APPENDIX No: 12 - Interface sites assessment

Item No: GB.8

This section is referred to in Part 8 of the Report.

This section should be read in conjunction with the Interface Sites Maps at Attachment 11.

TURRAMURRA CENTRE

Area 1: Interface sites that are located within this Area are:

§ 1-3 Lowther Park Avenue

§ 5 Cherry Street

§ 5A Cherry Street

§ 7 Cherry Street

Discussion

1-3 Lowther Park Avenue, also known as 1379 Pacific Highway, is a heritage item. It has overlooking impacts from the adjacent Residential 2(d3) development, however this interface site has a series of buildings of similar density to R3 (Medium Density Residential) zoning. Hence, R3 (Medium Density Residential) zoning to this site will reflect the existing development.

Although 5, 5A Cherry Street have little to no overshadowing impact from the adjacent Residential 2(d3) development site as they are positioned to its north, it has a high overlooking impact due to the absence of any substantial screening vegetation to the boundary and the positioning of the dwellings and outdoor private areas close to the common boundary. In addition the eventual development of the Residential 2(d3) site on the opposite side of Cherry Street will potentially compromise the visual amenity of 5 Cherry Street which has its front garden and private open space fronting the road. R3 (Medium Density Residential) zoning to these sites will enable building design and orientation to mitigate privacy impacts.

7 Cherry Street is located diagonally opposite a Residential 2(d3) site. Its deep front garden affords a good buffer to the street and separation from the increased volume of traffic that will be generated by the eventual development of the opposite site. However, given that this interface site and the neighbouring 9, 11, 15 Cherry Street single dwellings will form an isolated group of 4 houses flanked by the railway line on one side and Residential 2(d3) and proposed R3 (Medium Density Residential) to the remainder of Cherry Street, the recommendation of R3 (Medium Density Residential) zoning to these properties would enable a means to comprehensive development of the amalgamated sites, with efficient townhouse and good design outcomes for this end of Cherry Street which take into account the predominantly high density streetscape of Cherry Street that will eventuate, and establish a more balanced visual quality to the streetscape scale.

Recommendation

Interface site 1-3 Lowther Park Avenue is recommended to be zoned R3 (Medium Density Residential) to reflect the existing development on site.

Interface sites 5, 5A and 7 Cherry Street are recommended to be zoned R3 (Medium Density Residential).

In addition 9, 11, 15 Cherry Street (adjacent to 5, 5A and 7 Cherry Street) are recommended to be zoned R3 (Medium Density Residential) to enable the comprehensive development of the amalgamated sites.

These recommendations are consistent with the recommendations of the previous Town Centres LEP with the exception of 1-3 Lowther Park Avenue which was recommended to be zoned R2 (Low Density Residential).

Area 2: Interface sites that are located within this Area are:

§ 23 Turramurra Avenue

§ 30 Turramurra Avenue

§ 2, 2A Wonga Wonga Street

§ 3 Wonga Wonga Street

§ 37 Gilroy Road

§ 24 – 26 Gilroy Road

§ 19-21 Eastern Road

§ 2 Nulla Nulla Street

§ 6 Nulla Nulla Street

Discussion

3 Wonga Wonga Street has no screening vegetation to the boundary with the Residential 2(d3) site, and in addition the single dwelling has a minimal setback from that boundary. This means that the interface site will have potential overlooking and scale impacts from any future development on the adjacent development site. R3 (Medium Density Residential) zoning will enable redevelopment of the site to be configures in a way that mitigates the overlooking impact, and better deals with the scale of any adjacent high density building. In addition, R3 (Medium Density Residential) zoning to adjacent properties 5, 7 Wonga Wonga Street and 8, 10, 12 Nulla Nulla Street will enable site amalgamation and good design outcomes for the site and the streetscape, as well as the provision of a meaningful transition area to the single dwelling properties adjacent to these sites.

2 and 6 Nulla Nulla Street have a high potential impact from overshadowing as they are located on the southern side of the Residential 2(d3) development site. They lack any substantial screening vegetation to the common boundary and 2 Nulla Nulla Street has minimal setbacks to the Residential 2(d3) site. The two interface sites are also visually impacted by the Residential 2(d3) sites on the opposite sides of the streets. R4 (High Density Residential) zoning would avoid 2 Nulla Nulla Street being sandwiched between high density sites on three sides and enable a consistency of development type fronting Turramurra Avenue. 2 Nulla Nulla Street is proposed for delisting and is considered elsewhere in this Report, hence the R4 (High Density Residential) zoning will not be compromising any heritage item. R4 (High Density Residential) zoning to 6 Nulla Nulla Street will enable a better resolution of the high density sites fronting Turramurra Avenue including the possibility of good setbacks to the streets and to adjoining properties.

23 Turramurra Avenue and 2, 2A Wonga Wonga Street are located on the opposite side of the street from the Residential 2(d3) sites. Impact on these sites is low as there is some visual separation with existing mature planting as well as the separation afforded by the street. R2 (Low Density Residential) zoning to these sites will maintain the existing single dwelling streetscape to the north of Wonga Wonga Street.

30 Turramurra Avenue and 37 Gilroy Road are substantial houses and are located to the north of the Residential 2(d3) sites therefore there are no overshadowing issues. Although 30 Turramurra Avenue has a minimal setback to the Residential 2(d3) site, the completed development on the adjacent site has provided approximately 10m setback to the shared boundary. This enables planting of sizeable vegetation species which will provide good screening to the adjacent single dwelling. Therefore the impact on this site is considered low since there are practical means to mitigate overlooking and therefore does not warrant upzoning. 37 Gilroy Road also has a minimal setback to the boundary with the Residential 2(d3) site, and may be potentially impacted by any new development that does not provide an adequate setback to house substantial planting; however, at this stage since the adjacent 30 Turramurra Avenue is recommended to retain its single dwelling status, it is not feasible to upzone this property. R2 (Low Density Residential) zoning to these two sites will maintain the existing low density residential streetscapes character at this location.

24 – 26 Gilroy Road is located opposite a Residential 2(d3) site. 19-21 Eastern Road is located adjacent to the same 2(d3) site. These sites have been developed as townhouse-style dwellings. Therefore R3 (Medium Density Residential) zoning on this site will reflect the current development density.

Recommendation

Interface site 3 Wonga Wonga Street is recommended to be zoned R3 (Medium Density Residential).

Interface sites 2 and 6 Nulla Nulla Street are recommended to be zoned R4 (High Density Residential).

Interface sites 23 and 30 Turramurra Avenue, 2 and 2A Wonga Wonga Street, and 37 Gilroy Road are recommended to be zoned R2 (Low Density Residential).

Interface sites 24 – 26 Gilroy Road / 19-21 Eastern Road are recommended to be zoned R3 (Medium Density Residential) to reflect existing development.

In addition 5, 7 Wonga Wonga Street and 8, 10, 12 Nulla Nulla Street (adjacent to 3 Wonga Wonga Street) are recommended to be zoned R3 (Medium Density Residential).

These recommendations are consistent with the recommendations of the previous Town Centres LEP, with the exception of 23 Turramurra Avenue and 2 Wong Wonga Street which were recommended for R3 (Medium Density Residential) zoning, and 24 – 26 Gilroy Road / 19-21 Eastern Road which was recommended for R4 (High Density Residential) zoning.

It should be noted that 2 Nulla Nulla Street is identified as a heritage item under the KPSO, and remains so in this LEP. This is inconsistent with the previous Town Centres LEP in which 2 Nulla Nulla Street was removed as a heritage item.

Area 3: Interface sites that are located within this Area are:

§ 1 Nulla Nulla Street

§ 3 Nulla Nulla Street

Discussion

1 Nulla Nulla Street is adjacent to a developed high density site. There is high overlooking impact into the interface site as there is a minimal setback of the single dwelling building to the boundary of the Residential 2(d3) site with no substantial screening. Similarly, 3 Nulla Nulla Street will have a high potential impact from the neighbouring Residential 2(d3) site once it is developed. In addition 3 Nulla Nulla Street shares its southern boundary with a substation site. R3 (Medium Density Residential) zoning to these sites and in addition to 5, 7, 9 Nulla Nulla Street and 2, 4, 6 Ku-ring-gai Avenue are recommended to enable site amalgamation and good design outcomes for both the Nulla Nulla Street and Ku-ring-gai Avenue streetscapes by the provision of a meaningful transition area from the high density R4 (High Density Residential) development to the single dwelling R2 (Low Density Residential) properties adjacent to these sites. In addition, R3 (Medium Density Residential) will enable design solutions that can mitigate the impacts of proximity of residential dwellings to the business development and substation sites neighbouring 2, 4 Ku-ring-gai Avenue whilst ensuring a consistency in street presence as the adjacent heritage item at 8 Ku-ring-gai Avenue.

Recommendation

Interface sites 1, 3 Nulla Nulla Street are recommended to be zoned R3 (Medium Density Residential).

In addition 5, 7, 9 Nulla Nulla Street and 2, 4, 6 Ku-ring-gai Avenue (adjacent to 1, 3 Nulla Nulla Street) are recommended to be zoned R3 (Medium Density Residential).

This is consistent with the recommendations of the previous Town Centres LEP with the exception of 1, 3 Nulla Nulla Street which were recommended to be zoned R4 (High Density Residential).

Area 4: Interface sites that are located within this Area are:

§ 1, 3, 7 Ku-ring-gai Avenue

§ 2, 4, 6 Womerah Street

Discussion

2, 4 and 6 Womerah Street have small pockets of screening vegetation to the boundary of the high density development the their rear; however, these interface sites are located downslope of the Residential 2(d3) sites and this exacerbates the overlooking impact of the adjacent high density developments, particularly to 2 Womerah as it is a triangular parcel of land with little opportunity to mitigate its loss of privacy. R3 (Medium Density Residential) zoning to these three sites will enable a residential building design and orientation to mitigate privacy impacts

In addition 8 Womerah Street, adjacent to 2, 4, 6 Womerah Street, is recommended to be zoned R3 (Medium Density Residential) to enable amalgamation and the comprehensive development of the interface sites which have an irregular shape that diminishes the ability for good site layout and street address. Additionally, R3 (Medium Density Residential) to this site will provide streetscape consistency to this part of Womerah Street by avoiding its isolation as a narrow street frontage site adjacent to wide frontage sites on both its side boundaries.

