SECTION 5. Structure Plan - Hornsby Shire · 5.3. Precincts and Land Uses. The Structure Plan has been developed around a concept of five village precincts, with each village precinct

5. Structure PlanSECTION

5. The Structure Plan

5.1. IntroductionThe Structure Plan for South Dural has been prepared by Design IQ in conjunction with Hames Sharley and the project team to support planning for South Dural. It responds to the site’s opportunities and constraints, demonstrates the capability of the site to accommodate the vision for South Dural and identifies the parameters and outcomes for future development.

South Dural is to be developed in stages over an approximate 15 year period. The Structure Plan provides sufficient scope and flexibility to respond to future changes in planning and open space, vegetation management, transport infrastructure, services, market demand, lifestyle and demography.

Detailed planning and design for South Dural is proposed to be addressed on a precinct basis, and only after a development control plan has been prepared for each precinct. The development control plan will, among other things, detail how essential infrastructure, facilities and services that arise from the development of the precinct will be provided. This approach ensures that urban development occurs in a logical and cost-effective manner and necessary infrastructure is provided commensurate with demand.

5.2. Key FeaturesThe key features of the Structure Plan are:• Approximately 113 hectares of infill residential land;• Five (5) village precincts;• Up to 2,900 dwellings (detached, multi-unit and residential flat buildings);• Retention of up to 62 hectares of Blackbutt Gully Forest, Sydney Turpentine Ironbark Forest, Shale

Sandstone Transition Forest and Blue Gum High Forest;• Utilisation of all existing roads (Old Northern Road, Franlee Road and Wayfield Road), a new collector road

from New Line Road to the east and identification of future access points from Old Northern Road to the south) to create a higher order road network;

• Sporting field and local parks;• Potential shared pedestrian and cycleway network; and• Potential location of water detention basins.

10133 : South Dural 83

Figure 24. South Dural Structure Plan


5.3. Precincts and Land UsesThe Structure Plan has been developed around a concept of five village precincts, with each village precinct having the opportunity to develop its own unique character and sense of community. The boundary of each village precinct reflects existing cadastre boundaries and access points, and is of a manageable size to allow for future amalgamation and urban development (refer to Figure 25).

Figure 25. Proposed Village Precincts


ResidentialHousing choice is to be achieved by providing a range of housing types throughout the area. Housing types within South Dural may include traditional single lot detached housing, semi-detached and attached housing and residential flat buildings. A variety of lot sizes will be made available on most streets, encouraging a housing mix that will assist with the creation of dynamic and diverse streetscapes and recognising that housing types may change over time as market interest and demand changes.

Generally higher density housing types of up to 6 storeys (20.5 m) will be concentrated in areas with high visual or landscape amenity. These areas are generally located towards the centre of the site and adjacent to existing native forest along Georges Creek. This interface will be emphasised and incorporated within the precinct design. Perimeter streets will front this area where possible, allowing as many dwellings as possible to face onto this forested area. Medium and lower density housing types of between 2- 3 storeys (14.5 m) will be located throughout the remainder of the site, and on the fringes of each precinct, providing an appropriate transition in building height to surrounding residential areas.

EmploymentWhilst the economic analysis undertaken to support South Dural has identified a moderate existing market gap for additional supermarket facilities within the trade area, the Structure Plan does not nominate a designated business or retail centre within South Dural. Rather than compete with the comprehensive retail offer provided at Round Corner and the proposed retail developments currently being considered at Skyline Dural and New Line Road, the proposal wants to ensure that these existing and proposed facilities are given every opportunity to succeed. These facilities will support the quality of life offer for residents within South Dural by providing the necessary retail (supermarket, specialty retail and restaurants), personal and community services (community centre, medical centre) to ensure the viability, liveability and marketability of South Dural as a great place to live.

5.4. Key Numeric InformationKey numeric information (indicative) is provided in Table 9 below. The actual dwelling mix and yield for each dwelling type will be determined as part of future planning for each village precinct.

Table 9. Key Numeric Information (indicative)

Precinct Total Area Net Developable Area1

Dwellings Apartments Total No. of Dwellings

North-West Village 50.82 35.96 630 286 916

Mid-West Village 27.45 11.85 197 89 286

Eastern Village 59.41 24.97 365 262 627

Southern Village 54.31 30.02 215 490 705

South Eastern Village

26.11 9.74 158 53 211

Total 218.09 112.55 1,565 1,180 2,745

5.5. DensityThe proposal provides an indicative mix of 67% of small lot / traditional product (detached, semi-detached, attached and multi-unit) and 33% apartments and achieves an average density of approximately 26 dwellings per hectare. The proposed density is consistent with the NSW Government’s targeted minimum density of 25 dwellings per hectare or less for new release areas2, which is a significant shift from, the dominance of traditional density lower density housing outcomes. Typical characteristics of residential densities at or above the 25 dwellings per hectare mark, comprise predominantly smaller lot housing forms with some multi-dwelling housing, manor homes and residential flat buildings and an urban structure that provides for activation of the public domain, including streets and public open space through the orientation and design of buildings and communal spaces, with mainly urban streetscapes.

Note:1 NDA excludes bushfire asset protection zones2 Source: Housing Diversity – Sydney’s Growth Areas – Dwelling Density Guide (Department of Planning and Environment, July 2014)


5.6. Retention of Native VegetationThe proposal secures the conservation of approximately 62 hectares of native vegetation on the site. The proposal does not involve the removal of any Blue Gum High Forest, Sydney Turpentine Ironbark Forest or Shale Sandstone Transition Forest vegetation communities including isolated trees within existing and future residential areas. Nor does it involve the removal of any threatened plant population. Whilst individual trees are located within proposed residential areas, these trees are expected to be retained in individual residential lots at the detailed precinct planning stage. Preferably, this land should be in single, public ownership to ensure detailed and consistent consideration to be made about its conservation for future generations. During preparation of this Planning Proposal, Council have indicated that Council ownership is not preferred.

5.7. Open SpaceThe open space network is structured around the central forest corridor that connects each village precinct. The Structure Plan provides for approximately 27.8 hectares of open space in the form of riparian corridors, a sporting field and local parks.

Active ParksA new one (1) hectare sporting field within the northern portion of the site is proposed. The space is likely to comprise multi-purpose sporting uses, a playground, parking facilities and amenities.

Local ParksThe proposal provides for seven (7) local parks, each with a minimum area of 5,000m2. The indicative location of each park is shown in the Structure Plan (refer to Figure 26). These parks are evenly distributed throughout the site and village precinct. As shown, all are within walking distance (i.e. 400 m) from proposed residential areas. The local parks are likely to accommodate children’s playgrounds, passive areas, picnic and BBQ areas, densely vegetated areas and / or small kicking grounds. BBQ areas, densely vegetated areas and / or small kicking grounds.

Passive Recreational AreasPassive recreation is provided through integrating water management facilities with the riparian function of streams and passive recreation areas. Riparian / water management parks will be appropriately vegetated to create the amenity of a natural bushland / forest setting. Where appropriate, these parks will include shared pathways, seating, small playgrounds, fitness pods and BBQs. These areas will also provide high levels of amenity for surrounding planned residential areas.


