APPENDIX 5 PRECINCT ANALYSIS: KOGARAH TOWN CENTRE B4 ... · storey mixed use development. Also to reduce the heritage setback requirement from 15m to 7.5m No. 22-28 Montgomery Street

APPENDIX 5

PRECINCT ANALYSIS:

KOGARAH TOWN CENTRE B4 – MIXED USE

ZONE

KOGARAH CITY COUNCIL a better lifestyle

Appendix 5 Kogarah Town Centre

Precinct Analysis

Kogarah Precinct – Kogarah Town Centre Area zoned B4 – Mixed Use

(i) Kogarah Town Centre – Core Centre


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• No change to existing B4 – Mixed Use zone • Increase FSR to 4.5:1 and height to 39m


(ii) Properties fronting Railway Parade and Regent Street


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• No change to existing B4 – Mixed Use zone • Increase FSR to 2.5:1 and height from 9m to 15m


(iii)– Railway Parade South (between Gray Street and English Street)


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• No change to existing B4 – Mixed Use zone • Increase FSR to 4:1 and height to 39m


(iv) Site bounded by Princes Highway, Gray Avenue and Rocky Point Road


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• No change to existing B4 – Mixed Use zone • Increase FSR to 2:1 and height from 21m

Kogarah Precinct – Kogarah Town Centre Submissions Overview


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• Submissions from within this precinct were generally in support of the proposed changes.

• Submissions from outside the Precinct generally objecting to the proposed changes in the Precinct.

Kogarah Precinct – Kogarah Town Centre Submissions Overview


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Submission summary – Top Issues 1. Support for the proposed additional development opportunities 2. Traffic and parking impacts 3. Infrastructure capacity to meet increased demand 4. Lack of additional open space and recreational facilities

Majority of the submissions were site specific requests for increases in height and FSR.

Kogarah Precinct – Kogarah Town Centre Submissions from Government Authorities


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Government Authority

Issue/Comment Recommendation

Ausgrid Request rezoning of No 1A Gray Street, Kogarah from SP2 – Infrastructure to B4 – Mixed Use zone as this has been identified as redundant infrastructure by Ausgrid.

Support the request to rezone the subject site to B4 – Mixed Use zone, consistent with the adjoining zone (seek advice from the Department of Planning & Environment as to whether this is considered to be a minor change).

NSW Health Infrastructure

Object to proposed rezoning of No 30 -38 Belgrave Street and 4-10 South Street, Kogarah to SP2 – Infrastructure.

Amend Planning Proposal to retain existing B4 – Mixed Use zoning for No 30-38 Belgrave Street and No 4-10 South Street, Kogarah.

Kogarah Precinct – Kogarah Town Centre Requests from Government Authorities


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• Rezone No 1A Gray St, Kogarah from SP2 – Infrastructure to B4 – Mixed Use zone and increase height and FSR requirements as this has been identified as redundant infrastructure by Ausgrid

• Increase FSR to 4:1 and height to 39m

Kogarah Precinct – Kogarah Town Centre Requests from Government Submissions


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• Rezone No 1A Gray St, Kogarah from SP2 – Infrastructure to B4 – Mixed Use zone and increase height and FSR requirements as this has been identified as redundant infrastructure by Ausgrid

• Increase FSR to 4:1 and height to 39m to be consistent with adjoining zone


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• NSW Health Infrastructure objects to proposed rezoning of No 30-38 Belgrave Street and No 4-10 South Street, Kogarah from B4 – Mixed Use to SP2 – Infrastructure zone.

• Recommendation to Amend Planning Proposal to retain existing B4 – Mixed Use zoning for No 30-38 Belgrave Street and No 4-10 South Street, Kogarah.


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• Recommendation to Amend Planning Proposal to retain existing B4 – Mixed Use zoning for No 30-38 Belgrave Street and No 4-10 South Street, Kogarah

• Increase FSR to 4.5:1 and height to 39m to be consistent with adjoining zone

Kogarah Precinct – Kogarah Town Centre Discussion


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• Requests have been made by owners within the Precinct seeking additional height and density.

• Kogarah Town Centre has been identified as a Strategic Centre in the Metro Plan.

• It is important that the Kogarah Town Centre has the potential to continue to grow and provide housing and jobs to create a more lively and vibrant centre.

• Increases are proposed to the height and density in the Kogarah Town Centre to ensure that there are future opportunities for the redevelopment of remaining sites.

Kogarah Precinct – Kogarah Town Centre Recommendation


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• Recommendation to amend the Planning Proposal to: 1. Rezone No 1A Gray Street (Lot 12, DP 91188), Kogarah from SP2 –

Infrastructure to B4 – Mixed Use and include height and FSR for the subject site consistent with the adjoining B4 – Mixed Use zone.

1. Rezone No 30-38 Belgrave Street (Lot 1, DP 1013359) and No 4-10 South

Street (Lot 1, DP 1065343), Kogarah from SP2 – Infrastructure to B4 – Mixed Use including height and FSR for the subject site consistent with the adjoining B4 – Mixed Use zone.

