Compliance with
Council’s Policy on Crime
Prevention Through
Environmental Design
5.1 Lighting
Lighting of the public
footpath and the interface
with the public park.
5.3 Noise
Achieve acoustic
compatibility between
commercial and residential
uses within the site.
6.0 Access and Car Parking
Multi level basement car
parking to be provided.
Planning Ingenuity Pty Ltd
Private open space areas
for a new development
have multiple options for
orientation which can be
well separated from each
other
and
from
neighbouring
properties
due to the dual street
frontages, large northern
setback and interface with
the public park.
The Design Concept shows
pedestrian entry for the
residential
and
club
components
can
be
spatially separated and
mechanisms
can
be
incorporated for secured
entry and exit to the
residential lobby from the
public street.
Living room windows and
private open space areas
can be oriented to both
street frontages and to the
adjoining park to optimise
casual surveillance of the
public space surrounding
the site and will be a
notable improvement to the
current situation where the
bowling club has very
limited hours of operation.
Multiple interfaces with the
public domain provide
opportunities
for
implementation of Council’s
Policy provisions.
Safe and efficient lighting
can be provided to the
adjoining public domain
which can enhance safety,
security and amenity.
Lighting of the northern
bowling
greens
is
appropriately oriented and
shielded to protect the
amenity
of
adjoining
properties.
This can be achieved
subject to design and
construction details being
provided with a future
development application.
Multi level basement car
parking can be achieved
subject
to
detailed
Yes
Yes
Yes
Yes
Yes
Yes
Yes
6
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
7.0 Landscape
Street trees to be
maintained and provided.
8.0 Energy Efficiency and
Water Conservation
8.1 and 8.2 BASIX
Requirements
8.6 Solar Amenity
New development is not to
reduce sunlight access to
less than 3 hours between
9am and 3pm on 21 June
for:
11 Public Domain
-
Public open
space
-
50% of existing
private open
space; and
-
Windows of
adjoining
dwellings
Enhance the public domain
with awnings, safe links and
landscaping.
See Council’s Public
Domain Plan and Council’s
Public Art Policy.
engineering
design
accommodating for flooding
within the site and on
adjoining land. Details are
more
appropriately
determined with a specific
development application.
There are no street trees to
either frontage of the site.
Redevelopment
can
accommodate new street
trees
to
Council’s
specifications.
New residential apartments
will need to demonstrate
compliance with BASIX.
There are no constraints to
the site which would
potentially
prevent
compliance.
See Section 4.2 to the
Planning Proposal.
Yes
Yes
See Section 4.2 to the
Planning Proposal.
The dual street frontages
and the interface with the
public
park
provide
opportunities for inclusion
of awnings across the
footpath and landscaping to
enhance the streetscape
and public spaces. Details
are more appropriately
determined
with
a
development application.
However, there are no
constraints
preventing
compliance with the DCP
requirements.
Yes
The site has appropriate
dimensions,
topography
and street frontage widths
to achieve compliance with
AS2890 for on-site car
parking, manoeuvring and
Yes
Parking and Loading
Parking, loading and
access to comply with
Australian Standards
AS2890.
Planning Ingenuity Pty Ltd
7
Application for a Planning Proposal
Lidcombe Bowling Club, Mark Street, Lidcombe
vehicle access including
basement car parking.
14
Lidcombe
Centre
Town
There are no site-specific
controls in this section of
the DCP that apply to the
subject site. However, this
Planning Proposal seeks to
add Site-Specific Provisions
to this section of the DCP
and details are expected to
be prepared in collaboration
with Council.
There are sections of ADCP 2010 relating to Access and Mobility, Stormwater Drainage and Waste
Management which will apply to the redevelopment of the site. However, the provisions cannot be
applied to assessment at Planning Proposal stage as they require consideration of developmentspecific details. Specific use DCP provisions for Child care Centres and Advertising and Signage may
also apply depending on the specific uses proposed with future development applications.
Council’s Policies on Public Domain Plans and Public Art will also be applicable to the assessment of
any future development application.
Planning Ingenuity Pty Ltd
8
Assessment Report
Application for a Planning Proposal PP- 6/2014
This is an assessment of an applicant initiated planning proposal to
rezone land at 3-5 James Street, Lidcombe (also known as Lidcombe
Bowling Club) from RE2 Private Recreation to B4 Mixed Use. The
application also proposes to change the height of buildings and floor
space ratio controls relating to the subject land through an amendment
to the Auburn LEP 2010.
7 April 2014
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Table of Contents
Table of Contents
1 Introduction
i
1
1.1
Executive Summary
1
1.2
Purpose of the report
2
2
Existing situation
3
2.1
Land to which the proposal applies
3
2.2
Site description
5
2.3
History of the Lidcombe Bowling Club
6
2.4
Local context
6
2.5
Existing Planning Controls
8
Description of the proposal
16
3
3.1
Proposed planning controls and potential development
16
3.2
Proposed Planning Controls
16
3.3
Potential development
21
3.4
Additional information or supporting studies provided in the Proposal
21
4
Assessment of the proposal
22
4.1
Objectives or intended outcomes
22
4.2
Explanation of provisions
22
4.3
Justification
23
5
Implications of the proposal
35
5.1
Relationship to Marsden Street Precinct Planning Proposal
36
5.2
Other development scenarios
37
6
6.1
Community Consultation
38
Submissions received
39
Recommendation
Appendix A: Application for a Planning Proposal Report and Maps
Appendix B: Consistency with Strategic Policy Framework
Appendix C: Community Consultation Summary
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42
43
56
i
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
1 Introduction
1.1
Executive Summary
This report relates to land at 3-5 James Street, Lidcombe, also known as the Lidcombe
Bowling Club. An applicant initiated planning proposal was lodged with Council on 21
October 2014, seeking to amend the Auburn Local Environmental Plan (LEP) 2010 by
changing the zone from RE2 Private Recreation to B4 Mixed Use, and increasing the
maximum height of buildings (HOB) and maximum floor space ratio (FSR) controls. The
subject land is Lot 1 DP 76932, Lot B DP 163167 and Lot 462 DP 752036.
The owner of the site is the Lidcombe Bowling Club, and the application was lodged by
Planning Ingenuity Pty Ltd on behalf of the owner. The applicant’s proposal for this is a
mixed use building that retains the bowling club and northern bowling green on the ground
level, with residential apartments above. The application seeks a proposed height of building
control of 32m with a floor space ratio of 5:1, which is consistent with Council’s standard
controls for the B4 Mixed Use zone. A site specific development control plan (DCP) is also
proposed by the applicant to provide certainty that the bowling club will be retained in any
future development of the site.
While the rezoning of the site to B4 Mixed Use is not specifically supported by Council’s
planning policies, the proposal is generally consistent with Council’s planning framework.
The site is in close proximity to the Lidcombe Town Centre and railway station, which
provides it with access to shops, services, and regular public transport options. Expansion
of the B4 Mixed Use zone in Lidcombe is also generally supported by Council’s Draft Auburn
Employment Land Strategy.
However, Council’s long term policy for open space and recreational uses throughout the
local government area is currently under review as part of the review of the Auburn LEP
2010. Consequently, it is not known whether the site will be needed to provide recreational
uses for the future population, which is expected to increase significantly.
Retaining the existing RE2 Private Recreation zoning would provide Council with the most
flexibility to meet this demand in the future, if required. Allowing the site to be redeveloped
for mixed use purposes as proposed would prevent the land from being redeveloped for
another recreational use or a park in the future.
Although the applicant has demonstrated that the bowling club is not financially viable, there
are a range of other recreational uses permitted in the RE2 Private Recreation zone which
could be considered by the applicant, including indoor/outdoor all weather surface recreation
facilities, restaurants and cafes.
Should Council decide to proceed with the application to rezone the site to B4 Mixed Use, it
is recommended that the applicant prepare a flood study addressing the requirements of
S117 Ministerial Direction 4.3 Flood Prone Land and a traffic and transport study prior to
exhibition of the plan. A site specific DCP to retain the bowling club and the northern green
is not recommended as it may discourage redevelopment of the site in future if the land
ownership changes.
Auburn City Council
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Should Council decide not to proceed with the application, the existing RE2 Private
Recreation zone would be retained. As part of the LEP review, Council could potentially
investigate rezoning the land to RE1 Public Recreation. However, this would be at Council’s
discretion.
1.2
Purpose of the report
The purpose of this report is to assess the merits of the planning proposal applying to the
site and outline the findings of the preliminary community consultation process. The report
will also identify any opportunities and constraints resulting from the proposed planning
proposal and thus provide recommendation to either support or reject the application.
The planning proposal report and associated maps submitted as part of the application are
included in Appendix A: Application Planning Proposal Report and Maps.
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
2 Existing situation
2.1
Land to which the proposal applies
The proposal applies to land at 3-5 James Street, Lidcombe also known as the Lidcombe
Bowling Club. The site is within the Lidcombe Town Centre and comprises of Lot 1 DP
76932, Lot B DP 163167 and Lot 462 DP 752036.
Figure 1 shows an aerial image of the site with land title and street address overlay and
Figure 2 illustrates the boundary of the Lidcombe Town Centre.
Figure 1: Aerial photograph of the site
Subject Site
Auburn City Council
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Figure 2: Boundary of Lidcombe Town Centre
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Assessment of an application for a planning proposal
2.2
3-5 James Street, Lidcombe
Site description
The site is located on the south side of Lidcombe Railway Station. It is within 400m-600m
walking distance from the Lidcombe Railway Station and between 200m-400m walking
distance from retail uses on Joseph Street. There are 3 bus stops within a 300m radius of
the site which links to Lidcombe Railway Station and to Auburn, Strathfield, Homebush and
Sydney Olympic Park.
The site is “L” shaped with a total area of approximately 3260m2 and a flat terrain. The site
contains a single storey brick and tile club house close to the James Street boundary.
Currently, the site is used as a bowling club known as the “Lidcombe Bowling Club”. There
are lawn bowls greens to the east and north of the club house. The northern green is
regularly used by the club while the eastern green is used approximately once a year. The
club has no on-site parking. All essential services are connected to the site.
The west boundary of the site adjoins to the Remembrance Park which is a public recreation
area. Below are photos of the site and Figure 4 shows the property detail map of the site.
Figure 3: Photographs of the site – the Lidcombe bowling club and greens
Auburn City Council
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Figure 4: Property detail map of the site
2.3
History of the Lidcombe Bowling Club
The Lidcombe Bowling Club committee was formed in 1936 after a public meeting in the
Lidcombe Town Hall. The original green consisted of 6 rinks. An old army hut was erected to
serve as the clubhouse (for 17years). Later, a new building was constructed and was
opened in 1953.
The planning proposal application stated that the club currently operates on a limited basis
(in terms of days/hours) due to the declining economic sustainability of its operations. The
club has 294 members and according to 2012/2013 Annual Report, the club reported a net
financial loss of $150,466. The club membership is reported to be declining as well. The
club’s resources are also declining and it is constrained financially to maintain the
recreational and social services (pg. 7 of application for a planning proposal).
2.4
Local context
The site is located adjacent to Remembrance Park which is zoned RE1 Public Recreation.
The site is adjoined by B4 Mixed Use zone to the north which permits retail, commercial and
residential uses. Along Mark Street, to the east of the site is R4 High Density Residential
zoned land which comprises residential flat units and a few single storey brick and fibro
dwellings. This land east of Mark Street is the subject of a current planning proposal which
Auburn City Council
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
seeks to rezone it to B4 mixed use. Further to the east of the site is a parcel of IN2 Light
Industrial zone which comprises light industrial uses such as warehouses and cafes.
To the south of the site is R2 Low Density Residential zoned land which comprises a mixture
of 1-2 storey storey fibro and brick houses. A pocket of R4 High Density Residential zone
sits on the corner of Mark Street and Joseph Street. Figure 5 below shows photographs of
developments on surrounding sites.
Figure 5: Photographs of development on surrounding sites
Auburn City Council
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Assessment of an application for a planning proposal
2.5
3-5 James Street, Lidcombe
Existing Planning Controls
The existing planning controls for the site and surroundings are described in Table 1 below
and Table 2 (over page)
Table 1: Existing planning controls on the subject site
Zoning
Height of buildings
Floor Space Ratio
Minimum Lot Size
RE2 Private
Recr
eatio
n
Nil
Nil
Nil
Permissible Uses
The RE2 Private Recreation zoning allows private recreational, open space uses and
compatible land uses such as community facilities, environmental protection works,
indoor/outdoor recreation, restaurants and cafes.
Surrounding Planning Controls
The surrounding sites are a mixture of different zones. Figure 6 below provides an illustration
of the different zones around the subject site and a subsequent Table 2 which demonstrates
the different planning controls relative to each surrounding zone.
Figure 6: Zoning map of surround sites
Auburn City Council
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Land subject to a
planning proposal to
rezone to B4
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Table 2: Existing planning controls on the surrounding sites
Zoning
Floor Space Ratio
Minimum Lot Size
9m
Nil
450
B4 Mixed Use
32m and 36m
5:1
Nil
R4 High Density
Residential
18m and 20m
(corner lots)
1.7:1 and 2:1
Nil
Nil
1:1
RE2 Low Density
Residential
IN2 Light Industrial
Height of
buildings
(corner lots)
1500
Heritage
The site does not contain any items of heritage significance. However, the site is located in
close proximity of the following items listed in Schedule 5: Environmental heritage of the
Auburn LEP 2010.