Figure 26. Location of Open Space


5.8. Road Network and Public Transport

5.8.1. Road Network

The Structure Plan illustrates that vehicular access to South Dural will be provided from two points from New Line Road to the east, Franlee Road and Wayfield Road to the west and from potentially three points off Old Northern Road to the south (refer to Figure 27). Existing roads and roads proposed to be upgraded are also shown. The proposed road and street network hierarchy is described in Table 10 and Figures 29 – 30.

The presence, irregular shape and type of existing vegetation within the site, and its proposed retention as part of the planning proposal, has limited the opportunity to provide a highly permeable and connected road / street network throughout South Dural. It is not possible, without removal of significant vegetation to provide connections, other than pedestrian links and cycle ways, between village precincts. For this reason, each village precinct has separate access and egress arrangements.

New local roads within the residential village precincts will be determined at the precinct planning stage. Figure 28 provides an indication of a local road layout throughout the Structure Plan that could eventuate.

Table 10. Proposed Road / Street Types

Road Type Footpath / Verge Parking Road Width Total Width

Collector (Typical) 2.5 m shared path + 2 m verge1.5 m footpath + 2 m verge

2.5 m (both sides) 6 m 20 m

Collector (Adjacent Open Space)

Off-road shared path +3 m verge1.5 m footpath + 2 m verge

2.5 m (both sides) 6 m 18 m

Local 1.5 m footpath + 2.2 m verge3.7 m verge

- 8.6 m 16 m

Laneway 1 m verge (both sides) - 6 m 8 m


Figure 27. Collector Road Network Plan


Figure 28. Indicative Road Network Plan


Figure 29. Typical Street Section (Collector)


Figure 30. Typical Street Section (Local and Laneway)

5.8.2. Public Transport

The existing road network (Old Northern Road, New Line Road and Hastings Road) allows for the provision of bus services. Figure 31 shows the location of existing bus stops location and an additional potential future bus stop along New Line Road, north of its intersection with Hastings Road.


Figure 31. Public Transportation Network


In consultation with Transport for NSW, the approach taken to public transport connections and through bus is to retain the service on the perimeter roads rather than through the site. This makes for an efficient bus connection service to centres and in most areas of the site, maintains a 400 m catchment to enable residents to walk to public transport.

5.8.3 Potential Pedestrian and Cycle Network

The Structure Plan identifies an indicative pedestrian and cycle network throughout the site (refer to Figure 32). The indicative network of pedestrian pathways and cycle ways is shown along collector roads, within open space and areas adjacent to the forested areas along Georges Creek. To create the network adjacent to the central native forest will be dependent on the ownership and management of these immediately adjacent lands. There is an opportunity to utilise asset protection zones for this purpose. If realised, this network would provide a high level of connectivity within and between village precincts, providing an unprecedented experience to pedestrians and cyclists, within South Dural and the surrounding local areas. The pedestrian and cycle network has the potential to connect to the existing off and on-road cycle and pedestrian networks along Old Northern Road, New Line Road, Kenthurst Road and Glenhaven Road.


Figure 32. Proposed Pedestrian and Cycle Network


5.9. Water Cycle ManagementThe water cycle and flood management strategy proposed for South Dural is functional, delivers the required technical performance, reduces environmental degradation and pressure on downstream ecosystems and infrastructure, and provides for a sustainable solution for stormwater management within the precinct. The water cycle and flood management strategy for the site has been prepared by Cardno and is included at Appendix M.

The strategy focusses on mitigating the impacts of the development on the total water cycle and maximising the environmental, social and economic benefits achievable by utilising responsible and sustainable stormwater management practises. A range of stormwater management techniques and options considered for the management of nutrients and suspended solids discharging from the site includes wide use of gross pollutant traps, rainwater tanks, grass swales, infiltration trenches and bio retention systems.

5.10. Bushfire ManagementThe bushfire assessment prepared by Eco Logical in support of the Planning Proposal has considered and identified the indicative asset protection zones (APZs) measured from the edge of the vegetation corridor based on surveyed contours and vegetation classifications. The APZs set the minimum separation distances typically required for buildings with a residential classification from the identified likely bushfire threat. The APZs for the site identify the main areas of risk and have been recommended according to the specifications contained with Planning for Bushfire Protection (2006).

APZs will typically comprise the extent of riparian edge roads, active recreational open space and passive recreational areas including pedestrian and cycle tracks. All future residential developments located in proximity to the vegetation corridors will need to undertake a more detailed site specific assessment against those relevant provisions in Planning for Bushfire Protection (2006) to ensure suitable APZs and other protections are built in to proposals to ensure the safety of human life and property.

The APZ areas provide a significant opportunity to create a pedestrian and cycle network in public ownership that will enable the entire South Dural community to enjoy the amenity of the native forest. To achieve this, there would most likely be a requirement for Council to own the appropriate areas of the APZ and the protected forest areas. In a private ownership scenario, the APZs will be managed by the individual property ownership patterns.


6. Proposed LEP AmendmentSECTION

6. Proposed LEP Amendment

6.1. Land to which LEP Amendment will applyA draft Land Application Map is provided at Figure 33. The draft Land Application Map illustrates the land that is to be included in the LEP Amendment.

6.2. Proposed Land Use zoneIt is proposed that the following land use zones be applied to the land:• R3 Medium Density Residential; and• RE1 Public Open Space.

A Draft Land Zoning Map illustrating the intended location of each proposed land use zone is provided at Figure 34. The Draft Land Zoning Map identifies land which is not proposed to be subject to any zoning. This area is identified as a ‘deferred matter’.

The proposed development that is intended to be permissible without consent, with consent or prohibited in each zone is shown in Table 11. The relevant zone objectives are also shown. The provisions of Table 11 are consistent with Hornsby LEP 2013.

Table 11. Draft Land Zoning Table

Zone Purpose (as per DoPE guidelines)

Proposed Land Uses

R3 Medium Density Residential

This zone is for land where a variety of medium density accommodation is to be established or maintained. Other residential uses (including typically higher or lower density uses) can also be permitted in the zone where appropriate. A variety of residential uses have been mandated to encourage housing choice and diversity in this zone.

1. Objectives of zone• To provide for the housing needs of the community

within a medium density residential environment.• To provide a variety of housing types within a medium

density residential environment.• To enable other land uses that provide facilities or

services to meet the day to day needs of residents.

2. Permitted without consentEnvironmental protection works

3. Permitted with consentAttached dwellings, Boarding houses, building identification signs, Business identification signs, Child care centre, Community facilities, Dwelling houses, Emergency services facilities, Flood mitigation works, Group homes, Home-based child care, Home occupations, Multi dwelling housing, Neighbourhood shops, Places of public worship, Recreation areas, Recreation facilities (indoor), Recreation facilities (outdoor), Residential flat buildings, Respite day care centres, Roads, Semi-detached dwellings, Seniors housing, Water reticulation systems.