1, 3, 7 Ku-ring-gai Avenue have limited screening vegetation to the high density development to their rear and are impacted through overlooking and loss of privacy; however 1 Ku-ring-gai Avenue is a heritage item, and all these interface sites are part of a proposed HCA. R2 (Low Density Residential) zoning will preserve the heritage qualities and character of the sites and ensure their continued contribution to the proposed HCA.

Recommendation

Interface sites 1, 3, 7 Ku-ring-gai Avenue are recommended to be zoned R2 (Low Density Residential).

Interface sites 2, 4, 6 Womerah Street are recommended to be zoned R3 (Medium Density Residential).

In addition 8 Womerah Street (adjacent to 2, 4, 6 Womerah Street) is recommended to be zoned R3 (Medium Density Residential).

These recommendations are consistent with the recommendations of the previous Town Centres LEP.

Area 5: Interface sites that are located within this Area are:

§ 1428 Pacific Highway

§ 1458 Pacific Highway

§ 4B Finlay Road

§ 8 Finlay Road

§ 14, 16A, 20, 28, 34 Denman Avenue

§ 5 Duff Street

§ 6, 8 Duff Street

Discussion

1428 Pacific Highway is a heritage item isolated by the surrounding 2(d3) development sites. R4 (High density residential) 3-storey zoning to this interface site will enable the integration of this site with the surrounding development, and preservation of the heritage item through its adaptive re-use.

1458 Pacific Highway is a heritage item located to the north side of the high density development on Finlay Road. The deep garden and established vegetation enables a measure of screening and preservation of privacy to the interface site. The development on the adjacent Residential 2(d3) site fronting Pacific Highway will potentially have a moderate to high overlooking impact on this interface site, as the high density development is likely to sit to the front of the site and take advantage of sweeping valley views including those that stretch across the garden of this interface site. In addition, this site is considered to be impacted as it has been isolated by the Residential 2(d3) sites to two of its boundaries, roadways, including Pacific Highway, to the other two boundaries and school development opposite. R4 (High Density Residential) zoning to this interface site may help to avoid degeneration of this property due to its separation from any adjacent single dwelling fabric, and enable its integration and adaptive reuse within a high density context which can provide a means of preserving the heritage item.

4B Finlay Road and 5 Duff Street are steeply sloping sites with heavy vegetation. They are both highly impacted with loss of privacy, overlooking and overshadowing by the high density development upslope and north of these narrow lot interface sites; further, the slope to the adjacent 5-storey buildings exacerbates the scale and amenity impacts to these two interface sites. R3 (Medium Density Residential) zoning to 4B Finlay Road and 5 Duff Street will offer an opportunity for townhouse type buildings that can be orientated and designed to ameliorate the impact of the adjacent high density developments. R3 (Medium Density Residential) zoning to 6 Finlay road, adjacent to 4B Finlay Road, and 7 Duff Street, adjacent to 5 Duff Street, are necessary to provide viable amalgamated sites that will enable the comprehensive development with good design outcomes on these steep sites.

14, 16A, 20, 28, 34 Denman Avenue, 8 Finlay Road and 6, 8 Duff Street are steeply sloping sites with heavy vegetation. The Residential 2(d3) sites to their north are as yet undeveloped, however given the slope of the site it is highly likely that any development will present these sites with some overlooking issues; however, the deep Residential 2(d3) lot sizes alongside the steep slope and vegetation might offer the opportunity for retaining some of the screening vegetation. In addition, the existing heavy mature native and planted vegetation to these interface sites offers the possibility of some screening. As these interface sites have been found to have ecological value, preserving the single dwelling status and the ecological setting through an E4 zoning will ensure the retention of the vegetation and natural landform as well as the special environment to these dwellings.

The Residential 2(d3) sites at 3, 5, 7, 9, 11, 15 Lamond Drive are located to the north of the proposed E4 sites. These sites have a significant slope, are heavily vegetated and do no have the depth of lot size afforded to those lots fronting Pacific Highway. It is recommended to downzone these sites to R4 (High Density Residential) with a height limit of 3 storeys. This will enable a development type more appropriate to the size and nature of these sites, lessening the overlooking impact on the rear interface sites and the ability of development to retain significant vegetation and setbacks to create buffer zones to adjacent sites.

5, 7, Boyd Street and 11, 15 Boyd Street are two parcels of land currently zoned Residential 2(d3) under the KPSO. They are surrounded by 2(e) zoned sites already developed townhouses. The proposed downzoning of 5, 7, Boyd Street and 11, 15 Boyd Street to R3 (Medium Density Residential) will ensure development that is consistent with that on the adjacent sites; and importantly, ensure a limited overlooking and overshadowing impact on the existing townhouse properties given that 5, 7, Boyd Street and 11, 15 Boyd Street are located on steep sloping sites to the north of the existing townhouse sites.

Recommendation

Interface site 1428 Pacific Highway is recommended to be zoned R4 (High Density Residential) 3 storey.

Interface site 1458 Pacific Highway is recommended to be zoned R4 (High Density Residential).

Interface sites 14, 16A, 20, 28, 34 Denman Avenue, 8 Finlay Road and 6, 8 Duff Street are recommended to be zoned E4.

Interface sites 4B Finlay Road and 5 Duff Street are recommended to be zoned R3 (Medium Density Residential).

In addition 7 Duff Street (adjacent to 5 Duff Street) and 6 Finlay Road (adjacent to 4B Finlay Road) are recommended to be zoned R3 (Medium Density Residential).

Properties 3, 5, 7, 9, 11, 15 Lamond Drive are recommended to be downzoned to R4 (High Density Residential) with a height limit of 3 storeys.

Properties 5, 7, Boyd Street and 11, 15 Boyd Street are recommended to be downzoned to R3 (Medium Density Residential).

These recommendations are consistent with the recommendations of the previous Town Centres LEP with the exception of 5, 7, Boyd Street and 11, 15 Boyd Street which were recommended to be zoned R4 (High Density Residential), and 3, 5, 7, 9, 11, 15 Lamond Drive which had a height limit of 5 storeys.

PYMBLE CENTRE

Area 1: Interface sites that are located within this Area are:

§ 1202 Pacific Highway

§ 1190 Pacific Highway

Discussion

1202 Pacific Highway is a heritage item impacted by overlooking from the high density residential development to its south and east. In addition, this site is considered further impacted through its isolation caused by the surrounding Residential 2(d3) sites, Pacific Highway to its north and townhouse type development to its west. R3 (Medium Density Residential) zoning to this interface site will help to avoid degeneration of this property due to its separation from any adjacent single dwelling fabric, and enable its integration and adaptive reuse within a medium density context which can provide a means of preserving the heritage item.

In a similar manner, 1190 Pacific Highway is considered impacted through its isolation caused by the surrounding Residential 2(d3) sites, Pacific Highway to its north and municipal use buildings to its east. The building on the site is proposed for delisting as a heritage item making it feasible to zone it R4 (High Density Residential) to enable its integration into the high density context within which it is located through possible amalgamation with adjacent sites.

Recommendation

Interface site 1202 Pacific Highway is recommended to be zoned R3 (Medium Density Residential).

Interface site 1190 Pacific Highway is recommended to be zoned R4 (High Density Residential).

The proposal for 1202 Pacific Highway is inconsistent with the recommendations of the previous Town Centres LEP, which recommended that the site be zoned R4 (High Density Residential). The proposal for 1190 Pacific Highway is consistent with the recommendations of the previous Town Centres LEP.

Area 2: Interface sites that are located within this Area are:

§ 10 Park Crescent

§ 14A Park Crescent

§ 14B Park Crescent

§ 16 B Park Crescent

§ 9 Telegraph Road

Discussion

10 Park Crescent is a heritage item isolated by its location adjacent to a Residential 2(d3) development site to the north, medium density sites to the south and a business zone to the rear. R4 (High Density Residential) zoning for 3-storey apartments will enable this site to be amalgamated with adjacent sites and be maintained as a heritage item though its adaptive re-use. In addition to this, the adjacent Residential 2(d3) sites at 12, 12A, 14 Park Crescent are proposed for downzoning from Residential 2(d3) to R4 (High Density Residential) 4-storey. This will reduce the input on the adjacent sites and enable comprehensive amalgamation of the adjoining sites.

14A, 14B and 16B Park Crescent will be potentially significantly impacted by the future high density development at 5 and 7 Telegraph Road, which is proposed to be downzoned to R4 (High Density Residential) 3 storey. This is largely due to the interface sites being downslope and to the south of these Residential 2(d3) sites with a significant land fall between the properties. These aspects are likely to create and exacerbate overshadowing, overlooking and scale impacts to the interface sites. R4 (High Density Residential) zoning to 14A, 14B Park Crescent would enable these two sites to effectively be amalgamated with the adjacent high density sites and to preserve some of the existing mature vegetation to screen adjacent properties. The recommendation to zone 16 Park Crescent to R4 (High Density Residential) will ensure this site is not affected by transference of impact, and it will enable a comprehensive amalgamation and good design outcome to this locality. 16B Park Crescent, on the other hand, is recommended to be zoned R3 (Medium Density Residential) providing a means for this site to ameliorate potential impact to it as well as provide a transitionary buffer to the adjacent HCA. In addition R3 (Medium Density Residential) zoning to 16A Park Crescent will enable site amalgamation to allow a comprehensive development with good design outcomes for the sites.