A58-Lidcombe War Memorial statue. Located in Remembrance Park , adjacent to the
site
I30-Fenton House. Located at 35-47 Joseph Street, Lidcombe
I28-Residential dwelling. Located at 24 James Street, Lidcombe
I34-Lidcombe Post Office. Located at 1A Taylor Street, Lidcombe
I38-Royal Oak Hotel. Located at 46-50 Railway Street, Lidcombe
A00718 Rookwood Necropolis Cemetery (State significant), located some 400m
away.
The Lidcombe War Memorial statue is located closest to the site, within Remembrance Park
which forms the western boundary of the site. The memorial is located on the southwest
corner of the Remembrance Park. See Figure 7 (over page).
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Figure 7: Aerial photograph of the War Memorial in Remembrance Park
Remembrance
Park
Subject Site
War
Memorial
Flood Risk
The site is within the flood planning area in Auburn LEP 2010. The southwest part of the site
is flood affected. Figure 8 (below) identifies the flood plain within the site.
Figure 8: Extract from Auburn LEP
2010 Flood Planning Maps
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Acid Sulphate Soils
The site is affected by class 5 Acid Sulfate Soils. This is the least affected category.
2.5.1 Adjoining Land
The site adjoins Remembrance Park to the west. Remembrance Park is zoned RE1 Public
Recreation. This is the only area of public open space within the Lidcombe Town Centre.
The northern boundary of the site adjoins the B4 Mixed Use zone. The mixed use zone
permits uses such as retail, commercial and residential properties including detached single
dwellings and residential. There is also Council owned land (former Lidcombe RSL,
demolished) situated on the north boundary of the site.
Lidcombe Bowling Club also owns land along 1-9 Mark Street, Lidcombe, forming the
northeast boundary of the site. A recent applicant for a residential flat building development
(DA120/2013) has been approved by Council for this site. The proposed development
comprises 79 units and 2 levels of basement parking. (see Figure 9 for location).
On the east of the site, along Mark Street is R4 High Density Residential (currently being
rezoned B4) mixed used), and IN2 Light Industrial zone. The R4 High Density Residential
zone has a maximum height of building control of 18m and 20m and a floor space ratio
control of 1.7:1 and 2:1. It consists of a three storey residential flat building with ground level
garage and single storey fibro and brick dwellings.
Along James Street, on the south of the site is a block of R2 Low Density Residential
developments. The block consists of a mixture of 1-2 storey fibro and brick houses. The
maximum height of buildings in this zone is 9m.
Figures 10-12 on the following pages show the existing zoning, height of buildings and floor
space ratio controls which apply to the site and the surrounding area.
Figure 9: 1-9 Mark Street, Lidcombe (DA120/2013) site
1-9 Mark
Street
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Land subject to a planning
proposal to rezone to B4
Figure 10: Map showing the existing zoning of the site and surrounding area
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Land subject to a planning
proposal to rezone to B4
Figure 11: Map showing the existing HOB controls of the site and surrounding area
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Land subject to a planning
proposal to rezone to B4
Figure 12: Map showing the existing FSR controls of the site and surrounding area
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
3 Description of the proposal
3.1
Proposed planning controls and potential development
Council is in receipt of an application for a planning proposal for land at 3-5 James Street,
Lidcombe, also known as the Lidcombe Bowling Club. The application seeks to amend the
Auburn LEP 2010 as follows:



change the zoning from RE2 Private Recreation to B4 Mixed Use
change the height of buildings control from nil to 32m, and
change the floor space ratio control from nil to 5:1
The application includes a design concept of the indicative development of the site, which is
a mixed use building with ground level retention of the bowling club and northern bowling
greens and upper levels of residential flats. The application also suggests a site specific
DCP as a mechanism to achieve the inclusion of a new bowling club with future
redevelopment of the site.
The design concept provided is an example only and demonstrates potential compliance
with the current planning controls within the Auburn LEP 2010. Any future redevelopment of
the site would be subject to a separate development application.
3.2
Proposed Planning Controls
Auburn LEP 2010
The proposal seeks to amend the Auburn LEP 2010 (ALEP) as it applies to the site in the
manner described in the Table 3.
Table 3: Proposed planning controls for the site
Zoning
Height
FSR
Existing
Proposed
Existing
Proposed
Existing
Proposed
RE2 Private
Recreation
B4 Mixed Use
Nil
32m
Nil
5:1
The objectives, permitted and prohibited development for each zone differ in that:


RE2 Private Recreation zone enables private open space, recreational settings,
activities and compatible land uses such as community and environmental facilities,
recreation facilities, restaurants and cafes.
B4 Mixed Use zone enables integration of suitable business, office, residential, retail
and other development in accessible locations to encourage public transport
patronage. Other developments permitted in the zone are child care centres,
educational and entertainment establishments, function centres, hotel and motel
accommodation etc.
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
The height of buildings and floor space ratio controls are consistent with the existing controls
on adjoining B4 zoned land. If this application for a planning proposal is approved, the
zoning, height of buildings and floor space ratio controls will be as per Table 3 above. This
will make the proposed zone consistent with the rest of the zone in the block and within the
Lidcombe Town Centre.
However, if approved, the proposal would result in a harsh zone boundary interface with no
transition in height, bulk or scale with the R2 zone land immediately to the south of the site.
Figures 13 - 15 on the following pages show the proposed planning controls (zoning, HOB
and FSR) for the site.
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Land subject to a planning
proposal to rezone to B4
Figure 13: Map showing the proposed zoning for the site
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Land subject to a planning
proposal to rezone to B4
Figure 14: Map showing the proposed HOB controls for the site
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Land subject to a planning
proposal to rezone to B4
Figure 15: Map showing the proposed FSR controls for the site
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Assessment of an application for a planning proposal
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Auburn Development Control Plan 2010
The Auburn DCP 2010 currently applies to the site. The specific control that is relevant to
this proposal is the Local Centres part of the Auburn DCP 2010.
Sections 2.0 to 13.0 of the Auburn DCP 2010 contain controls which apply to all local centre
development. These deal with matters such as built form subdivision, public domain, mixed
use development, access, and car parking.
The indicative development for the site can be achieved under the current Auburn DCP 2010
controls (Local Centres part). To retain the bowling greens and club, a site specific DCP is
proposed by the applicants.
3.3
Potential development
The application provides an indication of a development concept for the site. The application
includes a design concept and a potential compliance with the DCP controls of the proposed
development (see pg. 16 to 17, Annexure A and Annexure B of application for a planning
proposal attached). The proposed development consists of mixed use (commercial, retail
and residential) with a height of 32m and floor space ratio of 5:1 and ground level retention
of the bowling club and northern bowling greens.
3.4
Additional information or supporting studies provided in the
Proposal
No supporting studies were provided for the planning proposal. However, the applicant has
acknowledged that to support the proposal, further studies may be required, such as:

Economic feasibility study

Traffic and transport report and management plan

Environmental and Flood impact report
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
4 Assessment of the proposal
The assessment of this proposal generally follows the assessment criteria for planning
proposals set out in the Department of Planning’s A Guide to Preparing Planning Proposals
including:







objectives or intended outcomes
explanation of provisions
justification
need for the planning proposal
relationship to strategic framework
environmental, social and economic impact, and
State and Commonwealth interests.
4.1
Objectives or intended outcomes
The intended outcome of the proposal is to amend the Auburn LEP 2010 in a manner that
will establish the appropriate controls for the redevelopment of the site without losing the
private recreational opportunities provided by the Lidcombe Bowling Club. The amended
controls are intended to facilitate a mixed use development of a scale and density consistent
with the intended future character of the Lidcombe Town Centre.
The applicant states that the objectives of this planning proposal include:

assisting with meeting strategic redevelopment outcomes for Lidcombe Town Centre

contribution towards new dwelling and employment targets set by State, Regional
and Local Strategies

redevelopment of the bowling club to enhance the social and recreational
opportunities available to members and visitors

provision of new commercial floor space to contribute towards the economic vitality of
Lidcombe Town Centre and add to the variety of commercial opportunities available

provision of new commercial services and facilities for local residents and visitors

creation of new housing opportunities in an area with high amenity and good access
to a variety of transport options

establishment of planning controls with the potential to deliver a new built form which
defines the southern edge of Lidcombe Town Centre and distinguishes the town
centre from its surrounding residential areas

allowing for the orderly economic development of the land.
4.2
Explanation of provisions
The application for a planning proposal seeks to change the zoning, height of buildings and
floor space ratio controls to achieve redevelopment of the site (3-5 James Street, Lidcombe)
for mixed uses including the redevelopment of the bowling club.
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Specifically, the application proposes to amend the Auburn LEP 2010 as follows:

change the zoning from RE2 Private Recreation to B4 Mixed Use

change the height of buildings control from nil to 32m

change the floor space ratio control from nil to 5:1
The application also envisages retaining the bowling greens with new site specific provisions
in the Auburn DCP 2010.
The use of the DCP as a mechanism to mandate retention of the bowling greens on site is
not supported.
The bowling greens on the site can be retained under the current Auburn LEP 2010 controls
without applying specific restrictions on the future use of the site. Council staff are concerned
that if a site specific control is applied and the site changed hands, requiring a club and
bowling greens would be overly restrictive.
4.3
Justification
4.3.1 Section A – Need for the planning proposal
Q1
Is the planning proposal a result of any strategic study or report?
The planning proposal is not a result of any strategic study. However, it is generally
consistent with the urban planning framework that applies to Auburn LGA and to the greater
metropolitan area.
Notwithstanding this, Council has recently increased development capacity in the Lidcombe
Town Centre as well as via an expansion to the centre to the east (Marsden Street Precinct).
Auburn City is currently experiencing rapid development and population growth, and is easily
able to meet its dwelling targets, without the need for this planning proposal.
The location of the subject land, immediately adjacent to Lidcombe Town Centre’s only
public open space apart from Wyatt Park, represents potential for this area of public open
space to be expanded in the future to provide additional open space in line with the rapid
population growth currently occurring, should Council wish to consider an alternative use for
the subject site.
Council’s Open Space strategy is currently under review. At this stage, it is not known
whether this site will be required to meet the demands of the future population which is
increasing rapidly.
The current RE2 Private Open Space zoning of the site allows a range of recreational uses
which, although privately operated, could be used by the community. These uses include
indoor recreation facilities (e.g. indoor soccer, indoor cricket, futsal), restaurants and cafes.
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Q2
3-5 James Street, Lidcombe
Is the planning proposal the best means of achieving the objectives or
intended outcomes, or is there a better way?
The planning proposal seeks to change zone, height of buildings and floor space ratio
controls within the Auburn LEP 2010, relevant to the site. The current zoning of the site is
RE2 Private Recreation under the Auburn LEP 2010. The proposed development is
prohibited under the current controls.
Therefore, a planning proposal is the most appropriate means to achieve the objectives and
intended outcomes of the planning proposal.
4.3.2 Section B – Relationship to strategic framework
Q3.
Is the planning proposal consistent with the objectives and actions contained
within the applicable regional or sub-regional strategy (including the Sydney
Metropolitan Strategy and exhibited draft strategies)?
The proposal is consistent, or has justifiable inconsistencies with the relevant actions and
provisions of the following strategic planning policies:
A Plan for Growing Sydney
A Plan for Growing Sydney will guide land use planning decisions for the next 20 years. This
plan presents a clear strategy for accommodating Sydney’s future population growth. This
strategy balances the need to accelerate housing production with a desire for high levels of
amenity and the creation of strong and resilient communities within a highly liveable City.
The proposal is consistent with the following actions of A Plan for Growing Sydney.
Table 4: Consistency with A Plan for Growing Sydney
Action
Consistency
Action 2.1.1 Accelerate housing
Consistent
supply and local housing choices. The planning proposal will change the zone and increase
the maximum height and floor space ratio controls for the
site. The proposed zoning and controls will create
opportunities for additional housing growth in an area that
is within 400m-600m of a railway station.
However, Auburn City Council is the second fastest
growing CITY in NSW and is easily able to meet dwelling
targets. Further, Auburn City has a distinct lack of public
open space. The subject site is one of few sites within
Lidcombe Town Centre with potential for possible future
expansion of existing public open space in an attempt to
keep pace with Auburn City’s population growth.
Action 1.6.1 Grow high skilled
jobs in the global economic
corridor by expanding
employment opportunities and
mixed use activities.
Consistent
The planning proposal will allow a new mixed used
development providing opportunities for additional retail,
commercial and residential developments within the
Lidcombe Town Centre which has good accessibility to
railway and bus services.
However, given the subject site’s location at the southern
periphery of the Town Centre, and its location/street
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
frontage directly opposite R2 low density residential land to
the south, it is considered unlikely that additional
employment opportunities and mixed use activities would
occur should the site be rezoned.
West Central Subregion Draft Subregional Strategy 2007
The West Central Subregion Draft Subregional Strategy 2007 (WCSDSS) provides detailed
sub-regional planning and implementation strategies to support A Plan for Growing Sydney
2015. This strategy was produced prior to A Plan for Growing Sydney (2015) and some of
its actions are no longer considered current planning policy. However, it is still considered
the main current sub-regional planning policy relating to the Auburn LGA
The planning proposal is generally consistent with the achievement of employment and
housing targets by creating the potential for new commercial and residential floor space. The
proposal is consistent with the following actions of the WCSDSS.
Table 5: Consistency with the WCSDSS
Action
Consistency
B2.1
B4.1
C2.1
West Central councils to
investigate increasing
densities in all centres
where access to
employment, services and
public transport are
provided or can be
provided.
Concentrate retail activity in
centres, business
development zones and
enterprise corridors.
Consistent
This planning proposal is consistent with this action as it
provides capacity for additional retail and residential
development within an existing town centre, within 400m600m of a station.
Focus residential
development around
centres, town centres,
villages and neighbourhood
centres.
Consistent
The planning proposal is consistent with this action, as it
aims to rezone a RE2 Private Recreation to a B4 Mixed
Use within the existing town centre (within 400m-600m of
a railway station).
Consistent
This planning proposal seeks to rezone land that is within
400m-600m of a railway station to B4 Mixed Use and
retain the existing bowling greens. The site is within the
existing Lidcombe Town Centre, and the planning
proposal would permit additional mixed use floor space
within an existing town centre. The likelihood of this
occurring, however, has been noted previously.
However, it is noted that Council has already significantly
expanded the area of B4 mixed use zoned land (Marsden
Street precinct, immediately to the east of the subject site)
via a currently active planning proposal.
Retaining the RE2 Private Recreation zone would allow
continued use of the site for recreation in some form e.g.
futsal, indoor/outdoor multipurpose courts. Retaining the
existing zoning would complement Remembrance Park
(zoned RE1 Public recreation), and allow flexibility for
Council to consider possible expansion of the park in the
future, should the desire or need arise.
C3.1
Renew local centres to
Auburn City Council
Consistent
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Assessment of an application for a planning proposal
improve economic viability
and amenity.
Q4
3-5 James Street, Lidcombe
The proposed rezoning of land to B4 Mixed Use within the
Lidcombe Town Centre would provide additional mixed
use floorspace. However the relatively small size of the
subject site means it is unlikely to have an impact on
renewal elsewhere within the Lidcombe Town
Centre.
Is the planning proposal consistent with Council’s local strategy or other local
strategic plan?
Whilst the proposal is broadly consistent with the WCSDSS, Council has already significantly
increased development capacity within Lidcombe Town Centre recently via the currently
active Marsden Street Planning proposal. It is important to identify opportunities for provision
of community services and a facility including public open space and the subject is one of
few sites which could achieve this approach of balanced growth in the future.
The proposal is consistent, or has justifiable inconsistencies with the relevant actions and
provisions of the following strategic planning policies:
Auburn City Community Strategic Plan (2013-2017)
The Auburn City Community Strategic Plan was adopted by Council in 2013. The Plan is
built around themes of community, place, environment and leadership. The objectives and
intended outcomes of the proposal support the Community Strategic Plan by enabling
increased opportunity for business and employment and for concentration of residential
growth within and around established centres that are well serviced by public infrastructure
and transport. The proposal is consistent with the “Our Places: Attractive and Liveable”
theme of the strategy as shown in Table 7 below.
Also consistent with this theme, “Our Places: Attractive and Liveable” is the provision of
public parks and areas of open space, particularly those located within the town centre, and
walking distance of greater concentrations of people. Council may therefore wish to
consider an alternative rezoning scenario of RE1, which also is consistent with the themes of
this plan.
Table 6: Consistency with Auburn City Community Strategic Plan
Relevant CSP outcome
Council’s commitment to the How the planning proposal
within ‘Our Places’
outcome
achieves the
theme
outcome
High quality urban
Consistent
Prepare strategic land use
environment
plans and policies that improve The planning proposal will
the urban environment.
permit new development on the
site.
Alternatively, future rezoning of
the subject site to RE1 Public
Recreation would also achieve
this Community Strategic Plan
objective, enabling the
potential expansion of
Remembrance Park into a
larger, high quality urban park.
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Assessment of an application for a planning proposal
Attractive public spaces and
town centres
Facilitate local investment,
business growth, local jobs and
employment opportunity.
3-5 James Street, Lidcombe
Consistent
The planning proposal may
encourage investment and
business growth by increasing
the development potential for
employment and residential
growth within the Lidcombe
Town Centre.
Alternatively, retaining the
existing RE2 Private
Recreation may also facilitate
local investment if
redevelopment for another
form of recreational facility
occurs.
Should Council decide the
rezone the site to RE1 Public
Recreation in the future, this
would likely enhance the
attractiveness of Lidcombe
Town Centre.
Good transport and traffic
management
Commission and manage
traffic and transport studies
and works.
Consistent
The proposed rezoning is
located within an established
centre that is well serviced by
public transport. The subject
site is within a 400m-600m
radius of Lidcombe Railway
Station. The station also has a
bus interchange.
The applicants have
acknowledged in the letter
accompanying the application
for a planning proposal that
further specialist studies
addressing flooding, traffic and
employment and economic
impacts may be required to
support the proposal.
Likewise, an alternative
rezoning of the subject site to
Re1 in the future would also be
consistent with this Community
Strategic Plan objective,
providing a larger and more
flexible area for public
recreation within the town
centre, and within walking
distance at many residences
and businesses.
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3-5 James Street, Lidcombe
Auburn Employment Lands Study 2008
The Auburn Employment Lands Study 2008 reviewed the existing employment land in
Auburn City in 2008, outlined future demand for industrial land, developed a vision and
produced principles for sustainable and viable business and employment growth across the
Auburn City up to 2031. The study has highlighted the following points in terms of the future
of employment lands within Auburn City:



Between 2016 and 2031, it is forecasted that the number of industrial jobs (18,115)
generated in Auburn LGA will be surpassed by the number of commercial jobs
(19,360). This represents a significant change in Auburn City’s existing employment
base.
The overwhelming increase in commercial jobs from 7,400 to 19,360 between 2006
and 2031 (an increase of 161% or +11,950) will have significant implications for
Auburn City’s town centres and the character of Auburn City’s existing employment
lands.
Demand for commercial floor space has been forecasted to increase by 135% from
2006 to 616,000sqm by 2031 (+354,000sqm).
The planning proposal would permit more retail and commercial spaces within the Lidcombe
Town Centre to meet the future demand. However, the subject site’s location at the southern
periphery of the town centre mean redevelopment is less likely to include retail and
commercial uses.
Draft Auburn Employment Lands Strategy 2014
Draft Employment Lands Strategy 2014 (the draft strategy) was undertaken to enable
Council to plan for future employment growth in Auburn City. This draft strategy relates to
lands zoned for employment (those lands within the industrial and business zones in the
Auburn LEP 2010).
The draft strategy identifies that Auburn City is centrally located within the metropolitan
Sydney. The Auburn City has good quality stock of employment floor space that provides it
with a strong foundation for renewal to accommodate future employment growth.
The draft strategy also identifies:

Council should seek to enable the development of a full line supermarket and
discount department store in Lidcombe Town Centre in the short to medium term to
support its role in the retail hierarchy. This could include consideration of sites for
rezoning and consolidation of the centre on land adjacent to the existing zoning.

Opportunities to provide appropriate retail in conjunction with high density residential
development should be supported.

In the longer term, as businesses and industry continue to transition to a higher order
and Auburn City’s role as a service hub increases along with population growth,
monitoring is necessary to ensure business requirements are being met.
It is noted that in addition to recently increasing development potential within Lidcombe
Town Centre (ALEP Amendment no: 14), Council is also progressing an expansion of the
town centre to the east (PP-3/2014, Marsden Street Precinct). These initiatives provide
potential opportunities for expansion of retail uses within the town centre, particularly the
Marsden Street Precinct Planning Proposal which encompasses a significant area.
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3-5 James Street, Lidcombe
The planning proposal seeks to rezone the subject site to B4 Mixed Use which is in
accordance to the recommendations for Precinct 2a (pg. 73) of the Draft Employment Lands
Strategy 2014.
The subject site, however, is one of the few sites adjacent to existing public open space
(Remembrance Park) which would allow for expansion of the park in the future.
Draft Auburn Residential Development Strategy 2014
The draft Auburn Residential Development Strategy 2014 (the draft residential strategy) was
undertaken to plan for future housing needs in Auburn City over the next 20 years. This
strategic study is part of Council’s 5 year comprehensive review of Auburn LEP 2010 and in
response to rapid residential growth over the past 5 years since Auburn City Council’s 2009
Dwelling Target Analysis was undertaken.
The draft residential strategy examines the prevailing wider planning context for the Auburn
City, analyses the current supply and demand for housing in the area and investigates from
this base the potential to meet future growth in Auburn City over the next 20 years. It also
provides an important source of analysis and information in the assessment of planning
proposals and development applications for new housing in Auburn City.
The draft residential strategy identifies that:

The future housing needs of Auburn City will need to respond to the future
demographic profile expected to live in the area. As such, different types of housing
will be required to meet the needs of a growing and changing population.

Apart from the urban activation precincts and recent planning proposals that will
enable provision of the housing demands in Auburn City, new residential
developments can also be accommodated and contribute to the mix of housing types
at other sites within the Auburn City. This may require the turnover of older housing
stock and the redevelopment of lower density housing.
There are no specific recommendations for this site within the Draft Residential Development
Strategy 2014. The draft strategy is supportive of growth close to railway stations and town
centres, but acknowledges that increases in planning controls are not required to meet
predicted population growth in Auburn City.
As outlined previously, it is important to balance potential for future residential growth with
provision of community services and facilities, including public open space. The subject site
is one of few sites within the town centre which could facilitate this.
Auburn City Traffic and Transport Study
The study was undertaken to identify City wide traffic and transport issues and strategic
responses. Some of the intersections tested in close vicinity of the subject site included
Vaughan Street/ Olympic Drive and Kerrs Road/Olympic Drive. The study identified that
these intersections performed at poor level of service during the morning and afternoon
peak.
The Auburn City Traffic and Transport Study also indicated the following:

That within Lidcombe Town Centre, on-street parking was observed most busy
during pm peak. On average about 80 percent of on-street parking spaces within
Lidcombe Town Centre was occupied.

Provision of more formal commuter car parking is required.

There are inadequate shelters, hard stand waiting areas and bus information at bus
interchanges.
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Assessment of an application for a planning proposal

3-5 James Street, Lidcombe
There is opportunity to reduce car based travel to and from the town centres and rail
interchanges.
Should Council wish to progress the planning proposal, it is recommended that a traffic and
transport study be undertaken for the site if a Gateway Determination to proceed is issued.
Should Council wish to pursue the option of provision of additional public open space in the
future, there would be no associated traffic impacts.
Q5.
Is the planning proposal consistent with applicable State Environmental
Planning Policies?
State Environmental Planning Policies (SEPPs) and Regional Environmental Plans (deemed
SEPPs) deal with issues significant to the state and people of New South Wales.
The proposal is consistent with the applicable SEPPs and deemed SEPPs.
Consistency with SEPPs and deemed SEPPs by future development will be determined at
the development application / assessment stage for future development.
A full checklist analysis of the proposal’s consistency with these strategies is provided at
Appendix B.
Q6.
Is the planning proposal consistent with applicable Ministerial Directions
(s.117)
The planning proposal is generally consistent with the applicable Ministerial Directions.
Appendix B contains an assessment of the planning proposal’s consistency with the
applicable Ministerial Directions. Section 117 directions are directions to councils from the
Minister for Planning and Infrastructure that need to be considered or given effect to in the
preparation of draft LEPs.
The most relevant s.117 Ministerial Directions that apply to the planning proposal are:

1.1 Business and Industrial Zones

3.1 Residential Zones

3.4 Integrating Land Use and Transport

4.1 Acid Sulfate Soils

4.3 Flood Prone Land

7.1 Implementation of A Plan for Growing Sydney
An alternative rezoning of the subject site to RE1 Public Recreation would be consistent with
these Ministerial Directions. A full checklist analysis of the proposal’s consistency with these
strategies is provided at Appendix B.
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3-5 James Street, Lidcombe
4.3.3 Section C – Environmental, social and economic impact
Q7.
Is there any likelihood that critical habitats or threatened species, populations
or ecological communities, or their habitats, will be adversely affected as a
result of the proposal?
No, the site does not contain critical habitat, threatened species, populations or engendered
ecological communities. The potential future development of the site is not likely to have a
negative impact on such habitats and the site does not have potential to contribute to links or
support habitat of significance for threatened species, populations or endangered ecological
communities.
An alternative future use of the site as an expansion of Remembrance Park would have the
effect of expanding local habitat for native birds.
Q8.
Are there any other likely environmental effects as a result of the planning
proposal and how are they proposed to be managed?
The subject site is affected by flooding and Class 5 of Acid Sulfate Soil under the Auburn
LEP 2010. The planning proposal will result in increased traffic within the Lidcombe Town
Centre. The indicative development of the site will have an overshadowing impact on the
surrounding low density residential properties, immediately south of the site.
Additionally, the proposed Design Concept demonstrates that a building footprint could
potentially accommodate an overland flow path for managing floodwaters subject to detailed
engineering design and specifications for a multi-level basement. The management of soils
and ground water could be further investigated during the DA stage, should the proposal
proceed.
Alternatively, maintaining the current zoning would allow continued use of the site as a
privately owned and operated recreational facility available for commercial use, plus
flexibility for future recreational uses including the possibility of rezoning to RE1 Public Open
Space. Maintaining the current RE2 Private Recreation zone would have no overshadowing
impacts. It would also provide a positive response to potential flooding issues.
No studies have been provided to support the planning proposal at this stage. It is therefore
recommended that, if Council decides to proceed with a planning proposal, the applicant
undertake the following studies prior to exhibition:



A flood impact report including which addresses S117 Ministerial Directions
A traffic and transport study
Economic feasibility study
The impact of the proposal on the Acid Sulfate Soil can be considered further at DA stage,
as Class 5 is the least affected category. Shadowing impact can also be assessed at the DA
stage.
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Q9.
3-5 James Street, Lidcombe
Has the planning proposal adequately addressed any social and economic
effects?
The planning proposal has addressed the social and economic effects under the net
community benefits as stated below.
The applicant states that the planning proposal and the resultant redevelopment will provide
the following benefits:

facilitate the development of new housing within the town centre.