4. ProhibitedAny development not specified in item 2 or 3.


Zone Purpose (as per DoPE guidelines)

Proposed Land Uses

RE1 Public Open Space

This zone is generally intended to provide for a variety of residential housing types and densities, including dwelling houses, multi-dwelling housing, residential flat buildings, boarding houses and seniors housing. The zone also provides for additional uses that provide facilities or services to residents, including neighbourhood shops and child care centres.

1. Objectives of zone• To enable land to be used for public open space or

recreational purposes.• To provide a range of recreational settings and activities

and compatible land uses.• To protect and enhance the natural environment for

recreational purposes.• To protect and maintain areas of bushland that have

ecological value.

2. Permitted without consentEnvironmental protection works

3. Permitted with consentBuilding identification signs; Business identification signs; Camping grounds; Car parks; Caravan parks; Cemeteries; Child care centres; Community facilities; Emergency services facilities; Environmental facilities; Flood mitigation works; Kiosks; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (major); Recreation facilities (outdoor); Respite day care centres; Roads; Water reticulation systems

4. ProhibitedAny development not specified in item 2 or 3


Figure 33. Draft Land Application Map


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Figure 34. Draft Land Zoning Map


6.3. Explanation of Land Use Zone SelectionA fundamental objective for development within South Dural is to ensure that 2,900 dwellings are delivered upon. This will require the provision of a full range of housing types, including medium density dwellings and residential flat development.

6.3.1. R3 Medium Density Residential Zone It is proposed to apply the R3 Medium Density Zone to the proposed residential area of the site, consistent with the application of the R3 Medium Density Zone within other parts of Hornsby Local Government Area (LGA) where a broad range of residential accommodation is proposed to be established and where other residential uses (including typically higher or lower density uses) and other land uses that provide facilities or services to meet the day to day needs of residents could also be permitted. Isolated scattered trees outside of the central core corridor have been incorporated into the R3 Medium Density zone, so as to avoid the creation of small, isolated areas of forest that are difficult to manage.The proposed R3 Medium Density zone also allows for a limited amount of non-residential uses, to meet the day to day needs of residents. This is considered appropriate in that non-residential uses outside of a local centre can make improvements to the liveability of a neighbourhood (i.e. a local neighbourhood shop or café, or child care centre can become important meeting places for the local community).

It is considered that the application of an R2 Low Density Zone or a mix of R2 Low Density, R3 Medium Density and R4 High Density or patchwork zoning pattern at the planning proposal (and precinct planning) stage, is unnecessarily restrictive, does not provide sufficient flexibility to respond to changes in the market and housing needs over a 15 year period and may not address design issues as they arise during the detailed design phase or provide sufficient market flexibility to encourage higher density housing more broadly throughout the site.

6.3.2. RE1 Public Recreation It is proposed to apply the RE1 Public Recreation zone to all riparian corridors (existing and proposed), nominated parks and sporting fields within the site. This land is to be dedicated to Council.

6.3.3. Deferred Areas The LEP amendment does not propose to nominate a land use zone for all land within South Dural. The existing patches of Blue Gum High Forest, Sydney Turpentine Ironbark Forest, Blackbutt Gully Forest and Shale Sandstone Transition Forest within the central portion of the site are proposed to be ‘deferred’, until such time as recent changes to the legislative process for management of biodiversity in NSW and processes of investigating impacts to endangered ecological communities are fully understood. The proposed LEP amendment will therefore not apply to, nor will it effect, such land deferred from the proposal. These properties will retain their current zoning (i.e. RU2 Rural Landscape and / or E3 Environmental Management) and any proposed development for such properties will continue to be assessed against the current local environmental plan.

The benefit of a deferred zoning at this point in time is to enable urban development to proceed and allow a management solution devised by the new legislation and stakeholders for the environmental significant lands. Essentially, deferral will address:• A level of future-proofing and flexibility of the approach to management and ownership of the corridors;• The issues surrounding the matters of ownership, management and future funding of the corridors are

capable of being considered across all levels of government on into the mid-term future without the need to impede the residential rezoning of those unconstrained lands; and

• Additional time is allocated to investigate means of Council, State or Federal ownership of the vegetation corridors with the relevant agencies and departments. This scenario would potentially require in excess of 12 months having the lands scheduled under the relevant legislation, particularly because of the reviews currently being undertaken. Under this scenario, the residential release can proceed without delay.


Table 12. Potential zoning options for vegetation within South Dural

Environmental zone Purpose Relevance to South Dural

E1 National Parks and Nature Reserves

This zone is for existing national parks, nature reserves and conservation areas and new areas proposed for reservation that have been identified and agreed by the NSW Government.

This option has potential, but has not been explored.

E2 Environmental Conservation

This zone is for areas with high ecological, scientific, cultural or aesthetic values outside national parks and nature reserves. The zone provides the highest level of protection, management and restoration for such lands whilst allowing uses compatible with those values.

It is anticipated that many councils will generally have limited areas displaying the characteristics suitable for the application of the E2 zone. Areas where a broader range of uses is required (whilst retaining environmental protection) may be more appropriately zoned

The ecological significance of the vegetation corridors in South Dural is such that it warrants consideration of the ownership, ongoing management and protection as part of the proposed rezoning strategy.

The intent and objectives of the E2 and E3 zone is a good option for the vegetation corridors investigated in South Dural, however the key issues of ongoing protection, management and ultimately ownership are not clearly resolved through the imposition of an environmental zoning. An environmental zone, not in public ownership, would mean that the obligations and responsibilities for management and rehabilitation of the forested areas would fall to individual land owners. A community title scheme, similar to that existing in Kellyville could potentially be an option for South Dural. An E2 or E3 zoning is therefore considered to be too onerous on individuals and does not guarantee a coordinated approach to the management and protection of the significant bushland in the corridors.

Applying an E2 Environmental Conservation or E3 Environmental Management Zone to this land would significantly limit opportunities for Council to enable the land to be used for public open space or recreational purposes. The uses that are permitted within an E2 and E3 zone are limited to environmental facilities and environmental protection works. Unless in public ownership, they have raised issues with regards to the ownership and ongoing management of environmentally significant lands which are more often than not left in private ownership. This coupled with the fact that the Standard Instrument LEP does not provide any incentives provisions for the management of bushland retained in private ownership has seen environmentally sensitive lands subject to uncontrolled impacts from development and inappropriate land use activities.

E3 Environmental Management

This zone is for land where there are special ecological, scientific, cultural or aesthetic attributes or environmental hazards/processes that require careful consideration/management and for uses compatible with these values.



E4 Environmental Living This zone is for land with special environmental or scenic values, and accommodates low impact residential development. As with the E3 zone, any development is to be well located and designed so that it does not have an adverse effect on the environmental qualities of the land.

Parts of the central vegetation corridor are located adjacent to future residential land. In these areas, ownership of vegetation, ongoing management and protection are significant issues impacting preservation of the existing native ecological communities.