9 Telegraph Road has been recently developed for seniors living. The development has a density comparable to townhouse development. R3 (Medium Density Residential) zoning to this interface site will reflect the existing development density.

Recommendation

Interface sites 10, 14A, 14B Park Crescent are recommended to be zoned R4 (High Density Residential) 3 storey.

Interface sites 16B Park Crescent is recommended to be zoned R3 (Medium Density Residential).

Interface site 9 Telegraph Road is recommended to be zoned R3 (Medium Density Residential) to reflect existing development.

In addition 16A Park Crescent (adjacent to 16B Park Crescent) is recommended to be zoned R3 (Medium Density Residential).

Property 16 Park Crescent (adjacent to 14A, 14B Park Crescent) is recommended to be zoned R4 (High Density Residential) 3 storey.

5, 7 Telegraph Road are recommended to be downzoned R4 (High Density Residential) 3 storey.

12, 12A, 14 Park Crescent are recommended to be downzoned R4 (High Density Residential) 4 storey.

These recommendations are consistent with the recommendations of the previous Town Centres LEP, with the exception of 10 Park Crescent which was recommended to be zoned R4 (High Density Residential) 5 storey, and 14A, 14B, 16 Park Crescent which were recommended be zoned R3 (Medium Density Residential); and 5, 7 Telegraph Road, 12, 12A, 14 Park Crescent which were recommended to be zoned R4 (High density Residential) 5 storey.

Area 3: Interface site that is located within this Area is:

§ 3-5 Alma Street

Discussion

3-5 Alma Street is a heritage item and shares its southern boundary with a Residential 2(d3) site that is currently utilised as a car park. This Residential 2(d3) site is isolated and has an insufficient lot size to enable any meaningful high density development. For these reasons it is unlikely to be developed and therefore the impact on the adjacent interface site will not change. Hence R2 (Low Density Residential) zoning to the interface will enable the continued single dwelling character of this locality as well as preserving the heritage item as a single home.

Recommendation

Interface sites 3-5 Alma Street are recommended to be zoned R2 (Low Density Residential).

This is consistent with the recommendations of the previous Town Centres LEP.

Area 4: Interface sites that are located within this Area are:

§ 1A, 1B, 1C, 1D Orinoco Street

Discussion

1A, 1B, 1C, 1D Orinoco Street have Residential 2(d3) sites to their north and to their west. The overall potential impact is considered high due to potential overlooking and overshadowing from the high density site developments. In addition there is a significant land fall between properties which will increase the perceived height of the future 5 storey developments. 3-storey R4 (High Density Residential) development to these interface sites would enable a good design outcome for the sites with a reduced footprint (compared to that of townhouses) enabling the retention of some of the mature trees and vegetation on the sites to provide screening and buffer areas to the single dwellings and HCA area to its south.

Recommendation

Interface sites 1A, 1B, 1C, 1D Orinoco Street are recommended to be zoned R4 (High Density Residential) 3-storeys.

This is inconsistent with the recommendations of the previous Town Centres LEP, which recommended that these sites be zoned R3 (Medium Density Residential).

Area 5: Interface sites that are located within this Area are:

§ 6, 8 Pymble Avenue

§ 7 Livingstone Avenue

Discussion

6, 8 Pymble avenue and 7 Livingstone Avenue are located significantly downslope from the Residential 2(d3) sites to their north-west. There is high likelihood of overshadowing and overlooking issues from the Residential 2(d3) sites once they are developed as the buildings would orientate their balconies and windows to the western valley views. These impacts will be exacerbated by the fall in ground level between the Residential 2(d3) site and the interface site and the limited vegetation on the sites will not provide any buffer or screening. R4 (High Density Residential) to these sites would enable a development outcome that could mitigate these impacts on the sites through design and orientation of private areas. Further it is proposed that the R4 (High Density Residential) zoning on 6 Pymble Avenue and 7 Livingstone Avenue has a height limit of 3-storeys and on 8 Pymble Avenue a height limit of 4-storeys.

R4 (High Density Residential) zoning to 10 Pymble Avenue and 9, 11A and 11 Livingstone Avenue will enable site amalgamation and a comprehensive development with good design outcomes to this site, as well as enable the R4 (High Density Residential) development to step down the slope from 5 storey to 3 storey development. This would benefit the streetscape to both road frontages by presenting as a series of buildings that reduce in scale and impact through the reduced heights and footprint.

Recommendation

Interface sites 6 Pymble Avenue and 7 Livingstone Avenue are recommended to be zoned R4 (High Density Residential) 3-storey.

Interface site 8 Pymble Avenue is recommended to be zoned R4 (High Density Residential) 4-storeys.

In addition 10 Pymble Avenue (adjacent to 8 Pymble Avenue) and 9, 11 and 11A Livingstone Avenue (adjacent to 7 Livingstone Avenue) are recommended to be zoned R4 (High Density Residential) 3-storeys.

This is inconsistent with the recommendations of the previous Town Centres LEP, which recommended that 6, 10 Pymble Avenue and 7, 9, 11A and 11 Livingstone Avenue be zoned R3 (Medium Density Residential), and 8 Pymble Avenue be zoned R4 (High Density Residential) 5-storeys.

Area 6: Interface sites that are located within this Area are:

§ 7 Pymble Avenue

§ Sites adjacent to the Minister’s Site at Avon Road

Discussion

7 Pymble Avenue is a heritage item located adjacent to a 5-storey residential development. The interface site has mature vegetation along the boundary and the dwelling has further separation to the boundary by the driveway into the property. R2 (Low Density Residential) zoning to this interface site will retain the heritage item and prevent transference of impact downslope through further development to this and adjacent sites.

Interface sites located adjacent to the Minister’s Site at Avon Road are to remain with R2 (Low Density Residential) zoning. This is primarily due to the Minister’s Site awaiting the outcome of a Development Application lodged with the Department of Planning and Infrastructure, and therefore the uncertainty regarding the outcome. The Minister’s Site is currently proposed for R2 (Low Density Residential) and E4 (Environmental Living) zoning (discussed elsewhere in this Report). These zonings would result in a homogenous development in this area and remove any interface impact on the adjacent sites.

Recommendation

Interface sites 7 Pymble Avenue and those adjacent to the Minister’s Site at Avon Road are recommended to be zoned R2 (Low Density Residential).

GORDON CENTRE

Area 1: Interface sites that are located within this Area are:

§ 26-30 Merriwa Street

§ 33 McIntyre Street

§ 38 McIntyre Street

Discussion

26-30 Merriwa Street has been developed for seniors living. The development has a density comparable to townhouse development. R3 (Medium Density Residential) zoning to this interface site will therefore reflect the existing development density.

33 McIntyre Street is highly impacted by the adjacent high density development. Despite it being marginally upslope of the development site, there is overlooking along the entire lot from the neighbouring development. R3 (Medium Density Residential) zoning to this interface site would enable some measure of privacy with screening being possible through use of building orientation to create a buffer to private open areas; however it requires amalgamation with adjacent sites to ensure a viable and good design outcome. R3 (Medium Density Residential) zoning to 35, 37, 39 McIntyre Street would enable an effective development to occur.

38 McIntyre Street is located at a low point in the street with properties either side of it being upslope. Despite the proposed roadway at 36 McIntyre Street, this interface site will be highly impacted by the adjacent Residential 2(d3) site because of the elevated position of the high density development. Whilst the deep front setback to this interface site enabling good separation and screening from the high density development on the opposite side of McIntyre street, loss of privacy will occur along the entire side boundary to which there is moderate planting, although it is unlikely to be sufficient to mitigate overlooking given the accentuated height of the Residential 2(d3) development site. Zoning to R3 (Medium Density Residential) of this interface site and of adjacent 40, 42 McIntyre Street Site will enable site amalgamation and the ability to achieve a comprehensive development at this location that is able to mitigate overlooking and scale impact.

Recommendation

Interface sites 33, 38 McIntyre Street are recommended to be zoned R3 (Medium Density Residential).

In addition, 35, 37, 39 McIntyre Street (adjacent to 33 McIntyre Street) and 40, 42 McIntyre Street (adjacent to 38 McIntyre Street) are recommended to be zoned R3 (Medium Density Residential).

In addition, 26-30 Merriwa Street is recommended to be zoned R3 (Medium Density Residential) to reflect existing development on the site.

These recommendations are consistent with the recommendations of the previous Town Centres LEP.

Area 2: Interface sites that are located within this Area are:

§ 19-21 Dumaresq Street

§ 34 Dumaresq Street

§ 43 Dumaresq Street

Discussion

19-21 Dumaresq Street is surrounded by 2(d3) sites. It is currently developed as townhouse style dwellings, therefore R3 zoning to this interface site will be a reflection of the existing development.

34 and 43 Dumaresq Street are located downslope of the Residential 2(d3) sites. The land slopes down steeply to them and both properties have minimal side setbacks with little to no large screening plants to the boundary. Despite the proposed roadway at 32 and 41 Dumaresq Street, this interface site will be highly impacted by the adjacent Residential 2(d3) site because of the elevated position of the high density development. Both sites will have overlooking, scale and potentially some overshadowing impacts. R3 (Medium Density Residential) zoning to these sites and the adjacent properties at 36, 38, 45, 47 Dumaresq Street will enable site amalgamation and the ability to achieve a comprehensive development at this location that is able to mitigate overlooking and scale impact.

Recommendation

Interface sites 19-21 Dumaresq Street is recommended to be zoned R3 (Medium Density Residential) to reflect existing development.

Interface sites 34, 43 Dumaresq Street are recommended to be zoned R3 (Medium Density Residential).

In addition, 45, 47 Dumaresq Street (adjacent to 43 Dumaresq Street) and 36, 38 Dumaresq Street (adjacent to 34 Dumaresq Street) are recommended to be zoned R3 (Medium Density Residential).

These recommendations are consistent with the recommendations of the previous Town Centres LEP.