permit retail and commercial spaces and also provide a refurbished bowling club and
greens within the Lidcombe Town Centre
The applicant also states that the Lidcombe Bowling Club membership and income have
been declining for the past 2 years. This planning proposal could potentially enhance the
financial sustainability of the club. The application would allow the site to redevelop for retail,
commercial and residential uses.
However, no economic feasibility study has been undertaken to support the application as
yet. The likelihood of commercial or retail uses locating within the proposed development is
considered unlikely, given the site’s location on the southern periphery of the town centre.
It is further noted that retaining the current RE2 Public Recreation zoning could bring
significant social and economic benefits for the broader Lidcombe community through
continuation of the current use as a bowling club, or transition to another privately operated
sporting facility accessible to the community e.g. futsal / multipurpose courts.
4.3.4 Section D – State and Commonwealth interests
Q10.
Is there adequate public infrastructure for the planning proposal?
Yes, the site is serviced by adequate public infrastructure. The application for a planning
proposal seeks to rezone land within Lidcombe Town Centre within 400m-600m of Lidcombe
Railway Station. Lidcombe railway station is connected to the main western line and has
frequent services.
Table 7: Frequency of lines/railway services
Line
Blue Mountains to Bathurst line
Lidcombe to Olympic Park
Bankstown/ Liverpool line
Western line
Campbelltown line vis Granville
Frequency
2-6 per day
6 per hour
2-4 per hour
2-4 per hour
2-4 per hour
Source: Sydney trains information – bus and train to Lidcombe (www.railmaps.com.au/stationdetails).
With a number of lines being serviced from Lidcombe Station and more frequent services
during peak hours, the provision of railway infrastructure at Lidcombe Town Centre is
considered to be adequate to support the application.
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3-5 James Street, Lidcombe
The Lidcombe Town Centre is also serviced by public and private bus routes. Bus services
are provided just adjacent to the railway station. Bus route 915 and M92 services the area.
The Lidcombe Town Centre provides a range of retail, business, entertainment, and
community uses that serve local needs. The area is within close proximity to arterial roads
(M4) and educational and medical facilities. The Auburn City wide Traffic and Transport
Study modelled 2 intersections (Vaughan Street/ Olympic Drive and Church Street/Olympic
Drive) (pg. 144 and 145) within close vicinity of the Lidcombe Town Centre.
The study identified that:


Vaughan Street/Olympic Drive intersection is currently operating at capacity (LoS E)
during both am and pm peaks. Vehicles on Vaughan Street experience extensive
long queues and delays during both peak periods.
Church Street/Olympic Drive intersection is currently operating at capacity level of
services E during PM peak. Vehicles movement from Church Street to Olympic Drive
are experiencing extensive long queues and delays during pm peak.
The planning proposal has a potential to exacerbate the existing traffic issues on these
intersections and within the Lidcombe Town Centre. Consequently, the report recommends
that a traffic and transport study be undertaken if Council decides to proceed with the
planning proposal.
Lidcombe Town Centre is also connected with cycle routes from Lidcombe station to
Olympic Park to Newington, however safe cycle connections between the site and the
northern side of the railway line are poor. However, it is beyond the scope of this planning
proposal to improve these connections.
Q11
What are the views of State and Commonwealth Public Authorities consulted in
accordance with the Gateway Determination, and have they resulted in any
variations to the planning proposal?
Consultation will be undertaken with relevant State and Commonwealth Public Authorities if
Council receives a Gateway Determination to proceed with the planning proposal.
The likely State and Commonwealth Authorities that will be consulted includes:

NSW Department of Education and Communities

Office of Environment (Heritage Branch)

Department of Health

NSW Police Services

Housing NSW

Transport for NSW

NSW State Rail Authority

Energy Australia

Sydney Water

Fire and Rescue NSW

Roads and Maritime Services

Adjoining Councils
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However, at this stage, the planning proposal does not require consultation with any State
and Commonwealth public authorities with the exception of the Department of Planning and
Environment.
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3-5 James Street, Lidcombe
5 Implications of the proposal
The proposal seeks to rezone the site from RE2 Private Recreation to B4 Mixed Use and
change the height of buildings control from nil to 32m and floor space ratio from nil to 5:1.
The findings of the assessment have been summarised below:
The proposal is generally consistent with the planning policy framework for
employment and housing land.
The proposal is consistent, or has justifiable inconsistencies, with the relevant actions and
provisions of the following strategic planning policies:







A Plan for Growing Sydney
Draft West Central Subregional Strategy 2007
Auburn City Community Strategic Plan 2011-2021
Auburn Employment Lands Study 2008
Draft Employment Strategy 2014
Draft Residential Development Strategy 2014
Section 117 Ministerial Directions
In particular, the planning proposal will provide new housing close to existing public
transportation and infrastructure.
However, the subject site represents an opportunity to expand the only park within Lidcombe
Town Centre. Council may wish to consider this alternative in an attempt to provide
essential services and facilities to meet the demands of rapid population growth.
The bowling club and greens currently on the site would be redeveloped.
The proposal seeks to rezone RE2 Private Recreation land to B4 Mixed Use. The RE2
Private Recreation zone would change under this proposal, but if the design concept
progresses as proposed, the public would still have access to the Lidcombe Bowling Club
and the bowling greens. “Private recreation” is different from “public recreation”. It is not an
open space for general public but rather a privately owned recreational facility that the public
must pay to use.
The planning frameworks including the A Plan for Growing Sydney, Draft Central
Subregional Strategy, Auburn Employment Lands Study 2008, Draft Employment Lands
Strategy 2014 and Draft Residential Development Strategy 2014 identify that employment
opportunities and new housing should be provided within existing town centres. The location
of the site and its proximity to the Lidcombe Town Centre and public transport provides
opportunity to the site for a wider range of development options to support the town centre
including residential uses.
Auburn City Council
T033611/2015
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
The proposal would expand B4 Mixed Use zone within the Lidcombe Town Centre
The site is currently zoned RE2 Private Recreation and accommodates a privately operated
bowling club known as Lidcombe Bowling Club. The site adjoins land mostly zoned for mixed
uses. The proposal will assist in enabling the site to achieve greater development potential.
However, the site adjoins land zoned R2 Low Density Residential Development immediately
to the south (south of James Street). The proposed rezoning and redevelopment of this land
would create a harsh interface with the R2 Zone, with no transition in development bulk or
scale. Rezoning of the site to RE1 would continue the existing interface that Remembrance
Park currently creates with the low density area to the south.
The proposal would provide consistency of development controls with adjoining B4
Mixed Use sites.
The location of the site within the Lidcombe Town Centre and within the B4 Mixed Use zone
provides a logical transition of the zoning. The B4 Mixed Use zone allows a wide range of
uses including recreation facilities, if the applicants intend to retain the bowling greens. Site
specific DCP controls would not be required to facilitate this use.
The proposal is consistent with the Draft Residential Development Strategy. It
provides housing opportunities to meet the future demand due to population growth
within an established town centre, close to public transportation and infrastructure.
The proposal will enable housing opportunities within 400m-600m of the Lidcombe Town
Centre which is also supported by the actions for housing growth stipulated in the planning
policy frameworks. However, Council has recently increased development potential in both
Auburn and Lidcombe Town Centres, as well as currently pursuing a rezoning of a
substantial area of land directly east of the site (Marsden Street Precinct). This precinct is
within walking distance of the station and bus interchange. This proposal is discussed in
more detail below.
5.1
Relationship to Council’s Planning Proposal to rezone
Marsden Street Precinct, Lidcombe
Council is currently progressing a planning proposal to rezone land IN2 Light Industrial land
and R4 High Density Residential to B4 Mixed Use and RE1 Public Recreation. This planning
proposal was a result of Council’s resolution of 18 June 2014 [item 153/14].
The objectives and intended outcomes of this planning proposal are:

To implement the resolution of Council of 18 June 2014

To enable increased mixed-use development, including high density residential
development, within the Lidcombe Town Centre that is within 400m-600m of a
railway station and that contributes to sub-regional housing and employment targets

To encourage the development of buildings that achieve design excellence and
public domain spaces that are safe, accessible and attractive

To provide an appropriate accompanying increase in public open space, alongside
the proposed intensification of land use
Auburn City Council
T033611/2015
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Assessment of an application for a planning proposal


3-5 James Street, Lidcombe
To create an opportunity for a larger, continuous open space connection
To ensure developments within Auburn City appropriately supports the centres
hierarchy of A Plan for Growing Sydney and the West Central Subregion Draft
Subregional Strategy.
The planning proposal aims to rezone land within Lidcombe Town Centre to effectively
expand the town centre and permit retail, commercial and high density residential uses. This
application for a planning proposal would provide the same B4 Mixed Use controls for the
subject site over a large area, including land with frontage to Railway Street, which may be
conducive to retail/commercial development.
5.2
Other development scenarios
A table outlining the merits of alternative land use scenarios for the site has been provided
below to help inform Council’s consideration of the application for a planning proposal.
Scenario
Advantages
Disadvantages
Support the
application
(zone site B4
Mixed Use)
Generally consistent with state and
local policy frameworks.
Loss of private recreation space.
Permits additional retail and
commercial uses in Lidcombe Town
Centre.
Consistent with zoning of some
surrounding sites and zoning
proposed for nearby land under the
Marsden Street Precinct Planning
Proposal (PP-3/2014).
Retain the
existing RE2
Private
Recreation zone
Rezone RE1
and expand
Remembrance
Park
Auburn City Council
Allow continued use of the site for
recreation in some form.
Complements Remembrance Park
(zoned RE1 Public recreation).
Potential shadowing impacts on
Remembrance Park and properties
south of James Street, zoned R2
Low Density Residential.
Potential traffic and flooding issues
as outlined in sections 4 and 5 of
this report.
Draft Auburn Residential
Development Strategy finds that
Council’s existing controls provide
sufficient capacity to meet predicted
demand for dwellings.
Creates a harsh interface and no
transition in bulk scale of
permissible development.
The recreational space is privately
owned, and not accessible to all
members of the public
(payment/membership required).
Allows flexibility for Council to consider
possible expansion of the park in the
future, should the desire or need arise.
The feasibility of redeveloping the
site for alternative private recreation
uses is not known.
Would allow for expansion of
Remembrance Park.
Purchase of the site has not been
budgeted.
Additional public open space would
support future population growth.
The site is not identified for
acquisition in the Auburn LEP 2010.
However, should Council wish to
T033611/2015
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Assessment of an application for a planning proposal
Scenario
3-5 James Street, Lidcombe
Advantages
Disadvantages
Consistent with policy framework.
pursue this option, the LEP could be
amended accordingly.
May compliment the future use of
the adjoining Lidcombe RSL Club
site, which Council has resolved to
demolish.
Council’s open space and
acquisition framework is currently
being reviewed as part of the review
of the Auburn LEP 2010.
Note: Council would have to initiate
a planning proposal and prepare
any supporting studies required.
Negotiate
dedication of a
public park on
part of the site,
zone the
remainder B4
Mixed Use
Would allow the applicant to
redevelop the site.
Would allow Council to expand
Remembrance Park.
Additional public open space would
support future population growth.
Consistent with policy framework.
Would result in a smaller expansion
of Remembrance Park than
purchasing the whole site.
Parking may need to be provided
underneath the open space.
Applicant might request increased
height and floor space ratio controls
to compensate for delivery of the
park.
Other scenarios could include rezoning the subject site to R4 High Density Residential or R3
Medium Density Residential. These scenarios could be investigated should Council wish to
consider them.
6 Community Consultation
The planning proposal was publically exhibited from 11 November 2014 to 11 December
2014 in accordance with Council’s Communications Plan for Planning Proposals. The
exhibition included:

Notices about the public exhibition in the main local newspaper, the Auburn Review
for 28 days (4 weeks)

Exhibition of proposal and all supporting documentation at Council’s Administration
Centre and at Auburn, Regents Park and Lidcombe libraries

Exhibition of the proposal and all supporting documentation on Council’s website

Notifying adjoining and nearby land owners (land shown in

Figure 14) by mail about the proposal
Auburn City Council
T033611/2015
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Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Figure 14: Map of the site and notification area
6.1
Submissions received
A total of 2 submissions (one was for and one against the proposal) were received for this
planning proposal. Summary of the evaluation of the submissions is attached at Appendix C.
Submission 1:
The key issues raised were that there will be a reduction of private recreation space which
adds to the adjoining public recreation space (Remembrance Park) and also that Council
should consider acquiring this subject land and rezoning it to RE1 Public Recreation.
Submission 2:
The key issues raised in the submissions were that the location of the site and its proximity
to public transport provides an ideal opportunity to increase housing density within the
Lidcombe Town Centre. It was also recommended that whole of James Street should be
rezoned to B4 Mixed Use with 32m Height of Buildings control and 5:1 Floor Space Ratio
control.
The applicant was given an opportunity to respond to the submissions received during the
exhibition of the planning proposal. The applicant’s response is attached as Appendix D.
Further consultation will be taken with the community if the planning proposal is approved by
the Department of Planning and Environment at the Gateway Determination stage.
Auburn City Council
T033611/2015
39
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Recommendation
This report has found the following in relation to the applicant initiated planning proposal for
land at 3-5 James Street, Lidcombe:

The application is generally consistent with Council’s and the state planning
framework.

The site is in close proximity to the Lidcombe Town Centre and railway station, which
provides it with access to shops, services, and regular public transport options.

The bowling club and greens currently on the site would be redeveloped is the
proposal were to proceed. However, the application indicates that the land owner
wishes to include a bowling club in the redevelopment of the site, and the use would
be permitted under the B4 Mixed Use zone.

The proposal seeks consistent zoning and development controls with adjoining B4
Mixed Use sites. However, Redevelopment of the site as proposed by the applicant
would result in a relatively harsh interface with the R2 low density residential area
immediately south of the site.
However, it has also identified that:

Council has recently increased development capacity in the Lidcombe Town Centre
(through the FSR Planning Proposal PP-3/2010), and is currently progressing a
planning proposal to rezone a significant area of land in the nearby Marsden Street
precinct to B4 Mixed Use.

The subject site may provide an opportunity to expand Remembrance Park to help
meet demands of the City’s rapid population growth.

Council is currently reviewing its open space and recreation policy. Once completed,
it will provide a clearer picture about the need to retain or expand Council’s open
space assets and private recreation facilities.

Retaining the existing RE2 Private Recreation zone would allow continued use of the
site for recreation in some form. Indoor recreation facilities (e.g. indoor soccer, indoor
cricket, futsal), restaurants and cafes are also permitted within the zone.