Under an E4 zone would result in large tranches of vegetation in private ownership and, similarly to an E3 or E4 zoning, the obligations and responsibilities for management and rehabilitation of the forested areas would fall to individual land owners. An E4 zoning is therefore considered to be too onerous on individuals and does not guarantee a coordinated approach to the management and protection of the significant bushland in the corridors.

An E4 Environmental Living Zone lock the native vegetation into multiple tranches of private ownership and significantly impact the opportunity to enable land to be used for public open space or recreational purposes. Therefore, an E4 zone is no proposed for South Dural.



RE1 Public Open Space This zone is generally intended for a wide range of public recreational areas and activities including local and regional parks and open space. The uses may include ‘recreation facilities,’ ‘community facilities’ such as lifesaving clubs, ‘environmental facilities, ‘environmental protection works’ and other uses compatible with the primary use of the land.

The existing patches of Blue Gum High Forest, Sydney Turpentine Ironbark Forest, Blackbutt Gully Forest and Shale Sandstone Transition Forest within the central portion of the site could be rezoned to RE1 Public Recreation and land dedicated to Council.

A traditional approach to release area planning in NSW has typically identified bushland corridors as being a part of a broader network of active and passive open space for the enjoyment of the public. These bushland networks have almost always been dedicated to Council because of their ability to establish part of these lands as parks, reserves or other passive recreational areas accommodating pathways, cycle paths and the like.

In terms of protecting this vegetation, under the Local Government Act 1993, Council must prepare and implement a Plan of Management for this land (i.e. land zoned RE1 Public Recreation). Chapter 6, Part 2, Division 2 of the LGA Act sets out a number of elements that must be addressed in a plan of management including requirements for land that includes endangered species and ecological communities.

The retention of environmentally significant lands in a single dedicated land holding under public ownership ensures management and rehabilitation works can be facilitated by, or on behalf of Council in a coordinated manner. This approach has the potential to secure the health and stability of the significant vegetation communities in to the future. It also provides opportunities for public pedestrian and cycle networks to be established along the edge of the corridor.

Preliminary discussions with Hornsby Shire Council officers have identified concerns about the vegetation corridors being zoned RE1 Public Recreation and dedicated to Council. These concerns primarily relate to concerns regarding the costs associated with future maintenance and resources required to rehabilitate vegetation.


Options which could be developed as part of the precinct planning phase for vegetation management include:• Dedication to Council;• Insertion of requirements that developers enter in to Voluntary Planning Agreements with the Council to

rehabilitate sections of the corridors in connection with their developments for an agreed period of time; and

• Management plans imposed by development consent that follows a management strategy prepared at the Precinct DCP stage.

6.3.5. SP2 Infrastructure Zone

It is not proposed to apply the SP2 Infrastructure land use zone to any land that may be required for public infrastructure. This approach is consistent with the Department of Planning and Environment’s LEP Practice Note PN 08-002 which advocates a zoning approach that provides greater flexibility and adaptive management of government land.

The existing SP2 Infrastructure Zone as it affects the land within the site associated with the future ‘Road’ widening corridors identified along all of the perimeter roads is to be maintained.

The existing Sydney Water Dural South Reservoir within the north-east corner of the site is proposed to be zoned R3 Medium Density, consistent with PN 08-002.

6.3.6. Additional Permitted Uses

As part of the draft LEP amendment, it is proposed to amend ‘Schedule 1 – Development for Certain Additional Purposes’ of Hornsby LEP 2013 to enable the use of the land to which the LEP relates for the following uses:

‘electricity generating works, stormwater management system, water recycling facility, water supply system, water storage facility, water treatment facility”

Whilst some of these uses are made permissible with or without consent under State Environmental Planning Policy Infrastructure 2007, these provisions generally only relate to work which is carried out by or on behalf of a public authority. This precludes private water supply systems.

6.4. Principal Development StandardsIt is intended that the LEP Amendment will contain principal development standards for:• Minimum lot sizes for residential development; and• Maximum height of buildings.

A draft Minimum Lot Size Map and Draft Height of Buildings Map is included at Figures 35 and 36.

6.4.1. Minimum subdivision lot sizes

For the purposes of subdivision, the Draft Minimum Lot Size Map establishes a minimum lot size of 225m2

within the R3 Medium Density zone (refer to Figure 35). To facilitate and encourage the provision of a range of dwelling types within the R3 Medium Density zone, it is proposed to establish minimum lot sizes for certain types of residential development in accordance with Table 13.

6.3.4. Zoning options for Threatened and Ecologically Endangered Vegetation LEP Practice Note PN 09-002 provides guidance on the environment protection zones in the standard instrument and how they should be applied in the preparation of local environmental plans. A summary of the proposed environmental zones and their relevance to South Dural is provided in Table 12.


Table 13. Proposed Minimum Lot Sizes

Dwelling Type Minimum lot size

Dwelling Houses 225m²

Semi-detached dwellings 225m²

Dual Occupancy 500m²

Secondary Dwellings 250m²

Attached Dwellings 125m²

Multi-Dwelling Housing 1,500m²

Residential Flat Buildings 1,500m²

It is proposed that the LEP Amendment include a special provision to this effect as follows:

4.1C Minimum allotment size for residential development in South Dural(1) The objectives of this clause are as follows: (a) to establish minimum allotment sizes for residential development in South Dural, (b) to ensure that residential development has adequate usable areas for buildings, open space, car parking and landscaping, and (c) to facilitate and encourage the provision of a range of dwelling types.(2) The minimum allotment size for certain residential development is set out in Table 13.

The proposal to establish minimum lot sizes for different types of residential dwellings within the broader residential zone is consistent with the minimum lot size controls established for other infill precincts within new release areas.

The design of small lot housing is proposed to be controlled through the Draft Development Control Plan for South Dural. The Draft Development Control Plan contains specific controls in relation to small lot housing.


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Figure 35. Draft Minimum Lot Size Map


6.4.2. Maximum Height of Buildings

Currently, a maximum building height of 10.5 metres applies across the site. The maximum building heights proposed for the R3 Medium Density Residential are 14.5m and 20.5m respectively (refer to Figure 36). The intention of the development standard is to promote the containment of 4-6 storey residential flat buildings within a 250m radial distance of the biodiversity corridor to ensure higher density developments are provided with sufficient amenity and access to passive and recreational areas. Those remaining residential areas which are not identified for residential flat building developments need to be restricted to a maximum three (3) storey form to ensure heights are sustainable approaching the established perimeter ridgelines. The aim of this approach is to ensure building heights remain proportionate across the site as the land falls away from the precinct boundaries to the riparian corridors. Further, increasing density close to the native forest will maximise residential amenity and will provide improved opportunity to provide access to the forest areas by a larger population, both visually due to the separation requirements for apartment developments and physically.

The heights proposed also allow flexibility in the design of buildings which are capable of responding to the sloped nature of sites situated in close proximity to the bushland corridors.