Area 3: Interface sites that are located within this Area are:

§ 7 Moree Street

§ 21-27 Moree Street

§ 35 Moree Street

§ 10, 12, 14, 16, 18 Moree Street

§ 24, 26, 28 Moree Street

Discussion

7 Moree Street and 21-27 Moree Street have been developed into townhouse style dwellings. The development has a density comparable to R3 (Medium Density Residential) townhouse development. R3 (Medium Density Residential) zoning to this interface site will therefore reflect the existing development density.

10, 12, 14, 16, 18 and 24, 26, 28 Moree Street are located opposite high density development and opposite a Residential 2(d3) site. Whilst Moree Street provides good separation to these interface sites, the sites have a minimal grass verge to the street and relatively small front gardens which reduces the privacy to the dwellings. The overall impact to these sites is considered moderate, however the sites would benefit from R3 (Medium Density Residential) zoning as it would enable a more congruous streetscape scale to this section of Moree Street which is characterised by medium to high density development adjacent to the business zone. Due to the shallow lot sizes amalgamation of sites would be important to achieve an effective design solution at this location. For this reason the adjacent sites at 6, 8, 20, 22, 30, 32, 34 Moree Street are recommended for R3 (Medium Density Residential) zoning. (Note: 4A Moree Street has been proposed for a roadway.)

35 Moree Street is located downslope of the Residential 2(d3) sites. The land slopes down steeply to this interface site which has minimal side setbacks with no large screening plants to the boundary. Despite the proposed roadway at 33 Moree Street, this interface site will be highly impacted by the adjacent Residential 2(d3) site because of the elevated position of the high density development. There is potential overlooking, scale and overshadowing impact. R3 (Medium Density Residential) zoning to this site and the adjacent properties at 37, 39 Moree Street will enable site amalgamation and the ability to achieve a comprehensive development at this location that is able to mitigate overlooking and scale impact. Further, a downzoning to 29, 29A, 31 Moree Street to R3 (Medium Density Residential) would ameliorate the overlooking impact to these sites and facilitate a consistency in the streetscape with 3 storey buildings fronting the street.

Recommendation

Interface sites 7 Moree Street and 21-27 Moree Street are recommended to be zoned R3 (Medium Density Residential) to reflect existing development.

Interface sites 10, 12, 14, 16, 18, 24, 26, 28, 35 Moree Street are recommended to be zoned R3 (Medium Density Residential).

In addition, 37, 39 Moree Street (adjacent to 35 Moree Street) and 6, 8, 20, 22, 30, 32, 34 Moree Street (adjacent to 10, 12, 14, 16, 18 and 24, 26, 28 Moree Street) are recommended to be zoned R3 (Medium Density Residential).

Properties 29, 29A, 31 Moree Street are recommended to be downzoned to R3 (Medium Density Residential).

These recommendations are consistent with the recommendations of the previous Town Centres LEP with the exception of 29, 29A, 31 Moree Street which were recommended to remain R4 (High Density Residential).

Area 4: Interface sites that are located within this Area are:

§ 1, 1A Bushlands Avenue

§ 4 Bushlands Avenue

§ 4 Yarabah Avenue

§ 7 Yarabah Avenue

§ 19, 21, 23 Yarabah Avenue

§ 724, 726 Pacific highway

§ 5 Cecil Street

Discussion

1, 1A Bushlands Avenue are located opposite and downslope from a Residential 2(d3) development site. These interface sites have a moderate potential overlooking and scale impact from the opposite Residential 2(d3) sites despite the road and street trees providing some separation. By itself, the impact is not considered substantial, however there is a compounding effect of being opposite and downslope of the Residential 2(d3) site, having narrow street frontages and shallow lot depths, and being located adjacent and downslope of sites that will develop to 3-storey apartments. These issues in combination create impacted interface sites. Given the shape and slope of these sites, it is considered that a 3 storey R4 (High Density Residential) zoning would enable a good outcome for them. Their amalgamation with the properties to their rear, 742, 746, 746A Pacific Highway, would enable a site design that would avoid transference of impact to the sites downslope of them as well as present a good amenity for the dwellings on these sites.

4 Bushlands Avenue has a high potential impact from the adjoining Residential 2(d3) site. In particular, the overlooking impact is high due to the fact that the main long façade of the new building is likely to face the property and also due to the lack of screening vegetation at the shared boundary. In addition to this, the slope of street will increase the perceived height of a high density development on the elevated Residential 2(d3) site. Given that this site is site is under 1200sqm with less than 20m width to the street frontage, R3 (Medium Density Residential) zoning to this interface site and adjoining properties at 6, 8 Bushlands Avenue and 25 Yarabah Avenue, would enable site amalgamation that would result in a feasible development site that would provide the opportunity for a good design outcome.

4 and 7 Yarabah Avenue are located adjacent to interface sites. 4 Yarabah Avenue is highly impacted by the adjacent 5-storey residential flat development. There are overlooking issues with the façade of the new building facing the interface site. In addition, the fall of street to this site increases the perceived height of the high density development. 7 Yarabah Avenue has similar issues of sloping terrain and is likely to have a similar impact from any development ion the adjacent Residential 2(d3) site. Despite the interface issues, due to its location within a potential HCA, R2 (Low Density Residential) zoning is proposed for 4, 7 Yarabah Avenue to maintain the single dwelling consistence across the HCA.

Since 724 and 726 (a heritage item) Pacific Highway are surrounded on two sides by Residential 2(d3) sites that will be developed to 5-storey residential flat developments, it is likely that the overall potential impact will be high due to the long narrow site configuration with minimal side setbacks and screening vegetation to the shared boundaries. However, despite the interface issues, due to its location within a potential HCA, R2 (Low Density Residential) zoning is proposed to these sites to maintain the single dwelling consistency across the HCA.

19, 21, 23 Yarabah Avenue are considered to have a moderate impact from the Residential 2(d3) sites to their rear western boundary. Although the potential privacy and scale impact is high from the adjoining Residential 2(d3) sites which are located upslope from these interface sites, it will be somewhat ameliorated by the deep rear gardens with significant vegetation to the shared boundary. R2 (Low Density Residential) zoning is recommended to these interface sites to maintain consistency with the existing Yarabah streetscape which is characterised by single dwellings.

5 Cecil Street has a high potential impact from the adjoining Residential 2(d3) site with overlooking issues likely as the main long façade of the high density building is likely to face the property to take advantage of sweeping valley views to the west. The interface site is located downslope from the Residential 2(d3) site which will result in an increase in the perceived height of the high density development, and there is little large screening vegetation to the common boundary. R3 (Medium Density Residential) zoning to this interface site 5 Cecil Street, with amalgamation of adjoining properties at 7 and 9 Cecil Street would enable a feasible development site with good design outcomes that are able to mitigate the overlooking and scale impacts.

Recommendation

Interface sites 1, 1A Bushlands Avenue are recommended to be zoned R4 (High Density Residential) 3-storey.

Interface site 4 Bushlands Avenue is recommended to be zoned R3 (Medium Density Residential).

Interface sites 4, 7, 19, 21, 23 Yarabah Avenue and 724, 726 Pacific Highway are recommended to be zoned R2 (Low Density Residential).

Interface site 5 Cecil Street is recommended to be zoned R3 (Medium Density Residential).

In addition, 7, 9 Cecil Street (adjacent to 5 Cecil Street) are recommended to be zoned R3 (Medium Density Residential).

In addition, 6, 8 Bushlands Avenue and 25 Yarabah Avenue (adjacent to 4 Bushlands Avenue) are recommended to be zoned R3 (Medium Density Residential).

742 Pacific Highway (adjacent to 1, 1A Bushlands Avenue) is recommended to be zoned R4 (High Density Residential) 3-storey.

These recommendations are consistent with the recommendations of the previous Town Centres LEP with the exception of 1, 1A Bushlands Avenue and 742 Pacific Highway which were recommended for R4 (High Density Residential) 5-storey.

Area 5: Interface sites that are located within this Area are:

§ 663 Pacific Highway

§ 8, 10, 12, 14 Cecil Street

Discussion

663 Pacific Highway, fronting Pacific Highway, is a heritage item that is surrounded on three sides by high density development. The overall potential impact is high and is compounded by the isolation of this single dwelling in a high density context. Although the site has large grounds with setbacks to the side and rear boundary, R4 (High Density Residential) zoning on this site will enable it to be strata-titled and marginally extended to assimilate into its surrounding context. Further the R4 (High Density Residential) zoning will allow the adaptive reuse of the heritage item thereby ensuring its ongoing upkeep and value.

8, 10, 12, 14 Cecil Street are a group of isolated single dwellings that are surrounded by high density development and Residential 2(d3) sites to their west, east and south. Further, Ravenswood Girls School is located opposite them and they sit on a parcel of land between the Pacific Highway and the railway line. 8, 12, 14 Cecil Street are all heritage items. Whilst the Residential 2(d3) sites to the rear of these interface sites are downslope, and there are some mature trees and screening vegetation along the rear boundaries, the existing and future 5-storey development to the rear rises well above the ground level to the rear of these interface sites and create a significant overlooking impact. R3 (Medium Density Residential) zoning to these houses will enable these sites to retain their heritage value as well as enable them to integrate into the high density context of Cecil Street. R3 (Medium Density Residential) will enable amalgamation of the interface sites to allow the potential adaptive re-use, and hence long-tern preservation, of the heritage items. It is noted that the R3 (Medium Density Residential) zoning is likely to reduce the curtilage to the heritage item. In addition to this, 4,6 Cecil Street are proposed for downzoning to R3 (Medium Density Residential). This will reduce potential impact to the eastern boundary of the interface sites and importantly will enable consistency of streetscape to this side of Cecil Street.

Recommendation

Interface site 663 Pacific Highway is recommended to be zoned R4 (High Density Residential).

Interface sites 8, 10, 12, 14 Cecil Street are recommended to be zoned R3 (Medium Density Residential).