Retaining the existing RE2 Private Recreation zone would complement the public
open space at Remembrance Park, and allow flexibility for Council to consider
possible expansion of the park in the future, should the desire or need arise. Once
the site is zoned to B4, this potential to accommodate a range of possible or private
recreation uses is lost.
In light of the above, it is recommended that the application be refused in favour of retaining
the existing RE2 Private Recreation zoning.
Auburn City Council
T033611/2015
40
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Should Council decide to proceed with the planning proposal, it is recommended that the
applicant prepare a flood study addressing the requirements of S117 Ministerial Direction 4.3
Flood Prone Land and a traffic and transport study prior to exhibition of the plan. A site
specific DCP to retain the bowling club and the northern green is not recommended as it
may discourage redevelopment of the site in future if the land ownership changes.
Should Council decide not to proceed with the application, and seek to purchase the land
instead, Council staff will need to begin discussions with the owner, ultimately culminating in
a planning proposal.
Auburn City Council
T033611/2015
41
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Appendix A: Application for a Planning
Proposal Report and Maps
Auburn City Council
T112839/2014
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Appendix B: Consistency with
Strategic Policy Framework
A Plan for Growing Sydney
Action
Consistency
Action 2.1.1 Accelerate housing supply and local
housing choices.
Consistent.
Action 1.6.1 Grow high skilled jobs in the global
economic corridor by expanding employment
opportunities and mixed use activities.
Consistent.
The planning proposal will change
the zone and increase the maximum
height and floor space ratio controls
for the site. The proposed zoning
and controls will create opportunities
for additional housing growth in an
area that is within 400m-600m of a
railway station.
The planning proposal will allow a
new mixed used development
providing opportunities for additional
retail, commercial and residential
developments within the Lidcombe
Town Centre which has good
accessibility to railway and bus
services.
West Central Subregion Draft Subregional Strategy 2007
Action
B2.1 West Central councils to investigate
increasing densities in all centres where
access to employment, services and public
transport are provided or can be provided
Consistency
Consistent
This planning proposal is consistent with this
action as it provides potential capacity for
additional retail spaces and residential
development within an existing town centre,
within 400m-600m of a station.
B4.1 Concentrate retail activity in centres,
business development zones and enterprise
corridors
Consistent
This planning proposal seeks to rezone land
that is within 400m-600m of a railway station to
B4 Mixed Use and retain the existing bowling
greens. This site is within the existing Lidcombe
Town Centre. The likelihood of
retail/commercial uses locating on the southern
periphery of the town centre is, however
somewhat questionable.
C2.1 Focus residential development around
centres, town centres, villages and
neighbourhood centres
Consistent
The planning proposal is consistent with this
action, as it aims to rezone a RE2 Private
Recreation to a B4 Mixed Use within the existing
Auburn City Council
T112839/2014
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
town centre (within 400m-600m of a railway
station). Thus, will provide additional maximum
building height and floor space ratio controls
which will allow a mix of uses.
C3.1 Renew local centres to improve
economic viability and amenity
Consistent
The proposed rezoning of land within the
Lidcombe Town Centre will permit a small
additional area of mixed use development.
State Environmental Planning Policies (SEPPs)
No.
1
14
Title
Summary
Development
Standards
Aims to provide flexibility in the
application of planning controls
where strict compliance of
development standards would be
unreasonable, unnecessary or
hinder the attainment of specified
objectives of the Act.
Coastal Wetlands
Aims to ensure the State’s coastal
wetlands are preserved and
protected.
Application
Does not apply to Auburn CITY.
SEPP repealed by Auburn LEP
2010 (clause 1.9)
Does not apply to Auburn CITY.
Applies to specified land under the
National Parks & Wildlife Act, the
Tomago Aluminium Smelter
(Newcastle) and land to which
SEPP 26 applies.
15
Rural Landsharing
Communities
Aims to facilitate the development
of rural landsharing communities
committed to environmentally
sensitive and sustainable land use
practices.
Does not apply to Auburn CITY.
19
Bushland in
Urban Areas
Aims to protect bushland within
urban areas. Specific attention to
bushland, remnant and
endangered vegetation and
bushland zoned or reserved for
public open space.
Applies to State
Caravan Parks
Aims to facilitate the proper
management and development of
land used for caravan parks
catering to the provision of
accommodation to short and long
term residents.
Applies to State, except land to
which SEPP (Western Sydney
Parklands) applies.
Aims to protect littoral rainforests
from development.
Does not apply to Auburn CITY
21
26
Littoral
Rainforests
Auburn City Council
T112839/2014
This planning proposal has no
impact on the urban bushlands.
This planning proposal is consistent
with this SEPP and has no impact
on the caravan parks.
Assessment of an application for a planning proposal
No.
29
30
32
Title
Summary
3-5 James Street, Lidcombe
Application
Western Sydney
Recreation Area
Aims to enable the carrying out of
development for recreational,
sporting and cultural purposes
within the Western Sydney
Recreation Area
Does not apply to Auburn City
Intensive
Agriculture
Establishes the requirement for
development consent and
additional requirements for cattle
feedlots and piggeries.
Applies to State
Urban
Consolidation
Aims to facilitate surplus urban
land redevelopment for multi-unit
housing and related development
in a timely manner.
Applies to State
Applies to land within Western
Sydney Parklands - Eastern Creek,
Prospect, Horsley Park and Hoxton
Park
Not relevant in this instance.
Applies to all urban land, except
Western Sydney Parklands under
that SEPP
This planning proposal is not
inconsistent with this SEPP
because the proposal is seeking a
change of zone from RE2 Private
Recreation to B4 Mixed Use which
allows residential flat buildings (high
density housing) development as a
permissible use.
33
36
39
44
Hazardous and
Offensive
Development
Aims to provide additional support
and requirements for hazardous
and offensive development
Applies to State
Manufactured
Home Estates
Aims to facilitate the
establishment of manufactured
home estates as a contemporary
form of residential housing.
Does not apply to Auburn LGA.
Spit Island Bird
Habitat
Aims to enable development for
the purposes of creating and
protecting bird habitat.
Does not apply to Auburn LGA.
Koala Habitat
Protection
Aims to encourage proper
conservation and management of
areas of natural vegetation that
provide habitat for koalas
Does not apply to the Auburn
LGA.
This planning proposal does not
affect existing provisions relating to
hazardous and offensive
development.
Applies to land outside the Sydney
Region.
Applies to land comprising Spit
Island, Towra Point and Kurnell
Auburn CITY not listed in Schedule
1
47
Moore Park
Showground
Aims to enable redevelopment of
Moore Park Showground
consistent with its status as being
of State and regional planning
importance.
Does not apply to the Auburn
LGA.
50
Canal Estate
Development
Prohibits canal estate
development
Applies to State, except Penrith
Lakes
Auburn City Council
T112839/2014
Assessment of an application for a planning proposal
Summary
3-5 James Street, Lidcombe
No.
Title
Application
52
Farm Dams and
other works in
land management
areas
Requires environmental
assessment under Part 4 of the
EPA for artificial water bodies
carried out under farm plans that
implement land and water
management plans.
Does not apply to the Auburn
LGA.
55
Remediation of
Land
Provides a State wide planning
approach for the remediation of
contaminated land.
Applies to State
The planning proposal aims to
rezone land currently zoned for
private recreation to mixed use
which allows high density
residential development. The land is
currently not affected by any known
site contamination.
However, any subsequent DAs
lodged may need to undertake a
phase 1 contamination assessment
to fulfil Clause 6 requirements of the
SEPP if the proposal proceeds to
s.56 Gateway Determination and
notification.
59
62
64
65
Central Western
Sydney Regional
Open Space and
Residential
Aims to provide for residential
development on suitable land as
identified in the Policy to assist in
accommodating the projected
population growth of Western
Sydney
Does not apply to the Auburn
LGA.
Sustainable
Aquaculture
Aims to encourage and regulate
sustainable aquaculture
development
Applies to State
Advertising and
Signage
Aims to regulate signage (but not
content) and ensure signage is
compatible with desired amenity
and visual character of the area.
Applies to State
Design Quality of
Residential Flat
Development
Aims to improve the design
qualities of residential flat building
development in New South
Wales.
Applies to State, except Kosciusko
SEPP area
Auburn City Council
T112839/2014
Applies to land identified as
Regional Open Space Zone and
Residential Zone within the Western
Sydney Parklands
The planning proposal does not
have any impact on sustainable
aquaculture.
The planning proposal. However,
any signage at the DA stage will
have to be in accordance with this
SEPP.
The proposed controls, which would
work in conjunction with Council’s
Development Control Plan
framework, would need to comply
with SEPP 65. Any subsequent DAs
would need to comply with this
SEPP.
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
No.
Title
Summary
70
Affordable
Housing (Revised
Schemes)
Aims to insert affordable housing
provisions into EPIs and to
address expiry of savings made
by EP&A Amendment (Affordable
Housing) Act 2000.
Does not apply to Auburn LGA.
Coastal Protection
Aims to protect and manage the
natural, cultural, recreational and
economic attributes of the New
South Wales coast.
Does not apply to Auburn LGA.
Penrith Lakes
Scheme 1989
Aims to provide a development
control process establishing
environmental and technical
matters which must be taken into
account in implementing the
Penrith Lakes Scheme in order to
protect the environment,
Does not apply to Auburn LGA.
Housing for
Seniors or People
with a Disability
2004
Aims to encourage the provision
of housing to meet the needs of
seniors or people with a disability.
Applies to State
Building
Sustainability
Index: BASIX 2004
Aims to ensure consistency in the
implementation of the BASIX
scheme throughout the State
Applies to State
71
Kurnell Peninsula
1989
Application
Applies to land within the Greater
Metropolitan Region. Specifically
mentions Ultimo/Pyrmont precinct,
City of Willoughby and Green
Square.
Applies to land within the coastal
zone, as per maps of SEPP.
To be considered at DA stage if
required.
To be considered at DA stage.
Does not apply to Auburn LGA.
Applies to the land within
Sutherland Shire known as Kurnell
Peninsula. Excludes some land
under SSLEP 2006.
Major
Development 2005
Aims to facilitate the development
or protection of important urban,
coastal and regional sites of
economic, environmental or social
significance to the State. Also to
facilitate service delivery
outcomes for a range of public
services.
Applies to State
Sydney Region
Growth Centres
2006
Aims to co-ordinate the release of
land for development in the North
West and South West Growth
Centres.
Does not apply to Auburn LGA.
Mining, Petroleum
and Extractive
Industries 2007
Aims to provide for the proper
management and development of
mineral, petroleum and extractive
material resources
Applies to State
Auburn City Council
T112839/2014
Not relevant in this instance.
Applies to all land in a ‘growth
centre’ (North West Growth Centre
or the South West Growth Centre)
Not relevant in this instance.
Assessment of an application for a planning proposal
No.
Title
Summary
3-5 James Street, Lidcombe
Application
Miscellaneous
Consent
Provisions 2007
Aims to provide permissibility for
safe erection of temporary
structures as well as encouraging
protection of environment where
the structures erected, across the
State.
Applies to State
Infrastructure
2007
Aims to facilitate the effective
delivery of infrastructure across
the State. Specifies exempt and
complying development controls
to apply to the range of
development types listed in the
SEPP.
Applies to State
Kosciuszko
National Park –
Alpine Resorts
2007
Aims to protect and enhance the
natural environment of the alpine
resorts area.
Does not apply to Auburn LGA.
Rural Lands 2008
Aims to facilitate the orderly and
economic use and development of
rural lands for rural and related
purposes
Does not apply to Auburn LGA.
Western Sydney
Employment Area
2009
Aims to promote economic
development and the creation of
employment in the Western
Sydney Employment Area by
providing for development
Does not apply to Auburn LGA.
Exempt and
Complying
Development
Codes 2008
Aims to provide streamlined
assessment process for
development that complies with
specified development standards.
Applies to State
Western Sydney
Parklands
Aims to ensure the Western
Sydney Parkland can be
developed as urban parkland to
serve the Western Sydney
Region.
Does not apply to Auburn LGA.
Affordable Rental
Housing 2009
Aims to provide a consistent
planning regime for the provision
of affordable rental housing and
facilitate the effective delivery of
affordable housing
Applies to State
Urban Renewal
2010
Aims to facilitate the orderly and
economic development and
redevelopment of sites in and
around urban renewal precincts
Does not apply to Auburn LGA.
Auburn City Council
T112839/2014
The planning proposal is consistent
with this SEPP.
Not relevant in this instance.
Applies only to specified land within
Kosciuszko National Park,
Kosciuszko Road and Alpine Way.
To be considered at DA stage.
Applies to land within the
Blacktown, Fairfield and Holroyd
CITYs (Quakers Hill to West
Hoxton)
To be considered at DA stage.
Applies to land within a potential
precinct – land identified as a
potential urban renewal precinct.
This includes Redfern-Waterloo,
Granville and Newcastle.
Assessment of an application for a planning proposal
No.
Title
3-5 James Street, Lidcombe
Summary
Application
Sydney Drinking
Water Catchment
2011
Aims to provide for healthy water
catchments that will deliver high
quality water while permitting
development that is compatible
with that goal.
Does not apply to Auburn LGA.
SEPP 53
Transitional
Provisions 2011
Aims to enact transitional
provisions consequent on the
repeal of SEPP 53 - Metropolitan
Residential Development.
Does not apply to Auburn LGA.
State and
Regional
Development 2011
Aims to identify State significant
development and State significant
infrastructure. Also to confer
functions on joint regional
planning panels to determine
development applications.
Applies to State
Three Ports 2013
Aims to provide consistent
planning regime for the
development and delivery of
infrastructure on land in Port
Botany, Port Kembla and Port
Newcastle.
Does not apply to Auburn LGA.
Applies to land within the Sydney
drinking water catchment.
Applies only to specified land in Kuring-gai LGA.
Not relevant in this instance.
Applies to the land within Botany
City Council in the area known as
Port Botany. It also applies to land
within Wollongong City Council in
an area known as Port Kembla and
land within New Castle City Council
in an area known as Port
Newcastle.
Sydney Regional Environmental Plans (Sydney REPs)
No
8
Title
Summary
Central Coast
Plateau
Aims to implement the state’s urban
consolidation policy.
9
Extractive
Industry No. 2
1995
Aims to facilitate development of extractive
industries in proximity to the population of
the Sydney Metropolitan Area.
16
Walsh Bay
Aims to regulate the use and development
of the Walsh Bay area.
18
Public
transport
corridors
Aims to protect provision for future public
transport facilities.
Auburn City Council
T112839/2014
Application
Does not apply to the
Auburn LGA.
Applies to nominated land in
the NSW Central Coast.
Does not apply to the
Auburn LGA.
Applies to LGAs listed in
Schedule 4 of the SREP.
Does not apply to the
Auburn LGA.
Applies to land within the City
of Sydney and within Sydney
Harbour.
Does not apply to the
Auburn LGA.
Applies to the Fairfield,
Parramatta, Holroyd and
Baulkham Hills LGAs.
Assessment of an application for a planning proposal
No
19
Title
Summary
Rouse Hill
Development
Area
Aims to provide for the orderly and
economic development of the RHDA.
20
Hawkesbury
Nepean
Aims to protect the Hawkesbury-Nepean
River System.
24
Homebush Bay
Area
Aims to encourage the co-ordinated and
environmentally sensitive development of
the Homebush Bay area
26
City West
Aims to promote the orderly and economic
use and development of land within City
West.
30
St Marys
Aims to support the redevelopment of St
Marys by providing a framework for
sustainable development.
33
Cooks Cove
Establishes the zoning and development
controls for the Cooks Cove site.
Sydney
Harbour
Catchment
2005
Aims to establish a balance between
promoting a prosperous working harbour,
maintaining a healthy and sustainable
waterway environment and promoting
recreational access to the foreshore and
waterways. It establishes planning principles
and controls for the catchment as a whole.
Auburn City Council
T112839/2014
3-5 James Street, Lidcombe
Application
Does not apply to the
Auburn LGA.
Applies to area defined by
policy. Note: Rouse Hill is in
The Hills and Blacktown
CITYs.
Does not apply to the
Auburn LGA.
Applies to certain
LGAs within Greater
Metropolitan Region.
Does not apply to land to
which ALEP 2010 applies
(clause 1.9).
Applies to rest of Auburn LGA
– refer to State Environmental
Planning Policy (Major
Development) Amendment
(Sydney Olympic Park) 2009
Land Application Map.
Consistent
Does not apply to the
Auburn LGA.
Applies to land shown as City
West area (Pyrmont and
Ultimo)
Does not apply to the
Auburn LGA.
Applies to specified land
within the Blacktown and
Penrith LGAs.
Does not apply to the
Auburn LGA.
Applies to specified land at
Cooks Cove within the suburb
of Arncliffe.
Applies to the area of
Sydney Harbour, including
Parramatta River and its
tributaries and the Lane
Cove River.
Applies to land within the
Auburn LGA.
The planning proposal is
consistent with this Sydney
REP.
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Section 117 directions
Direction
1.
Employment and Resources
1.1
Business and Industrial Zones
Applicability / Consistency
Consistent
What a relevant planning authority must do if this
direction applies
A planning proposal must:
(a)
give effect to the objectives of this direction,
(b)
retain the areas and locations of existing
business and industrial zones,
(c)
not reduce the total potential floor space area
for employment uses and related public
services in business zones,
(d)
not reduce the total potential floor space area
for industrial uses in industrial zones, and
(e)
ensure that proposed new employment areas
are in accordance with a strategy that is
approved by the Director-General of the
Department of Planning.
Consistency
A planning proposal may be inconsistent with the terms
of this direction only if the relevant planning authority
can satisfy the Director-General of the Department of
Planning (or an officer of the Department nominated by
the Director-General) that the provisions of the planning
proposal that are inconsistent are:
(a)
justified by a strategy which:
(i)
gives consideration to the objective of this
direction, and
(ii)
identifies the land which is the subject of the
planning proposal (if the planning proposal
relates to a particular site or sites), and
(iii)
is approved by the Director-General of the
Department of Planning, or
(b)
justified by a study (prepared in support of the
planning proposal) which gives consideration to
the objective of this direction, or
(c)
in accordance with the relevant Regional
Strategy or Sub-Regional Strategy prepared by
the Department of Planning which gives
consideration to the objective of this direction,
or
(d)
of minor significance.
Auburn City Council
T112839/2014
The planning proposal aims to rezone land
within the Lidcombe Town Centre from
RE2 Private Recreation to B4 Mixed Use
under the Auburn LEP 2010 and amend
relevant principle development standards.
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Direction
Applicability / Consistency
1.2
Rural Zones
Not applicable
1.3
Mining, Petroleum Production and Extractive
Industries
Not applicable
1.4
Oyster Aquaculture
Not applicable
1.5
Rural Lands
Not applicable
2.
Environment and Heritage
2.1
Environment Protection Zones
Consistent
The planning proposal does not apply to
land within an environmental conservation
zone or land otherwise identified for
environmental protection.
2.2
Coastal Protection
Not applicable
2.3
Heritage Conservation
Not applicable
The planning proposal does not apply to a
land affected by environmental heritage
under the Auburn LEP 2010.
2.4
Recreation Vehicle Areas
Not applicable
3.
Housing, Infrastructure and Urban
Development
3.1
Residential Zones
Consistent
What a relevant planning authority must do if this
direction applies:
A planning proposal must include provisions that
encourage the provision of housing that will:
(a)
broaden the choice of building types and
locations available in the housing market, and
(b)
make more efficient use of existing
infrastructure and services, and
(c)
reduce the consumption of land for housing and
associated urban development on the urban
fringe, and
(d)
be of good design.
Consistency
A planning proposal must, in relation to land to which
this direction applies:
(a)
contain a requirement that residential
development is not permitted until land is
adequately serviced (or arrangements
satisfactory to the council, or other appropriate
authority, have been made to service it), and
Auburn City Council
T112839/2014
It is noted, however, that whilst the
proposal will make more efficient use of the
existing infrastructure and services, it is
unlikely to broaden the choice of building
types in the local market.
Assessment of an application for a planning proposal
Direction
3-5 James Street, Lidcombe
Applicability / Consistency
(b)
not contain provisions which will reduce the
permissible residential density of land
3.2
Caravan Parks and Manufactured Home
Estates
Not applicable
3.3
Home Occupations
Consistent
This planning proposal does not
change the provision of home
occupations.
3.4
Consistent
Integrating Land Use and Transport
What a relevant planning authority must do if this
direction applies
A planning proposal must locate zones for urban
purposes and include provisions that give effect to and
are consistent with the aims, objectives and principles
of:
(a)
Improving Transport Choice – Guidelines for
planning and development (DUAP 2001), and
(b)
The Right Place for Business and Services –
Planning Policy (DUAP 2001).
Consistency
A planning proposal may be inconsistent with
the terms of this direction only if the relevant
planning authority can satisfy the DirectorGeneral of the Department of Planning (or an
officer of the Department nominated by the
Director-General) that the provisions of the
planning proposal that are inconsistent are:
(a)
justified by a strategy which:
(i)
gives consideration to the objective of this
direction, and
(ii)
identifies the land which is the subject of the
planning proposal (if the planning proposal
relates to a particular site or sites), and
(iii)
is approved by the Director-General of the
Department of Planning, or
(b)
justified by a study prepared in support of the
planning proposal which gives consideration to
the objective of this direction, or
(c)
in accordance with the relevant Regional
Strategy or Sub-Regional Strategy prepared by
the Department of Planning which gives
consideration to the objective of this direction,
or
(d)
of minor significance.
Auburn City Council
T112839/2014
The subject site is located within
400m-600m walking distance (5-10
minutes) from Lidcombe Railway
Station.
The anticipated scale of
development likely to occur
following this rezoning will be
consistent with a town centre
scale. No significant changes to
the current traffic generation are
anticipated as a result, however as
identified in the wide traffic and
transport study, the proposal has
the potential to exacerbate existing
traffic issues on several key local
intersections (p.32 of this report).
It is recommended that the
applicant undertake traffic and
transport study should Council
decide to precede this proposal.
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Direction
Applicability / Consistency
3.5
Development Near Licensed Aerodromes
Not applicable
3.6
Shooting Ranges
Not applicable
4.
Hazard and Risk
4.1
Acid Sulfate Soils
Consistent
The subject site to which the planning
proposal applies is affected by Class 5
Acid Sulfate Soils (the least affected
category).
Any future DAs on this site will be required
to prepare an Acid Sulfate Soils
Management Plan in accordance with
clause 6.1(3) of the Auburn LEP 2010.
4.2
Mine Subsidence and Unstable Land
Not applicable
4.3
Flood Prone Land
The subject site to which this planning
proposal applies is affected by the Flood
Planning Area under the Auburn LEP 2010.
It is recommended that the applicant
undertake a flood impact report to ensure
this issue can be managed.
4.4
Planning for Bushfire Protection
5.
Regional Planning
5.1
Implementation of Regional Strategies
Not applicable
5.2
Sydney Drinking Water Catchments
Not applicable
5.3
Farmland of State and Regional Significance
on the NSW Far North Coast
Not applicable
5.4
Commercial and Retail Development along the
Pacific Highway, North Coast
Not applicable
5.5
Development in the vicinity of Ellalong, Paxton
and Millfield (Cessnock CITY) (Revoked 18
June 2010)
Not applicable
5.6
Sydney to Canberra Corridor (Revoked 10 July
2008. See amended Direction 5.1)
Not applicable
5.7
Central Coast (Revoked 10 July 2008. See
amended Direction 5.1)
Not applicable
5.8
Second Sydney Airport: Badgerys Creek
Not applicable
6.
Local Plan Making
Auburn City Council
Not applicable
T112839/2014
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Direction
Applicability / Consistency
6.1
Approval and Referral Requirements
Not applicable
6.2
Reserving Land for Public Purposes
Consistent
The planning proposal does not create,
alter or reduce existing zonings or
reservations of land for public purposes for
land subject to this planning proposal (RE2
Private Recreation) under the Auburn LEP
2010. However, this option is discussed in
this report for Council’s consideration.
6.3
Consistent
Site Specific Provisions
The planning proposal has indicated
consideration of a Site Specific
Development Control Plan as a mechanism
for retention of the bowling greens and the
club. However, preparation of the DCP is
not recommended.
7.
A Plan for Growing Sydney
7.1
Implementation of A Plan for Growing Sydney
Not inconsistent
What a Relevant Planning Authority must do if this
direction applies
This planning proposal is consistent with
the following actions:
Planning proposals shall be consistent with:
2.1.1 Accelerate housing supply and local
housing choices.
(a)
the NSW Government’s A Plan for Growing
Sydney published in December 2014.
Consistency
A planning proposal may be inconsistent with the terms
of this direction only if the Relevant Planning Authority
can satisfy the Secretary of the Department of
Planning & Environment (or an officer of the
Department nominated by the Secretary), that the
extent of inconsistency with A Plan for Growing Sydney:
(a)
is of minor significance, and
(b)
the planning proposal achieves the overall
intent of the Plan and does not undermine the
achievement of its planning principles,
directions, and priorities for subregions,
strategic centres and transport gateways.
The planning proposal will change the zone
and increase the maximum height and floor
space ratio controls for the site. The
proposed zoning and controls will create
opportunities for additional housing growth
in an area that is within 400m-600m of a
railway station. However, Council has
undertaken several initiatives to accelerate
local housing supply and this planning
proposal is likely to have a negligible effect
by comparison.
1.6.1
Grow high skilled jobs in the global
economic corridor by expanding
employment opportunities and
mixed use activities.
Whilst the planning proposal will permit
additional uses on the site, the economic
viability of retail/commercial development is
questionable.
Auburn City Council
T112839/2014
Assessment of an application for a planning proposal
3-5 James Street, Lidcombe
Appendix C: Community Consultation Summary
No.
Support
Oppose
1
2
Total
1
Auburn City Council
Brief evaluation and / or comment
The issue raised in this submission was that the location of
the site and its proximity to public transport provides an
ideal opportunity to increase housing density within the
Lidcombe Town Centre.
The state and local planning policy frameworks encourage
provision of more employment and housing opportunities
within existing urban areas.
It was also recommended that the whole of James Street
to be considered being rezoned to B4 Mixed Use with a
32m Height of Buildings control and 5:1 Floor Space Ratio
control.