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Figure 36. Draft Height of Buildings Map


6.4.3. Precinct Yield

It is not proposed to apply a minimum residential density standard to South Dural on the basis that the existing Hornsby LEP 2013 does not apply a minimum residential density development standard for any land to which the LEP applies. It is also proposed to apply a minimum residential target for South Dural as part of the site specific DCP, to encourage amalgamation of land parcels within village precincts and to ensure that the overall dwelling target of up to 2,900 dwellings is achieved.

6.4.4. Floor Space Ratio

It is not proposed to set a maximum FSR for any building on any land within South Dural. FSR controls are effective development controls for high density development in urban areas. Medium and low rise residential development requires a combination of controls to achieve public and private domain outcomes, and different housing types need quite different FSRs. A better alternative to appropriately deal with a range of dwelling types is use of building footprint limits, minimum landscaped areas, solar access controls and minimum rear boundary setbacks. These matters are appropriately dealt with in the Draft Development Control Plan for South Dural at Appendix N.

6.5. Land Reservation and AcquisitionThe proposed LEP Amendment proposes to reserve land exclusively for a public purpose. Land to be included on the Council’s existing Land Reservation Acquisition Map is shown in Figure 37.


Figure 37. Land Reservation Acquisition Map


6.6. Site Specific Local ProvisionsIt is proposed to include a new site specific provision in Part 6 of Hornsby LEP 2013 in relation to South Dural. The provision will relate to arrangements for public infrastructure and a provision which enables development to only occur within a village precinct in South Dural only after a development control plan which includes specific requirements and controls has been prepared for that precinct. The relevant clauses are set out below.

6.1. Arrangements for designated State Public Infrastructure(1) This clause applies to land identified as South Dural on the Clause Application Map.(2) The objective of this clause is to require satisfactory arrangements to be made for the provision of designated State public infrastructure before the subdivision of land within a nominated precinct in South Dural to satisfy needs that arise from development on the land, but only if the land is developed intensively for urban purposes.(3) Development consent must not be granted for the subdivision of land within a nominated precinct in South Dural unless the Director-General has certified in writing to the consent authority that satisfactory arrangements have been made to contribute to the provision of designated State public infrastructure in relation to that lot.(4) Subclause (2) does not apply to: (a) any lot identified in the certificate as a residue lot, or (b) any lot created by a subdivision previously consented to in accordance with this clause, or (c) any lot that is proposed in the development application to be reserved or dedicated for public open (d) space, public roads, public utility undertakings, educational facilities or any other public purpose, or a subdivision for the purpose only of rectifying an encroachment on any existing lot.

6.2 Public utility infrastructure(1) This clause applies to land identified as South Dural on the Clause Application Map.(2) Development consent must not be granted for development on land within a nominated precinct in South Dural unless the Council is satisfied that any public utility infrastructure that is essential for the proposed development is available or that adequate arrangements have been made to make that infrastructure available when required.(3) This clause does not apply to development for the purpose of providing, extending, augmenting, maintaining or repairing any public utility infrastructure.

6.3 Development Control Plan(1) This clause applies to land identified as South Dural on the Clause Application Map.(2) The objective of this clause is to ensure that development on land identified as South Dural in subclause (1) occurs in a logical and cost-effective manner, in accordance with a staging plan and only after a development control plan that includes specific controls has been prepared for each precinct.(3) Development consent must not be granted for development on land identified in subclause (1) unless development control plan has been prepared for each precinct that provides for the matters specified in subclause (4).(4) The development control plan must provide for all of the following: (a) a staging plan for the timely and efficient release of urban land, making provision for necessary infrastructure and sequencing, (b) an overall transport movement hierarchy showing the major circulation routes and connections to achieve a simple and safe movement system for private vehicles, public transport, pedestrians and cyclists, (c) an overall landscaping strategy for the protection and enhancement of riparian areas and remnant vegetation, including visually prominent locations, and detailed landscaping requirements for both the public and private domain, (d) a network of active and passive recreation areas,


(e) stormwater and water quality management controls, (f) amelioration of natural and environmental hazards, including bush fire, flooding and site contamination and, in relation to natural hazards, the safe occupation of, and the evacuation from, any land so affected, (g) detailed urban design controls for significant development sites, (h) measures to encourage higher density living transport, open space and service nodes, (i) measures to commodate and control appropriate neighbourhood commercial and retail uses, (j) suitably located public facilities and services, including provision for appropriate traffic management facilities and parking.

(5) Subclause (4) does not apply to development for any of the following purposes: (a) a subdivision for the purpose of a realignment of boundaries that does not create additional lots, (b) a subdivision of land if any of the lots proposed to be created is to be reserved or dedicated for public open space, public roads or any other public or environment protection purpose, (c) a subdivision of land in a zone in which the erection of structures is prohibited, (d) development on land that is of a minor nature only, if the consent authority is of the opinion that the carrying out of the proposed development would be consistent with the objectives of the zone in which the land is situated.

(6) For the purposes of this clause: (a) a ‘precinct’ means the area of land identified on the Clause Application Map as the North West Village Precinct, Mid West Village Precinct, Eastern Village Precinct, Southern Village Precinct and South Eastern Village Precinct. (b) a development control plan for a precinct may be prepared (and submitted to the relevant planning authority) by the owners of the land within the relevant precinct to which it applies or by a minimum of 51% of the owners of the relevant precinct.


Figure 38. Draft Clause Application Map

6.7. Development ControlA site specific Development Control Plan for South Dural is included as part of the Planning Proposal (refer to Appendix N). It is intended that the Development Control Plan for South Dural will guide the assessment of future detailed subdivision and built form proposals. In the event of any inconsistency between the site specific section of the DCP that relates to South Dural and any other sections of Council’s DCP, the provisions of the site specific DCP chapter shall prevail only to the extent of the inconsistency.


7. Strategic JustificationSECTION

7. Strategic Justification

7.1. IntroductionThe strategic justification for the rezoning of South Dural was first demonstrated by the identification of South Dural as a ‘strategic investigation site’ in March 2013 as part of the then Department of Planning and Infrastructure’s Potential Home Sites Program, being seen as a ‘strategic fit’ in terms of planned growth and urban policy. Whilst the site was seen as a ‘strategic fit’, its multiple land owners, fragmented ownership, long lead times and potential cost of infrastructure to the government posed a challenge for delivery. Notwithstanding, the Government’s review of the program concluded that South Dural was a strategic location for housing due to Council support and urban proximity, being bound on three sides by existing urban development with potential to contribute to a planned pattern of growth and going some way in meeting Sydney’s future housing needs. In particular, the site was found to be highly accessible, due to its proximity to Castle Hill and to the planned North West Rail Link stations at Castle Hill and Cherrybrook. The planning proposal that was submitted and later endorsed by Council in December 2013 and subsequent Gateway Determination received in March 2014 to proceed with the planning proposal further demonstrates Council’s and State Governments continued commitment to support the rezoning of South Dural.