In addition, 4,6 Cecil Street are recommended to be downzoned to R3 (Medium Density Residential).

These recommendations are consistent with the recommendations of the previous Town Centres LEP with the exception of 4,6, 8, 10, 12, 14 Cecil Street which were recommended for R4 (High Density Residential) zoning.

Area 6: Interface sites that are located within this area are:

§ 9, 11, 17 Robert Street

§ 1, 3, 5 Park Avenue

§ 91 Werona Avenue

§ 2 Park lane

§ 5, 6 Khartoum Avenue

Discussion

9, 11, 17 Robert Street are located to the north of the Residential 2(d3) sites which are currently occupied by strata unit developments of 2 to 3 storeys. Given the current development, the Residential 2(d3) site is unlikely to be redeveloped in the short to medium term, limiting the potential overlooking impact . The building setbacks to the interface sites and to the strata development enables screening vegetation planting along the shared boundary to the south of the interface sites which will helps minimise any privacy and scale impact. R2 (Low Density Residential) zoning to the interface sites will maintain the single dwelling character of Robert Street which is a part of a proposed HCA.

5 Khartoum Avenue is a single dwelling currently operating as medical consulting rooms with the rear of the property having been developed into carparking for the premises with opening onto the adjacent laneway. The width of Khartoum Avenue provides adequate separation to this interface site from the opposite Residential 2(d3) site. Any future development is likely to have a minimal overall potential impact on this interface site. R2 (Low Density Residential) zoning will preserve the single dwelling on this site as it is part of a proposed HCA, and remain consistent with the character of Khartoum Avenue.

2 Park Lane has a small frontage to the laneway and although it has high fencing it is likely that it will be highly impacted by any future development of the Residential 2(d3) site on the opposite side of the narrow laneway. Whist there will be no overshadowing impact, there will be a high overlooking and scale impact due to the lack of adequate setbacks to provide any substantial screening. R4 (High Density Residential) 3-storey zoning on the site will enable its amalgamation with adjacent sites and a design outcome that ameliorates impacts. Similarly, 91 Werona Avenue will have scale and overlooking impacts into its private open area located to the side and rear of the site. Although 1, 3, 5 Park Avenue have a low impact from the Residential 2(d3) sites located opposite 1 and 5 Park Avenue, and opposite the driveway to 3 Park Avenue (from Park Lane), R4 (High Density Residential) 3-storey zoning to 1 and 3 Park Avenue interface sites would enable their amalgamation with 2 Park Lane and 91 Werona Avenue to create a viable development that is able to ameliorate the impact from the high density development on to Park Lane properties. 5 Park Avenue has a substantial rear garden and is considered able to provide screening to its rear boundary, R2 (Low Density Residential) zoning will keep the single dwelling character that is predominant to that part of Park Avenue.

In addition it is proposed to downzone Residential 2(d3) sites 89 Werona Avenue and 2, 4 Khartoum Avenue to R4 (High Density Residential) 3-storey to provide consistency with existing Werona Avenue streetscape and scale. This downzoning will somewhat ameliorate that impact on the adjacent interface sites.

Recommendation

Interface sites 9, 11, 17 Robert Street and 5, 6 Khartoum Avenue and 5 Park Avenue are recommended to be zoned R2 (Low Density Residential).

Interface sites 1, 3 Park Avenue, 2 Park Lane and 91 Werona Avenue are recommended to be zoned R4 (High Density Residential) 3-storey.

In addition 89 Werona Avenue and 2, 4 Khartoum Avenue are recommended to be downzoned to R4 (High Density Residential) 3-storeys.

These proposals are inconsistent with the recommendations of the previous Town Centres LEP which recommended 1, 3, 5 Park Avenue, 2 Park Lane and 91 Werona Avenue for R4 (High Density Residential) 5-storey zoning; and 5, 6 Khartoum Avenue and 9, 11 and 17 Robert Street for R3 (Medium Density Residential) zoning.

Area 7: Interface sites that are located within this area are:

· 6 Park Avenue

· 1,3 Pearson Avenue

· 8 Pearson Avenue

· 10 Pearson Avenue

· 2 Burgoyne street

· 3A Burgoyne street

· 19 Mt William Street

Discussion

6 Park Avenue is located upslope and on the opposite side of Pearson Avenue to the Residential 2(d3) site. The potential overlooking impact is considered high due to the small side setback to the side boundary and lack of road verge vegetation adjacent to this interface site. Nevertheless since the Residential 2(d3) site at 4 Park Avenue is utilised for community facilities and is unlikely to be redeveloped in the short to medium term, R2 (Low Density Residential) zoning to this site will enable this site to contribute towards the single dwelling consistency along this side of Park Avenue.

1,3 Pearson Avenue are located downslope and opposite the Residential 2(d3) development and are likely to be impacted by overlooking from the high density development sites although there is some screening from mature street trees. 1,3 Pearson Avenue have recently been developed into townhouse style dwellings and R3 (Medium Density Residential) zoning to these sites will reflect the current development.

3A Burgoyne Street is likely to be a highly impacted interface site as it will be located significantly downslope of the opposite Residential 2(d3) development resulting in scale and overlooking impacts. The interface site has its side boundary to Pearson Avenue and has a number of Blue Gum tree species on the site, therefore in order for an R3 (Medium Density Residential) outcome that can preserve the trees as well as mitigate the impact from the high density development, the adjacent property at 3B Burgoyne Street would need to be upzoned to R3 (Medium Density Residential) to enable amalgamation.

8 Pearson Avenue is a heritage item and is likely to be highly impacted by Residential 2(d3) development adjacent to both its boundaries. The site area of 8 Pearson Avenue is 694 sq with the single dwelling being a relatively small building with a minimal side setback to the adjacent 6 Pearson Avenue Residential 2(d3) site. R4 (High Density Residential) to this interface site would enable its amalgamation with the adjacent development sites and present the opportunity for its preservation as a heritage item through its adaptive reuse in the high density context.

2 Burgoyne Street has a well screened front setback with its private areas being located to the rear of the property. Hence the impact of the Residential 2(d3) site opposite is considered low. 10 Pearson Avenue has a small front setback to Burgoyne Street with its private open space facing Pearson Avenue. This suggests that this interface site is likely to be highly impacted by the high density development on the opposite side of Burgoyne Street. However, the width of Burgoyne Street, the setback that will be required within the high density development site, and the presence of the heritage item on the corner opposite this site somewhat mitigate the potential impact. Therefore it is proposed to retain the R2 (Low Density Residential) zoning to this site and the adjacent 2 Burgoyne Street to maintain the single dwelling character to this part of Pearson Avenue.

19 Mt William Street is located opposite a narrow laneway from the Residential 2(d3) site. This site is currently utilised as a community facility and is unlikely to be redeveloped in the short to medium term. Therefore although the potential future overlooking impact is likely to be high, this site is proposed for R2 (Low Density Residential) zoning to retain the existing single dwelling character in this locality, particularly as this interface site is adjacent to a heritage item.

Recommendation

Interface sites 6 Park Avenue, 10 Pearson Avenue, 2 Burgoyne Street, 19 Mount William Street are recommended to be zoned R2 (Low Density Residential).

Interface sites 1, 3 Pearson Avenue are recommended to be zoned R3 (Medium Density Residential) to reflect the existing development.

Interface site 3A Burgoyne street and the adjacent property at 3B Burgoyne Street is recommended to be zoned R3 (Medium Density Residential).

Interface site 8 Pearson Avenue is recommended to be zoned R4 (High Density Residential).

These proposals are consistent with the recommendations of the previous Town Centres LEP with the exception of 1, 3 Pearson Avenue which were recommended to be zoned R2 (Low Density Residential) and 3A and 3B Burgoyne for R2 (Low Density Residential) zoning.

LINDFIELD CENTRE

Area 1: Interface sites that are located within this Area are:

§ 2, 4, 6, 8 Woodside Avenue

§ 11 Woodside Avenue

§ 2 Highgate Road

§ A2, 2, 4, 6, 8, 8A, 8B, 8C, 10, 12, 14 Havilah Road

Discussion

2, 4, 6, 8 Woodside Avenue, 2 Highgate Road and 4, 6, 8, 8A, 8B, 8C, 10, 12, 14 Havilah Road are located upslope from the Residential 2(d3) development sites which has the effect of a reduced overlooking impact from the 5 storey building into the interface sites. In addition they are located on the opposite side of the street which in itself affords good separation. Further, the street has significant street and front garden trees and screening vegetation; therefore since impact to these sites is considered low, R2 (Low Density Residential) zoning will maintain the existing character of single storey homes on the high side of Woodside Avenue and this part of Havilah Road.

11 Woodside Avenue and A2 Havilah Road are adjacent to a developed high density site. Despite being uphill of the high density building, 11 Woodside Avenue is a small single dwelling and presents as an impacted building with both the house and garden of the house having compromised privacy with windows and balconies overlooking its side boundary. In addition, the scale and bulk of the adjacent 5-storey building creates an incongruous streetscape elevation across the two adjacent sites facing Woodside Avenue. The house on A2 Havilah Road has a minimal side setback to the adjacent high density development which has its windows and balconies overlooking the rear garden of this interface site. R3 (Medium Density Residential) zoning to both 11 Woodside Avenue and A2 Havilah Road would enable a design solution that ameliorates the overlooking impact and compromised privacy to these sites.

Although the impact is not severe on 2 Havilah Road from the Residential 2(d3) development site across the road, the proposed R3 (Medium Density Residential) zoning of this interface site will enable its amalgamation with A2 Havilah Road and thus a better design outcome for the development of townhouses and their street address. In addition, it is recommended that 15, 17 Woodside Avenue, be zoned R3 (Medium Density Residential) to enable site amalgamation and a comprehensive development with good design outcomes.

Recommendation

Interface sites 2, 4, 6, 8 Woodside Avenue, 2 Highgate Road and 4, 6, 8, 8A, 8B, 8C, 10, 12, 14 Havilah Road are recommended to be zoned R2 (Low Density Residential).