• Proceed with the remaining proposed changes to zoning, height and FSR

for the Kogarah Precinct (Kogarah Town Centre) as exhibited in the Planning Proposal.

Kogarah Precinct (Kogarah Town Centre) Requests

3 – 5 Regent Street, Kogarah Request by the owner to increase the maximum FSR from 2.5:1

to 4.5:1 consistent with other areas of the Kogarah CBD. No request to change height limit. Proposed height limit under

NCP is 9m-12m. A number of submissions have been received with respect to the

controls along Railway Parade and Regent Street. The height and FSR for this section of Railway Parade and Regent

Street has not been changed from the current controls – proposed to retain the 2 storey scale at the street front, and allowing greater heights to the rear, along the lane.

Further investigation should be undertaken with respect to both the existing heights and FSR in this Precinct.

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

It is recommended that further investigation be undertaken with respect to height and FSR requirements along Railway Parade and Regent Street and that this review be included as part of a future PP.


Recommendation Proceed with proposed changes to zoning, height and FSR for Nos 3-5 Regent

Street, Kogarah as exhibited in the Planning Proposal. Undertake further investigation of the request for Nos 3-5 Regent Street,

Kogarah as part of a future Planning Proposal for the Kogarah Town Centre.

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15 – 17 Regent Street, Kogarah Request by owners to increase the height limit from 9m-

12m to 39m and FSR from 2.5:1 to 4.5:1 so it is consistent with sites at Montgomery Street and Premier Street.

A number of submissions have been received with respect to the controls along Railway Parade and Regent Street.

The height and FSR for this section of Railway Parade and Regent Street has not been changed from the current controls – proposed to retain the 2 storey scale at the street front, and allowing greater heights to the rear, along the lane.





Recommendation Proceed with proposed changes to zoning, height and FSR for Nos 15-17 Regent Street,

Kogarah as exhibited in the Planning Proposal. Undertake further investigation of the request for Nos 15-17 Regent Street, Kogarah as

part of a future Planning Proposal for the Kogarah Town Centre.

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19 – 31 Regent Street, Kogarah Request to increase the building height from 9m-15m to

39m and FSR from 2.8:1 to 4:1. Under NCP, neighbouring sites have height limits of 33m

to 39m and FSR of 4:1 to 4.5:1. A number of submissions have been received with respect

to the controls along Railway Parade and Regent Street. The height and FSR for this section of Railway Parade and

Regent Street has not been changed from the current controls – proposed to retain the 2 storey scale at the street front, and allowing greater heights to the rear, along the lane.





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33 - 55 Regent Street, Kogarah Request by owner of No. 43A Regent Street to increase

the height from 9m-12m to 33m and FSR from 2.5:1 to 4:1.

Justification is that the increase in density is consistent with the desired future character and context of the area and the rest of the Kogarah Town Centre.

The height and FSR for this section of Railway Parade and Regent Street has not been changed from the current controls – proposed to retain the 2 storey scale at the street front, and allowing greater heights to the rear, along the lane.





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18 – 28 Montgomery Street, Kogarah Request to increase the height limit from 39m to

65m and FSR from 4.5:1 to 6:1 to allow for a 18-19 storey mixed use development.

Also to reduce the heritage setback requirement from 15m to 7.5m

No. 22-28 Montgomery Street – heritage items (two storey Victorian terraces).

Front setback requirements for new development adjacent to heritage listed buildings is 15m (or 9.3m where design excellence is achieved) unduly confines development and results in an economically unviable floorplate size for the site.

Currently, these controls are contained in KDCP 2013.

Submission argues that the cost of retaining the heritage buildings imposes a financial burden.

There would be sufficient justification for further investigation to be undertaken with respect to both the existing heights and FSR in the Kogarah Town Centre – centre has been identified as a Strategic Centre in the Metro Strategy .


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18 – 28 Montgomery Street, Kogarah continued Consideration of such a change would necessitate

re-exhibition of the PP. It is recommended that further investigation be

undertaken with respect to height and FSR requirements for the remaining development sites within the Kogarah Town Centre and this review be included as part of a future PP.

Recommendation Retain existing zoning, height and FSR for Nos 18-

28 Montgomery Street, Kogarah, as exhibited in the Planning Proposal.

Undertake further investigation of the request for Nos 18-28 Montgomery Street, Kogarah as part of a future Planning Proposal for the Kogarah Town Centre.


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21 Hogben Street, Kogarah Request to increase the height limit from 39m to

51m and FSR from 4.5:1 to 6:1-7:1. The site is located on the corner of Kensington,

Montgomery and Hogben Streets. There would be sufficient justification for further

investigation to be undertaken with respect to both the existing heights and FSR in the Kogarah Town Centre – centre has been identified as a Strategic Centre in the Metro Strategy .