The project will go some way in addressing Australia’s national housing affordability and supply crisis. In recent years, house prices have risen significantly, particularly in Sydney, at a higher rate than consumer prices and median incomes, impacting housing affordability. Less Australian households own their house outright than ever before, with most households either having a mortgage or renting. In 2012 the former National Housing Supply Council estimated cumulative shortfall over the period 2001-2011 had reached 228,000 dwellings, and forecast this to increase to around 370,000 dwellings by 2016 and 670,000 by 2031. Recent pronouncements by all levels of Government agree that the contributing causes of the housing affordability crisis are inadequate housing supply in the market, complex planning systems and high infrastructure levies. All levels of Government have developed policy framework to address housing affordability across Australia.

The successful development of South Dural is important if the high level of ongoing housing demand in Sydney is to be met. Strong population growth is anticipated over the coming decades, particularly in the major cities and centres. The site is considered crucial to the delivery of the additional housing required to meet the needs of the rapidly growing population of the region. As discussed above, without new housing supply to meet demand, prices can be expected to escalate rapidly, with corresponding declines in affordability.

The rezoning of South Dural will contribute to the supply to market of appropriately located land that can sustainably accommodate up to 2,900 dwellings over the next 15 years. This new housing is within proximity to the new North West Rail link and planned stations and centres at Castle Hill and Cherrybrook. The north-western corner of the site is capable of timely and well planned development with construction within this part of the site anticipated to commence in 2019.

The proposal has the potential to secure long term conservation outcomes for existing threatened and ecologically endangered vegetation communities within the site, adjacent to Georges Creek, in perpetuity. In addition it will provide new local parks and kick-a-bout spaces for new residents and visitors to the area and pedestrian and cycle networks that have the opportunity to connect to the ever expanding surrounding network.

The following section provides a detailed summary of the proposal’s consistency with the NSW State Plan (NSW 2021), the Metropolitan Strategy (A Plan for Growing Sydney) and Draft North West Subregional as well as State and local strategic planning documents. The Planning Proposal’s consistency with State Environmental Planning Policies and Section 117 Directions is also examined.


The relevant State and local plans, strategies and policies are:• The NSW State Plan 2021;• A Plan for Growing Sydney (December 2014);• Metropolitan Transport Plan – Connecting the City of Cities;• Draft North West Subregional Strategy;• North West Sector Bus Servicing Plan;• State Environmental Planning Policies; and• Section 117 Directions.

7.2. NSW State Plan 2021 (NSW 2021)The NSW State Plan 2021, released in 2006 and updated in 2010, guides outcomes in priority areas to 2016 notably integrated transport and land use planning, to stimulate the economy and achieve the following targets:• Increase the number of jobs close to home;• Improve housing affordability;• Improve the public transport system;• Provide reliable public transport;• Improve road safety;• Increase walking and cycling; and• Improve the road network.

NSW 2021 has a series of goals and targets that are relevant to this proposal, outlined in Table 14.

Table 14. Goals and Targets of NSW 2021

Goal Comment

Goal 1: Improve the performance of the NSW economy

Target - Grow business investment by an average of 4% per year to 2020

Given the strategic advantages of the site, the current RU2 Rural Landscape zoning is considered an under-utilisation of land.

The proposed rezoning of the site for urban development and commitment to fund more than $210,500,000 in supporting infrastructure, will draw significant investment attention to this part of Sydney.

The proposal will result in considerable economic benefits, including:• The new population is estimated to generate annual retail expenditure of

around $156 million by 2031, including around $55 million in food and grocery expenditure per annum.

• The local centre at Round Corner could benefit from a positive trading impact of around $27 – 28 million ($2015) by 2031 – this will assist in offsetting impacts from the new development at New Line Road and the future upgrade of Castle Towers.

• The proposed new retail centre at New Line Road could benefit by around $26 - 27 million ($2015) by 2031 as a result of South Dural. With smaller centres at Dural, Kenthurst and Oakhill also likely see some positive uplift in sales volumes as a result of the proposal.

Surrounding higher order retail centres such as the Castle Hill Major Centre (+$29 - 30 million), Norwest Business Park, Rouse Hill Town Centre and surrounding bulky goods retail precincts such as those at Castle Hill and Dural will benefit from the higher order, discretionary retail expenditure demand generated by the new incoming population of South Dural.

The creation of around 750 direct jobs per annum during construction


Goal Comment

Goal 4: Increase the competitiveness of doing business in NSW.Target - Increase Business Innovation

Housing growth in close proximity to local and neighbourhood centres as well as major metropolitan centres and employment areas (i.e. Norwest Business Park) will have the effect of encouraging innovation and diversity in the business, retail and commercial sectors.

Goal 5: Place downward pressure on the cost of livingTarget - Improve housing affordability and availability

The development of up to 2,900 new dwellings in the form of detached, attached, multi-unit housing and apartments will contribute to Hornsby Council’s housing targets. The proposal will improve housing supply and housing diversity thereby improving affordability and providing a variety of housing types to suit all socio-demographic sectors of the community.

Goal 7 :Reduce travel timesTarget - Minimise public transportwaiting times for customers and Increase the proportionof total journeys to workby public transport

The site adjoins existing urban development on three sides, with Round Corner to the north, Dural Service Centre and existing residential areas in Dural and Castle Hill to the east and Glenhaven to the south and south-west. The site is highly accessible, due to its proximity to Castle Hill and to the planning North West Rail Link stations at Castle Hill and Cherrybrook.

The proposal will provide housing in close proximity to major employment in the Norwest Business Park and in close proximity to services and public transport situated along established arterial roads. An increase in population will drive improvements in the frequency of public transport to minimise waiting times and ensure public transport is a more attractive transport option for commuters.

Goal 8: Grow patronage on public transport by making it a more attractive choiceTarget - Increase the proportion of total journeys to work by public transport in the Sydney Metropolitan Region by 28% by 2016

As South Dural develops, demand for services will further improve public transport connections from the site to the future railway stations of Cherrybrook and Castle Hill as well as to new bus t-ways and to the major interchanges at Hornsby and Epping.

Goal 16: Prevent and reduce the level of crime

Target - Reduce crime levels

CPTED principles have been at the forefront of considerations in designing the structure plan. Blocks have been aligned and orientated to focus around the bushland / riparian corridors and open space.

Goal 19: Invest in critical infrastructure

Increased density will support patronage for North-West Rail Link and other planned public transport projects. The proposal will contribute significantly to the upgrade of New Line Road and Older Northern Road which requires upgrades without South Dural urban development proceeding.


Goal Comment

Goal 20: Build liveable citiesTarget - Planning policy to encourage job growth in centres close to where people live and to provide access by public transpor

The proposal will increase the opportunity for residents to live close to the $8.3 billion Sydney North West Metro investment, a major transport network. Employment opportunities will be available in close proximity to the site, with local centres which can all be accessed via public transport or cycling. The proposal will provide housing for up to 2,900 households, within close proximity to existing centres including Norwest Business Park and Castle Hill and proximity to the new rail line (which will have commuter parking). It is expected that a good proportion of residents who live in South Dural will work in these centres and may only need to undertake short private vehicle trips in order to access employment.

Goal 22: Protect our natural environmentTarget - Protect and conserve land, biodiversity and native vegetation

The proposal has the potential to secure long term conservation outcomes for existing threatened and ecologically endangered vegetation communities within the site, adjacent to Georges Creek.