Interface sites 11 Woodside Avenue and A2, 2 Havilah Road are recommended to be zoned R3 (Medium Density Residential).

In addition 15, 17 Woodside Avenue (adjacent to 11 Woodside Avenue) are recommended to be zoned R3 (Medium Density Residential).

These recommendations are consistent with the recommendations of the previous Town Centres LEP with the exception of 4, 6, 8, 8A, 8B, 8C, and 10 Havilah Road which were recommended for R3 (Medium Density Residential) zoning, and 12 and 14 Havilah Road which were recommended for RE1 zoning in the previous Town Centres LEP.

Area 2: Interface sites that are located within this Area are:

§ 12 Nelson Road

§ 14 Nelson Road

§ 16 Nelson Road

§ 18 Nelson Road

§ 20 Nelson Road

§ 22 Nelson Road

§ 24 Nelson Road

Discussion

All these properties have Residential 2(d3) development sites adjacent to their rear western boundary, and additionally to the south of 12 Nelson Road. These Residential 2(d3) sites are moderately upslope of the interface sites and the existing 4-5 storey developments on two of the developed high density sites are partially visible above the single dwellings on the interface sites when viewed from Nelson Road. With continued development of the sites to the rear it is considered that the high density development will impact these sites in terms of overlooking and privacy, with windows and balconies taking advantage of the downslope easterly valley views beyond these sites. R3 (Medium Density Residential) zoning to these interface sites will enable a design outcome that enables better privacy to the dwellings and their private open spaces. In addition, like other such developments in this locality, the scale and bulk of townhouse style development would be in keeping with the context of Nelson Street and have no transference of impact to the single dwellings on the opposite side of the road.

Recommendation

All interface sites within this area are recommended to be zoned R3 (Medium Density Residential).

This is consistent with the recommendations of the previous Town Centres LEP.

Area 3: Interface sites that are located within this Area are:

§ 24 Russell Avenue

§ 26 Russell Avenue

Discussion

24, 26 Russell Avenue have Residential 2(d3) sites to their north rear boundary and 2(e) sites to their west. The two sites are partially overlooked from the rear development at 9-25 Tryon Road despite the narrow laneway to the rear affording some separation. Should the adjacent sites be developed to their full potential these two homes are likely to have further overlooking impact particularly as the development sites are located uphill from the interface sites. R3 (Medium Density Residential) zoning to these sites would enable a design outcome that ameliorates the overlooking from the rear as well as enabling these sites to adjust to the future context of the surrounding development. Further, R3 (Medium Density Residential) zoning would enable their amalgamation with 20 and 22 Russell Avenue, whose current 2(e) zoning will translate to R3 (Medium Density Residential).

1 Russell Avenue is currently zoned Residential 2(d3) under the KPSO however it is unable to develop to its potential 5 storey height due to the size of the lot. In addition it is an isolated site surrounded by low density residential dwellings and medium density dwellings on the opposite side of Russel Avenue. The R3 (Medium Density Residential) downzoning recommended is a reflection of its current development ability given its lot size, and will enable amalgamation and a better integration into the scale of the surrounding built fabric.

With the proposed downzoning of 1 Russel Avenue, the potential impact on the surrounding sites is reduced; however it is proposed that 4, 6, 8 Middle Harbour Road be zoned to R3 (Medium Density Residential) to provide some streetscape consistency to Lindfield Avenue and a stepping down of development scale to the single dwelling sites. With good site design, as in many local townhouse developments, there will be no transference of impact on the adjacent single dwelling sites.

Recommendation

Interface sites 24, 26 Russell Avenue are recommended to be zoned R3 (Medium Density Residential).

1 Russell Avenue is recommended to be downzoned to R3 (Medium Density Residential) to allow amalgamation.

4, 6, 8 Middle Harbour Road are recommended to be zoned R3 (Medium Density Residential).

These recommendations are consistent with the recommendations of the previous Town Centres LEP.

Area 4: Interface sites that are located within this Area are:

§ 5A Beaconsfield Parade

§ 5 Beaconsfield Parade

§ 18 Bent Street

§ 1–7 Bent Street

Discussion

5, 5A Beaconsfield Parade are located on the opposite side and adjacent to Residential 2(d3) development sites. These interface sites are downslope of the high density development sites opposite and adjacent to them. Whilst a substantial separation is afforded to the interface sites by the width of Beaconsfield Parade, the development sites adjacent to the side boundary of 5, 5A Beaconsfield Parade and 18 Bent Street are likely to have greater overlooking impacts and exacerbated overshadowing given the slope and probable proximity of potential development alongside the side boundary. R3 (Medium Density Residential) zoning to these sites and adjacent sites, 7 Beaconsfield Parade and 20, 22, 24 Bent Street, will ensure a good design outcome that can mitigate the privacy and amenity impacts from the Residential 2(d3) sites. R3 (Medium Density Residential) zoning will enable integration with the adjacent townhouse development at 3 Beaconsfield Parade, as well as a street frontage that transitions between Residential 2(d3) development and R2 (Low Density Residential) development downslope along Bent Street.

Recommendations

Interface sites 5, 5A Beaconsfield Parade and 18 Bent Street are recommended to be zoned R3 (Medium Density Residential).

In addition 7 Beaconsfield Parade (adjacent to 5, 5A Beaconsfield Parade) and 20, 22, 24 Bent Street (adjacent to 18 Bent Street) are recommended to be zoned R3 (Medium Density Residential).

These recommendations are consistent with the recommendations of the previous Town Centres LEP.

Area 5: The interface site that is located within this Area is:

§ 1 Highfield Road

Discussion

1 Highfield Road is a heritage item and adjoins R2 (Low Density Residential) dwelling sites to its west and south. Although there is some overlooking impact to this interface site, R2 (Low Density Residential) zoning will enable the preservation of the heritage Item and continued integration with the surrounding single dwelling fabric of the built area. This is consistent with the recommendations of the previous Town Centres LEP.

Recommendation

This interface site is recommended to be zoned R2 (Low Density Residential).

Area 6: Interface site that is located within this Area is:

§ 8 Wolseley Road

Discussion

8 Wolseley Road is severely impacted by the adjacent Residential 2(d3) development which overlooks this single dwelling and its garden. In addition the proximity of the high density development coupled with the odd shape of this interface site reduces its ability to ameliorate the overlooking impact. R3 (Medium Density Residential) to this site would enable a design that is better able to mitigate the impact of the high density development, through orientation and provision of private open areas to face Wolseley Road. Given the shape of this site, it is necessary to amalgamate it with the adjacent dwelling site at 10 Wolseley Road to enable a viable and good design outcome to the impacted site.

Recommendation

This interface site is recommended to be zoned R3 (Medium Density Residential).

In addition 10 Wolseley Road (adjacent to 8 Wolseley Road) is recommended to be zoned R3 (Medium Density Residential).

This is consistent with the recommendations of the previous Town Centres LEP.

Area 7: Interface sites located within this Area are:

· 12, 16 Beaconsfield Parade

· 9B, 11 Gladstone Parade

Discussion

The 27/05/09 Town Centres LEP Report to the Ku-ring-gai Planning Panel outlined the potential impact of the 2(d3) development on the interface sites to the south, and presented options for the downzoning of the 2(d3) sites to limit their heights and building envelopes and hence their impact on the adjacent sites. The Ku-ring-gai Planning Panel resolved to retain the height and floorspace capacity of the site, however it was acknowledged that the interface sites would need due consideration in light of the impact on their amenity, and that this would be undertaken within the Principal LEP process.

During the Principal LEP process the recommendations for zoning on these sites was deferred due to the pending court decision on the adjacent development application on 6, 6A, 8, 10, 10A Beaconsfield Parade. The recent court ruling in favour of the development on these 2(d3) lands now enables the assessment on these interface sites to be made.

Although the interface sites in Area 7 do not fall within the local centre boundary for Lindfield, they are assessed alongside the local centre interface sites, and any alterations to zoning will be included in the Principal LEP exhibition process.

Since the final court case decision on the high density development at 6, 6A, 8, 10, 10A Beaconsfield Parade, staff and Councillors have had a discussion with the proponent on possible alternate building layouts that would effectively allow 7 stories at Drovers Way and 3 stories at the interface boundary downslope of the development site. This draft proposition was reviewed but not supported.

All the interface sites in Area 7 are located downslope of the 2(d3) development sites to their west. The approved development is a 5-6 storey building with its greater façade length facing the interface sites. In addition, the development will have windows and balconies facing the common boundary that take advantage of the western valley views. For these reasons, despite the 9m setback to the high density buildings approved, and some boundary planting, the overlooking and scale impact to 12, 16 Beaconsfield Parade is considered high as there is a minimal setback to the common boundary. The impact is further exacerbated by the high density development site having an elevated position due to topography. R3 zoning to these two sites would enable them to be amalgamated and establish dwellings that can be designed to respond to the adjoining the 2(d3) development.

In a similar way, the impact of the adjacent 5 storey residential development on interface site 11 Gladstone Parade is considered high with overlooking and scale impacts. This single dwelling has limited vegetation to offer screening planting that will achieve the height required to afford privacy to the house and rear garden. Since this site has a narrow lot frontage it would require amalgamation with the adjacent properties at 15 and 17 Gladstone Parade with R3 zoning to ensure a comprehensive design solution across the sites which will result in dwellings that have a higher level of amenity than is currently afforded to the interface site.

9B Gladstone Parade is a battle-axe interface site located adjacent to a 2(d3) development site to its north. The high density developments upslope of this site, in keeping with other such developments, are likely to have windows and balconies facing the interface boundary to take advantage of valley views, and will result in the overlooking of this property and possibly some overshadowing given the orientation. Although there is likely to be high overlooking into gardens and private open space of this interface site from any adjacent 5 storey development, the overall potential impact on this site is considered to be moderate due to the large lot size, position of the dwelling away from the common boundary and the possibility of the introduction of new mature planting for screening on the site itself. Nevertheless, R3 zoning to this site is recommended as it will enable amalgamation with 11, 15, 17 Gladstone Parade to mitigate the overlooking and scale impacts from high density development upslope of the sites and enable an improved amenity to dwellings on these sites.