Comment summary


The issue raised in this submission was that there will be a
reduction of private recreation space which adds to the
adjoining public recreation space (Remembrance Park).
Also, that Council should consider acquiring the subject
site and rezoning it to RE1 Public Recreation.
1
T112839/2014
The Draft Auburn Employment Lands Strategy 2014
recommends expansion of the Lidcombe Town Centre
through rezoning to B4 Mixed Use (pg. 73 DAELS 2014) to
provide more retail, commercial and residential
opportunities. However, it is noted that Council is currently
pursuing a rezoning of a significant area of land to the east
of this site, Marsden Street Precinct, to B4 mixed use,
which effectively addresses this issue, in terms of rezoning
appropriate parts of James Street.
The loss of private recreation space will not have a
significant impact on the community as the space was only
used by the members of the club.
It is noted that this report discusses the option of retaining
the RE2 zoning of the site for Council’s consideration.
This would allow provision of a broad range of private
recreation uses (e.g. Futsal, multipurpose courts), as well
as potential for future rezoning to RE1 to expand
Remembrance Park, should the need arise.
Michael Wearne
From:
Sent:
To:
Subject:
kevmat@tpg.com.au
25 November 2014 10:10 PM
Records Department
RE: PP-6/2014 - S.Bala
Dear Sir / Madam I am writing in support of the PP‐6/2014 proposal for 3‐5 James street , Lidcombe.it is a positive step for the community to increase development, enhancing the cosmopolitan nature of Lidcombe as well as bringing more rate payers and prosperity to the area. The proximity of the development and the surrounding streets to the main western train line makes the area an ideal place to increase the density of dwellings and take advantage of existing infrastructure. In addition I believe the council should consider the whole of James street, Lidcombe to have its zoning altered to match what is being proposed in this LEP amendment, ie to change zonings to a B4 mixed use zone with 32 m height limits and FSR of 5:1 Regards Kevin Gomez 0411 420 889 ______________________________________________________________________
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