Goal 23. Increase opportunities for people tolook after their own neighbourhoods and environmentsTarget - Increase neighbourhoodcrime prevention

Development controls and objectives provided in the Draft LEP and DCP chapters pertaining to South Dural ensure residential developments are carried out in accordance with the most contemporary approaches to safer by design and crime prevention through the creation of connected and shared public domain aspects.

7.3. A Plan for Growing SydneyA Plan for Growing Sydney (the Sydney metropolitan strategy) was released in December 2014 and is the NSW Government’s 20-year plan for the Sydney Metropolitan Area. It provides direction for Sydney’s productivity, environmental management, and liveability; and for the location of housing, employment, infrastructure and open space. The Plan contains a vision for Sydney, namely “A strong global city, a great place to live”. The vision is supported by four goals, being:

• Goal 1: A competitive economy with world-class services and transport;• Goal 2: A city of housing choice with homes that meet our needs and lifestyles;• Goal 3: A great place to live with communities that are strong, healthy and well connected; and• Goal 4: A sustainable and resilient city that protects the natural environment and has a balanced approach

to the use of land and resources.

A Plan for Growing Sydney identifies a housing target of 664,000 new homes and 689,000 jobs across Sydney in the next 20 years. This is a substantial increase on previous strategies and is recognised as the most important element of driving Sydney’s economic growth.

The three principles that will guide the way in which Sydney will grow are as follows:• Principle 1: Increasing housing choice around all centres through urban renewal in established areas;• Principle 2: Stronger economic development in strategic centres and transport gateways; and• Principle 3: Connecting centres with a networked transport system.


Table 15. Consistency with A Plan for Growing Sydney

Goal Consistency

Goal 1: A competitive economy with world class services and transport:• Grow a more internationally

competitive Sydney CBD;• Grow Greater Parramatta -

-Sydney’s second CBD;• Establish a new priority growth

area – Greater Parramatta to the Olympic Peninsula;

• Transform the productivity of Western Sydney through growth and investment;

• Enhance capacity at Sydney’s gateways and freight networks;

• Expand the global economic corridor;

• Grow strategic centres providing more jobs closer to home;

• Enhance linkages to regional NSW;

• Support priority economic sectors;

• Plan for education and health services to meet Sydney’s growing needs;

• Deliver infrastructure.

The Planning Proposal represents part of the growth of the Greater Parramatta Region and will directly support the growth, viability and stability of the nearby metropolitan centres of Castle Hill, the Norwest Business Park, Rouse Hill, Epping and Hornsby.

The project sees the much needed introduction of contemporary housing forms in the northern districts of Sydney, representing significant investment opportunities and the creation of a new community which will encourage growth in those nearby centres.

The envisaged 2,900 new dwellings will be adequately supported by upgrades and the provision of new essential utilities infrastructure, public facilities and social infrastructure to transform the precinct.

Goal 2: A city of housing choice, with homes that meet our needs and lifestyles:• Accelerate housing supply across

Sydney;• Accelerate urban renewal across

Sydney – providing homes closer to jobs;

• Improve housing choice to suit different needs and lifestyles; and

• Deliver timely and well planned greenfield precincts and housing.

The proposal provides an opportunity for both housing close to the Sydney Metro Norwest rail-link which will provide connection to the centre of the city and other strategic hubs across the broader Metropolitan area.

Diversity in housing is ensured through the implementation of fluid development standards and an R3 Medium Density Residential zoning. Provision of housing in the form of detached and attached dwellings, multi-dwelling housing and apartments is encouraged in the area and a range of these types will be controlled through the implementation of recommended dwelling densities, heights, scale and block configurations built into the DCP chapter and Village Precinct DCPs.


Goal Consistency

Goal 3: A great place to live with communities that are strong, healthy and well connected:• Revitalise existing suburbs;• Create a network of interlinked,

multipurpose open and green spaces across Sydney;

• Create healthy built environments; and

• Promote Sydney’s heritage, arts and culture.

This proposal seeks to up-zone the site from RU2 Rural Landscape to predominantly R3 Medium Density Residential which will significantly transform the character of the area. It is important the Planning Proposal is underlain by visions, objectives, planning development standards and a series of local controls to guide the following outcomes:• A sustainable living environment which focusses on ecologically

sustainable housing and the protection of significant biodiversity features;

• Liveable dwellings set amongst a quality urban environment which is safe, interconnected and environmentally friendly;

• Protection of the environment, particularly the significant biodiversity in the form of threatened endangered ecological communities, flora and fauna and critical habitat.

Goal 4: A sustainable and resilient city that protects the natural environment and has a balanced approach to the use of land and resources:• Protect our natural environment

and biodiversity;• Build Sydney’s resilience to

natural hazards;• Manage the impacts of

development on the environment.

Significant ecological communities are to be retained and celebrated in South Dural. The residential land zone applies outside the areas of ecological sensitivity whilst significant individual trees are to be protected and incorporated into the urban design.

Village precinct DCPs (precinct plans) will be developed for each of the five proposed villages which will need to demonstrate general compliance and achievement of the vegetation management strategies, funding strategies for infrastructure, bushfire protection in the form of APZs and dwelling targets.

Planning Principle Consistency

Principle 1: Increasing housing choice around all centres through urban renewal in established areas.

The proposal will provide land supported by new urban infrastructure to support 2,900 dwellings. The rezoning is representative of greenfield release area development which compliments the significant urban renewal program underway for North West Metro rail.

Principle 2: Stronger economic development in strategic centres and transport gateways

This proposal supports the future growth, stability and ongoing viability of local and neighbourhood centres such as Round Corner Dural and the planned New Line Road precinct as well as the larger metropolitan centres of Castle Hill, Hornsby and Epping.

Principle 3: Connecting centres with a networked transport system.

South Dural will be reliant upon and connected to an increasingly improved public transportation network in the form of bus services along Old Northern Road and New Line Road which will connect the area with the rural lands of Glenorie and Middle Dural to the north, Rouse Hill and Kellyville to the west, Castle Hill to the south and Cherrybrook and Hornsby to the east. The site will also be situated 2km from the future North West Rail Corridor which will connect the precinct with the Sydney CBD and broader surrounds of the Metropolitan Area.

7.4. The North SubregionA Plan for Growing Sydney includes six districts or subregions. South Dural is located within the North subregion, which is expected to grow by more than 237,000 people over the next 20 years (2031). This population will require some 105,350 new homes. Identified priorities for the subregion include:• Improve transit connections throughout the global economic corridor to better link centres and transport

gateways. South Dural is highly accessible, being located within proximity to existing centres including Norwest Business Park and Castle Hill. South Dural is also within proximity to the North West Rail Link stations (which will have commuter parking) at Castle Hill and Cherrybrook.