It should be noted that all these interface sites are located within a draft HCA. This HCA was not recommended in the original officer’s report but the final resolution of Council was to include this area in an HCA. In this instance, given the nature of the existing 5 storey residential flat building and the approved 5-6 storey residential flat buildings upslope of the interface sites, alongside the high likelihood of a similar scale and type of development to the remainder of the adjacent 2(d3) sites, the interface issues are considered to take precedence over the HCA zoning. Therefore these sites are recommended to collectively be upzoned to R3 (Medium Density Residential) to ensure their interface impacts are fairly dealt with. Further, it is recommended that these sites be removed from the draft HCA.

Recommendation

All the interface sites in this Area are recommended to be zoned R3 (Medium Density Residential).

In addition 15 and 17 Gladstone Parade (adjacent to 9B, 11 Gladstone Parade) are recommended to be zoned R3 (Medium Density Residential).

Further, it is recommended that 9B, 11, 15, 17 Gladstone Parade and 12, 16 Beaconsfield Parade be removed from the proposed draft HCA in the Principal LEP.

ROSEVILLE CENTRE

Area 1: Interface sites that are located within this Area are:

§ 14, 16, 18, 20 Victoria Street

§ 5 Victoria Street

§ 3 Boundary Street

Discussion

14, 16, 18, 20 Victoria Street is situated adjacent to Roseville Girls College to the east, low scale 2-3 storey apartments, strata and townhouse style development to their west, single dwellings within a proposed HCA to the rear north, and Residential 2(d3) zoned sites opposite them. The existing surrounding developments have not compromised the interface sites in terms of their amenity. There is no overshadowing or overlooking of rear gardens from the rear HCA dwellings or those adjacent to the side boundaries. In the event the Residential 2(d3) sites on the opposite side of Victoria Street are developed, it is considered that the road separation with the existing mature street trees, and further vegetation screening in the front setbacks of the development sites will ameliorate impact to these interface sites; further, the Residential 2(d3) development sites are located to the south of the interface sites and will not create any overshadowing issues. R2 (Low Density Residential) zoning to these sites will retain the existing character of the street.

5 Victoria Street is a heritage item proposed for delisting due to structural damage alongside significant alterations to the façade (discussed elsewhere in this Report). It is currently zoned 2(c2) and is an isolated site. Given that this interface site is surrounded by Residential 2(d3) zoning, upzoning it to R4 (High Density Residential) 3 storey, will enable its integration with the surrounding sites and create a coherent outcome for this site and for the streetscape.

3 Boundary Street is an existing 2-3 storey apartment building currently zoned Residential 2(a). It is to remain a heritage item, therefore the recommended R4 (High Density Residential) 3 storey zoning will be a direct reflection of the existing development on these interface site.

Recommendation

Interface sites 14, 16, 18, 20 Victoria Street are recommended to be zoned R2 (Low Density Residential).

Interface sites 5 Victoria Street and 3 Boundary Street are recommended to be zoned R4 (High Density Residential) 3-storey.

These recommendations are consistent with the recommendations of the previous Town Centres LEP with the exception of 14, 16, 18, 20 Victoria Street which were recommended for R3 (Medium Density Residential) zoning in the previous Town Centres LEP.

Area 2: Interface sites that are located within this Area are:

§ 2, 4, 6, 8, 10, 12, 14, 16 Pockley Avenue

§ 2, 4, 6 Kings avenue

§ 1, 2 Alexander parade

Discussion

2, 4, 6, 8, 10, 12, 14, 16 Pockley Avenue are dual frontage sites with their rear facing Maclaurin Parade. These sites are located opposite the Residential 2(d3) site. These properties sit significantly upslope from the development sites, this coupled with the separation created by the road and property setbacks results in a low impact of both existing and proposed high density development. In addition to this, the frontages of the interface sites to Maclaurin Parade are typical rear access way frontages, with high fencing and garages. This in itself creates a buffer to the development sites. R2 (Low Density Residential) zoning to these sites allows them to continue their current function as well as preserve the single dwelling character of Pockley Avenue.

1, 2 Alexander Parade are all located opposite the high density development site. The significant front setback and modulated façade of the residential flat building to the street ameliorates its height and overlooking impact on the interface sites. 1, 2 Alexander parade have their side boundaries facing the high density development site with fencing and plant screening affording them good privacy; since impact is considered low on the two sites, R2 (Low Density Residential) zoning is considered appropriate and will ensure the continued low density streetscape along Alexander Parade.

2, 4, 6 Kings avenue are all located opposite the high density development site. The significant front setback and modulated façade of the residential flat building to the street ameliorates its height and overlooking impact on the interface sites. These sites have good front setback screen planting and importantly these sites have been found to have valuable ecological features; therefore the E4 zoning proposed will preserve the collective character of these and adjoining E4 sites.

Recommendation

Interface sites 2, 4, 6, 8, 10, 12, 14, 16 Pockley Avenue and 1, 2 Alexander Parade are recommended to be zoned R2 (Low Density Residential).

Interface sites 2, 4, 6 Kings Avenue are recommended to be zoned E4.

This is consistent with the recommendations of the previous Town Centres LEP.

ST IVES CENTRE

Area 1

Interface sites that are located within this Area are:

§ 4, 12, 14 Cowan Road

Discussion

The interface sites are located opposite the Residential 2(d3) site which is owned by a Church and as such unlikely to be redeveloped; however, 12 Cowan Road has high impact resulting from its isolation as a single dwelling with the Residential 2(d3) site opposite and lands owned by Pymble Golf Club, currently used as carparking, at 4 Cowan Road, surrounding it on three boundaries. Both 12, 14 Cowan Road are single storey weatherboard homes, with 14 Cowan Road being less impacted by isolation from the single dwelling fabric of this street as is shares a boundary with a substantial home. Individually the two sites are not large enough to develop as R3 (Medium Density Residential), therefore any development proposal would need to negotiate their site amalgamation including acquisition of the access handle to 4 Cowan Road which separates them. R3 (Medium Density Residential) will enable a comprehensive development across the site that can mitigate the surrounding Golf Club parking impacts as well as create a development more consistent with the current medium density streetscape to this part of Cowan Road.

The 4 Cowan Road interface sites are private recreation lands utilised by Pymble Golf Club and are unlikely to change in use. However rezoning the sites to R3 (Medium Density Residential) would enable a change of boundary to allow the other impacted sites at 12 and14 Cowan Road to redevelop.

Recommendation

All the interface sites are recommended to be zoned R3 (Medium Density Residential).

These proposals are consistent with the recommendations of the previous Town Centres LEP.

Area 2

Interface sites that are located within this Area are:

§ 1, 3, 5, 7, 7A, 9, 9A, 11 Shinfield Avenue

§ 15, 17, 19, 19A, 21, 23, 25, 27 Shinfield Avenue

§ 165, 157 Mona Vale Road

§ 2 Putarri Avenue

Discussion

Interface sites 15, 17, 19, 19A, 21, 23, 25, 27 Shinfield Avenue have mature street trees to the street. They are located on the low side of Shinfield Avenue and are partially hidden from the street by their front setback vegetation in addition to the substantial street trees. Therefore it is considered that any potential overlooking impact from the Residential 2(d3) development across the road will be suitably mitigated by screening vegetation, particularly as any new development will be required to provide further landscaped setbacks from the street. R2 (Low Density Residential) zoning to these sites will retain their single dwelling character; moreover, given the sloping landform, it will prevent the transference of development impact downhill to the single dwellings to their rear.

1, 3, 5, 7,7A, 9, 9A, 11 Shinfield Avenue are located on land that is at even contour to those Residential 2(d3) sites opposite them, however there is little to no substantial vegetation on the street to offer screening. Therefore it is likely that there will be some overlooking impact into the sites. Further, 1 Shinfield has high impact from the adjacent Residential 2(d3) sites as they are located upslope of the interface site and overlook its entire rear garden. R3 (Medium Density Residential) zoning to all these interface sites would enable them to mitigate any overlooking impact as well as create a development that creates a consistency in streetscape to this part of Shinfield Avenue that has no significant level change to the two sides of the street that would enable a visual separation.

165 Mona Vale Road has already developed townhouse type dwellings however it sits as an isolated site due to the existing Residential 2(d3) zoning to its north and south. R4 (High Density Residential) zoning would enable the site to redevelop in the medium to long term and create a continuity of development type along this part of Mona Vale Road.

157 Mona Vale Road is currently utilised as a petrol station and unlikely to be redeveloped in the short to medium term; therefore the impact of the adjacent Residential 2(d3) sites is considered minimal. For this reason, this site will retain its R2 (Low Density Residential) zoning.

2 Putarri Avenue shares its north-western corner with a Residential 2(d3) site. Given this corner is to the rear boundary of the interface site, overlooking impact is considered minimal as there is opportunity for screening vegetation to the common boundary. For this reason R2 (Low Density Residential) zoning to this site is considered appropriate as impact on the site can be mitigated, further it will preserve the low scale residential street character of Putarri Avenue.

197 Mona Vale Road and 8 Shinfield Avenue is currently developed as a townhouse/villa style development and adjoins Residential 2(d3) sites on all sides. This site will be zoned R3 (Medium Density Residential) to reflect the current development density.

187-189 and 199 Mona Vale Road are Residential 2(d3) sites that have been developed as SEPP 5 two storey townhouse developments. Downzoning to R3 (Medium Density Residential) on these sites will reflect the current development and make the sites congruous with the surrounding townhouse development on the adjacent sites. Similarly, R3 (Medium Density Residential) downzoning to 126 and 128 Rosedale Road will ensure the congruity of future development on these sites with the adjacent townhouse development. Further, 126 and 128 Rosedale Road are located to the north of the neighbouring townhouse development, and therefore their downzoning will ensure there is a limited overshadowing and overlooking impact on the neighbouring sites.