It is recommended that further investigation be undertaken with respect to height and FSR requirements for the remaining development sites within the Kogarah Town Centre and this review be included as part of a future PP.


Recommendation Proceed with proposed changes to zoning, height and FSR for No 21 Hogben Street,

Kogarah as exhibited in the Planning Proposal. Undertake further investigation of the request for No 21 Hogben Street, Kogarah as part

of a future Planning Proposal for the Kogarah Town Centre

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176 – 178 Railway Parade, Kogarah Request to increase the height limit from 39m (12 storeys) to 13

storeys and the FSR from 4:1 to 5.5:1. Justification - the proposed controls are insufficient to provide a

meaningful mixed use outcome which is also economically feasible. Yield studies of two development options for 11 storeys and 13

storeys have been undertaken by the owners consultant. At a height of 11 storeys and maximum height of 39m, a FSR of 4.58 is achieved. Where the height is increased to 13 storeys the proposed FSR is approximately 5.3:1.

It is considered that a review of the height and FSR controls would be appropriate to ensure a good design outcome for these sites. Heights could be increased along Railway Parade to create an increased setback to the rear of the development.

There is sufficient justification for further investigation to be undertaken with respect to both the existing heights and FSR as part of the review of the existing controls in the Kogarah Town Centre – centre has been identified as a Strategic Centre in the Metro Strategy .

It is considered appropriate that Council a FSR incentive provision to encourage amalgamation of sites within the strip between Gray Street and English Street be pursued as a minor amendment to the PP as exhibited at this time. A FSR bonus of 0.5:1 would be acceptable as providing a FSR outcome consistent with the primary B4 Town Centre zoning.


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Kogarah Precinct (Kogarah Town Centre) Railway Parade South

Requests

176 – 178 Railway Parade, Kogarah continued It is recommended that further investigation be undertaken

with respect to height and FSR requirements for the Kogarah South Precinct (Railway Parade South) as part of the Kogarah Town Centre and this review be included as part of a future PP.

Recommendation Proceed with proposed changes to zoning, height and FSR

for Nos 176-178 Railway Parade, Kogarah as exhibited in the Planning Proposal.

Amend the Planning Proposal to include a FSR incentive provision which would apply to the properties bounded by Gray Street, Railway Parade and English Street, Kogarah to permit a 0.5:1 FSR bonus for the amalgamation of sites.

Undertake further investigation of the request as part of a future Planning Proposal for the Kogarah Town Centre, incorporating the Railway Parade South Precinct.


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Requests

250 – 258 Railway Parade, Kogarah (Kogarah RSL Site) Request to increase the height limit from 39m to 43.95m

and the FSR from 4:1 to 4.5:1. A DA for the redevelopment of the site is currently under

assessment and seeks an FSR of 4.48:1 and building height of 43.95m.

The DA seeks construction of a mixed use development containing; a RSL Club, Wesley Mission training facilities, 220 residential apartments, public domain improvements and extension of services and infrastructure.

Currently, the DA does not incorporate the site on the corner (248 Railway Parade). There could be some justification for the proposed request should the corner site be included as part of the development site.


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Requests

250 – 258 Railway Parade, Kogarah (Kogarah RSL Site) continued It is considered that a review of the height and FSR

controls would be appropriate to ensure a good design outcome for these sites. Heights could be increased along Railway Parade to create an increased setback to the rear of the development.

There is sufficient justification for further investigation to be undertaken with respect to both the existing heights and FSR as part of the review of the existing controls in the Kogarah Town Centre – centre has been identified as a Strategic Centre in the Metro Strategy.

It is considered appropriate that Council a FSR incentive provision to encourage amalgamation of sites within the strip between Gray Street and English Street be pursued as a minor amendment to the PP as exhibited at this time. A FSR bonus of 0.5:1 would be acceptable as providing a FSR outcome consistent with the primary B4 Town Centre zoning.


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Requests

250 – 258 Railway Parade, Kogarah (Kogarah RSL Site) continued It is recommended that further investigation be

undertaken with respect to height and FSR requirements for the Kogarah South Precinct (Railway Parade South) as part of the Kogarah Town Centre and this review be included as part of a future PP.

Recommendation Proceed with proposed changes to zoning, height and

FSR for Nos 250 - 258 Railway Parade, Kogarah as exhibited in the Planning Proposal.

Amend the Planning Proposal to include a FSR incentive provision which would apply to the properties bounded by Gray Street, Railway Parade and English Street, Kogarah to permit a 0.5:1 FSR bonus for the amalgamation of sites.

Undertake further investigation of the request as part of a future Planning Proposal for the Kogarah Town Centre, incorporating the Railway Parade South Precinct.


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Requests

Documents

APPENDIX 5 PRECINCT ANALYSIS: KOGARAH TOWN CENTRE B4 ... · storey mixed use development. Also to reduce the heritage setback requirement from 15m to 7.5m No. 22-28 Montgomery Street