Recommendation

Interface sites 15, 17, 19, 19A, 21, 23, 25, 27 Shinfield Avenue, 157 Mona Vale Road and 2 Putarri Avenue are recommended to be zoned R2 (Low Density Residential).

Interface sites 1, 3, 5, 7, 7A, 9, 9A, 11 Shinfield Avenue are recommended to be zoned R3 (Medium Density Residential).

Interface site 165 Mona Vale Road is to be zoned R4 (High Density Residential).

In addition 14 Pildra Avenue (adjacent to 9A and 11 Shinfield Avenue interface sites) is recommended to be zoned R3 (Medium Density Residential) to enable the comprehensive development of the amalgamated sites.

In addition 197 Mona Vale Road / 8 Shinfield Avenue are recommended to be zoned R3 (Medium Density Residential) to reflect existing development..

In addition 187-189, 199 Mona Vale Road and 126, 128 Rosedale Road are recommended to be downzoned R3 (Medium Density Residential).

These proposals are consistent with the recommendations of the previous Town Centres LEP with the exception of 25 and 27 Shinfield Avenue which were recommended to be zoned RE1, and 15, 17, 19, 19A, 21, 23, 25, 27 Shinfield Avenue which were recommended to be zoned R3 (Medium Density Residential).

Area 3

Interface sites that are located within this Area are:

§ 9, 11, 15, 17 Porters lane

§ 7 Lynbara Avenue

§ 7, 9 Cresta Close

§ 28A, 30A, 30B, 32 Shinfield Avenue

§ 161, 163 Rosedale Road

Discussion

9 Porters Lane is a heritage item with a high potential impact from the surrounding Residential 2(d3) sites to its north, west and south. Currently the Residential 2(d3) site to its south, at 30 Shinfield Avenue, forms the garden to the heritage item. It has significant existing vegetation which may constrain the allowable high density development on this site; therefore, it is considered that downzoning this site to R2 (Low Density Residential) will reflect its probable limited actual development potential, and in addition somewhat mitigate the impact on 9 Porters Lane. Hence, R2 (Low Density Residential) zoning to 9 Porters Lane will maintain its single dwelling status as a heritage item.

11, 15, 17 Porters Lane and 7 Lynbara Avenue are located on the opposite side of the road from a high density development. Whilst there is some overlooking into the front gardens of these interface sites, the impact is considered low to moderate as there is good street tree planting as well as some screening on the interface sites’ gardens which mitigate some of the overlooking impact.R2 (Low Density Residential) zoning to these sites will retain the single dwelling fabric that is characteristic of Lynbara Road, as well as prevent the isolation of the heritage item at 9 Porters lane.

7, 9 Cresta Close have their rear boundaries adjoining a Residential 2(d3) site. The recommended downzoning of this adjacent Residential 2(d3) site to R2 (Low Density Residential) will remove any potential interface issues to these sites and enable them to remain as congruous single dwellings within Cresta Close with an R2 (Low Density Residential) zoning.

163 Rosedale Road is located to the south of the Residential 2(d3) site and has a minimal side setback to the common boundary. Despite the presence of existing vegetation along the common boundary providing some screening to the future development, the impact from the DA approved 5 storey apartment building is considered high as the interface site is located downslope of the Residential 2(d3) site and there is likely to be a high overshadowing, overlooking and scale impact to this interface site. Similarly the impact to 28A Shinfield Avenue will be high from this Residential 2(d3) development particularly as this interface site is a small battleaxe lot with limited private open space that will share the rear boundary with the development site. 161 Rosedale Road is located opposite the Residential 2(d3) site and is a corner site. Whilst the impact to this site is considered low from the opposite development given the separation afforded by Rosedale Road, its amalgamation with the adjacent 163 Rosedale Road will enable a comprehensive R3 (Medium Density Residential) design that will provide a good outcome and amenity to the dwellings.

28, 28A, 30A, 30B Shinfield Avenue are currently developed to a similar density as townhouse development, therefore R3 (Medium Density Residential) zoning to these sites will reflect the current development.

30A, 32 Shinfield Avenue have their rear boundaries adjoining a Residential 2(d3) site. The recommended downzoning of this adjacent Residential 2(d3) site to R2 (Low Density Residential) will remove any potential interface issues to these sites and enable them to remain as congruous single dwellings within their existing context with an R2 (Low Density Residential) zoning.

Recommendation

Interface sites 9, 11, 15, 17 Porters lane, 7 Lynbara Avenue, 7, 9 Cresta Close and 32 Shinfield Avenue are recommended to be zoned R2 (Low Density Residential).

Interface sites 28A, 30A, 30B Shinfield Avenue are recommended to be zoned R3 (Medium Density Residential) to reflect existing development.

Interface site 161, 163 Rosedale Road are recommended to be zoned R3 (Medium Density Residential).

In addition 28 Shinfield Avenue adjacent to 28A, 30A, 30B Shinfield Avenue is recommended to be zoned R3 (Medium Density Residential) to reflect existing development.

Property 30 Shinfield Avenue is recommended to be downzoned to R2 (Low Density Residential).

This is consistent with the recommendations made in the previous Town Centres LEP, with the exception of 161 and 163 Rosedale Road which were recommended to be zoned R4 (High Density Residential); and 28, 28A, 30A, 30B Shinfield Avenue which were recommended to be zoned R2 (Low Density Residential).

Area 4

Interface sites that are located within this Area are:

§ 12, 16, 18-22 Stanley Street

§ 2, 4 Lynbara Avenue

§ 23, 25, 25A 25B, 25C, 25D, 27, 29, 33, 35, 37, 39, 41 Stanley Street

§ 1 Horace Street

§ 44 Link Road

Discussion

12, 16, 18-22 Stanley Street have been developed as townhouse/villa residential dwellings. R3 (Medium Density Residential) zoning to these sites will reflect their existing development density.

2, 4 Lynbara Avenue and 23, 25, 25A 25B, 25C, 25D, 27, 29, 33, 35, 37, 39, 41 Stanley Street and 1 Horace Street and 44 Link Road 23, 25, 25A, 27, 29 Stanley Street are all located opposite Residential 2(d3) sites that have 5-storey residential flat buildings on them, except for 24 Stanley Street which has townhouse style development. The overall potential impact is considered moderate due to some street tree planting which offers screening, and the width of Stanley Street which creates separation. In addition, the setbacks to properties on both sides of the road are able to house significant screening vegetation. R2 (Low Density Residential) to these sites will maintain the single dwelling appearance to these sites and prevent any transference of impact to the surrounding single dwelling area character.

Recommendation

Interface sites 12, 16, 18-22 Stanley Street are recommended to be zoned R3 (Medium Density Residential) to reflect existing development.

Interface sites 2, 4 Lynbara Avenue and 23, 25, 25A 25B, 25C, 25D, 27, 29, 33, 35, 37, 39, 41 Stanley Street and 1 Horace Street and 44 Link Road are recommended to be zoned R2 (Low Density Residential).

This is consistent with the recommendations made in the previous Town Centres LEP, with the exception of 12, 16, 18-22 Stanley Street which were recommended to be zoned R4 (High Density Residential), and 44 Link Road which was recommended to be zoned R3 (Medium Density Residential).

Area 5

Interface sites that are located within this Area are:

§ 7, 9, 11, 15, 17 College Crescent

§ 140, 142 Killeaton Street

Discussion

7, 9, 11, 15, 17 College Crescent and 140, 142 Killeaton Street are located to the west of a major development site currently under construction. Despite the retention of existing trees along part of the common boundary, it is clear from the 5-storey buildings already constructed to the rear of the Residential 2(d3) site that the scale and overlooking impact on these interface sites will be very high. These impacts are exacerbated due to the moderate slope down to the interface sites and their shallow lot sizes with relatively small setbacks, and private open spaces facing the common boundary. R3 (Medium Density Residential) zoning to these sites will enable some mitigation of the overlooking impact through orientation and design of buildings across the amalgamated sites.

Recommendation

All interface sites within this precinct are recommended to be zoned R3 (Medium Density Residential).

This is consistent with the recommendations in the previous Town Centres LEP which also extended R3 (Medium Density Residential) to Yarrabung Road.

Area 6

Interface sites that are located within this Area are:

§ 238–240 Mona Vale Road

§ 77, 79 Killeaton Street

§ 2 Kenthurst Road

§ 23 Memorial Avenue

Discussion

77, 79 Killeaton Street, 2 Kenthurst Road, 23 Memorial Avenue are located opposite and to the north of the 5-storey residential development on the Residential 2(d3) sites. These interface sites have no overshadowing impact and the scale and privacy impact is mitigated by the separation that Killeaton Street provides to the 5-storey development. Therefore R2 (Low Density Residential) zoning to these sites will retain their single dwelling status and maintain the character of the residential areas to the north of Killeaton Street.

238–240 Mona Vale Road is located opposite 5 storey development on Link Road and opposite a Residential 2(d3) site on Mona Vale road. These interface sites have no overshadowing impact and the scale and privacy impact is mitigated by the separation that Link Road provides to the 5-storey development. However, this interface site is considered an isolated site with its location on a triangle of land surrounded by busy roadways. R3 (Medium Density Residential) zoning to this site would enable a comprehensive development to the site that gives it some congruity with the surrounding land uses in the medium to long term.

Recommendation

Interface sites 77,79 Killeaton Street, 2 Kenthurst Road, 23 Memorial Avenue are recommended to be zoned R2 (Low Density Residential).

Interface site 238–240 Mona Vale Road are recommended to be zoned R3 (Medium Density Residential).

This is consistent with the recommendations in the previous Town Centres LEP.