• Accelerate housing supply, choice and affordability and build great places to live. The NSW government is to work with councils within the subregion to identify suitable locations for new services, jobs and homes close to transport including the North West Rail link. Since March 2013, South Dural has been endorsed by Council and the Department of Planning and Environment as an infill site, providing homes close to jobs, transport and existing and planned infrastructure and services. More than 95% of the proposed residential areas are within walking distance (i.e. 400 m) to a bus stop, which provides direct services to existing centres. South Dural will be a great place to live, comprising an eco-friendly residential community set amongst the forest, with homes that meet the needs and lifestyles of a range of people and a village structure that will encourage the creation of a community that is strong, healthy and connected.

• Protect the natural environment and promote its sustainability and resilience. Protect and enhance national and regional parks including strategic additions to enhance bushland connectivity. The proposal secures the conservation of approximately 62ha of native vegetation on the site. Significant trees outside of the core conservation zone will be protected and incorporated into the urban design of village precincts.

• Promote early strategic consideration of bushfire, flooding and coastal erosion in relation to any future development in the subregion. The proposal is supported by a number of studies including biodiversity, bushfire and flooding and water management. These studies informed the preparation of the Structure Plan and helped identify the parameters and outcomes for future precinct planning.

7.5. NSW Long Term Transport Master Plan (2012)The NSW Long Tern Master Plan (2012) sets the framework for the NSW Government to deliver an integrated, modern transportation network which will support growing communities. The Master Plan is principally focussed on six key transport challenges including sustaining growth, providing essential access and integrating modes of transport to meet the needs of customers in all communities. South Dural is strategically positioned geographically to take full advantage of the improvements targeted to the public transportation networks across Northern and North-West Sydney.

7.6. North West Sector Bus Servicing PlanIn October 2009, the North West Sector Bus Servicing Plan was released which defines the future long-term bus service needs for the North West Sector. The North West Sector Bus Servicing Plan includes a combination of:• Regional bus routes – higher frequency services (every 15 minutes during weekday peaks and every 30

minutes off-peak) that run into the evening (hourly) and ensure 90 per cent of residents are within 800 metres of a service; and

• District bus routes – less frequent services (every 30 minutes during weekday peaks and every 60 minutes off-peak) that do not run into the evening. These routes should ensure that 90 per cent of residents are within 400 metres of a service.

It is anticipated that the routes outlined in the 2009 North West Sector Bus Servicing Plan would be revised with the introduction of passenger rail services at Castle Hill and Cherrybrook stations as part of the North West Rail Link.

7.7. Community Strategic Plan (Your Community Plan 2013-2023)The Hornsby Community Strategic Plan 2013-2023 sets the direction and main priorities for the communities across the shire over a 10 year period which responds to those key aspirations of local communities. The vision of the plan is embodied within five key themes including ‘my environment, my community, my lifestyle, my property and my Council’. Each of the themes are supported by key outcome indicators which are considered in Table 16.


Table 16. Community Strategic Plan

Theme Outcomes South Dural’s consistency with Indicators

My environment Our local surroundings are protected and enhanced

The conservation and ongoing protection of the bushland and riparian corridors traversing the site have been identified as a key deliverable for the proposal. The natural assets in South Dural comprise endangered ecological communities, other significant vegetation communities, threatened and vulnerable flora and fauna species which constitute the rich biodiversity characterising the precinct. Changes and additions to the Hornsby LEP and DCP can ensure management incentives and mechanisms are instituted as part of precinct plan phase to deliver management of the corridors in perpetuity for the benefit of the environment and community.

My community Our communities are healthy and interactive

The South Dural Structure Plan has delivered walkable neighbourhoods which will be connected to passive and active recreational areas and key transport nodes. A combination of comprehensive precinct planning and recommended development controls in the new DCP chapter pertaining to dwelling, lot and block design will ensure that healthy, walkable neighbourhoods are delivered which encourage interaction with public open space and communities areas.

My lifestyle Our living centres are vibrant and viable

Part of the visionary principles for South Dural is to centralise dwelling densities in close proximity to the native vegetation assets and open space areas. By doing so, the sense of community and belonging to an area is improved through encouraged interaction and connectedness between home and community assets. Community ownership and aspirations underlie the importance of connected neighbourhoods whilst the distinctiveness of village precincts is encouraged through design controls expressed in the proposed DCP chapter and precinct plans.

My property Our natural and built environments are harmonious

Prosperity and opportunities are created through a provision of diversity in housing product, proximity of housing to open space and natural amenity and accessibility to public transportation. The residential communities will have good accessibility to, and will be supported by the improving public transportation networks, growing local and neighbourhood centres and established commercial metropolitan centres and employment lands.

My Council Our corporate governance is accountable and proactive

Hornsby Shire’s strategic approaches to waste management and minimisation are enforced through dwelling design controls and adherence to building sustainability targets.


7.8. Hornsby Shire Community Plan 2010-2020The Hornsby Shire Community Plan adopted 30 June 2010 represents a strategy for the future of the shire, establishing goals to deliver improved wellbeing for the communities and residents. The key strategic themes and goals set out in the plan include focuses on:• Ecology;• The Economy;• Society and Culture;• Human Habitat; and• Governance.

The Planning Proposal aligns with those key principles which underline each of the key strategic themes including protection and enhance most of the central biodiversity corridors, maintaining healthy waterways and catchments and limiting the extent of the ecological footprint outside of those significant biodiversity areas. The local economy will be made resilient and supported by housing growth, the short to mid-term impacts of the local construction and development sectors and long-term sustainability of existing local centres from the provision of new housing in close proximity.

Greater housing diversity, a focus on amenity, safety through urban design principles and the implementation of adequate public services and infrastructure will support the growth of a healthy and happy community which develops a strong attachment to place.

7.9. Hornsby Housing Strategy, 2011This Strategy provides planning guidelines for development within nominated precincts and contains descriptions and controls for desired future character for:• Five storey residential development;• Mixed-use development;• Heritage precinct development; and• Town centre linkages.

This Strategy recommends changes to zonings to allow increased residential development in Asquith, Beecroft, Berowra, Carlingford, Hornsby, Mount Colah, Pennant Hills, Thornleigh and Waitara. The Housing Strategy also provides the community and development industry with a clear framework for how the future housing needs of Hornsby Shire will be accommodated over the next decade. It identifies 25 precincts and contains key principles diagrams to guide future development of the precincts. Future residential and non-residential development is expected to occur primarily in close proximity to existing centres and in the identified housing precincts, although it is also recognised that there is considerable scope for infill development throughout the remainder of the LGA.

7.10. State Environmental Planning PoliciesState Environmental Planning Policies (SEPPs) relevant to the Planning Proposal:• State Environmental Planning Policy No 19 – Bushland in Urban Areas (SEPP 19);• State Environmental Planning Policy No. 44 - Koala Habitat Protection (SEPP 44);• State Environmental Planning Policy (Infrastructure) 2007 (Infrastructure SEPP);• State Environmental Planning Policy No. 55 – Remediation of Land (SEPP 55);• State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment Development • (SEPP 65); and• Sydney Regional Environmental Plan No. 20 – Hawkesbury-Nepean River (No.2 – 1997) (SREP 20).


7.10.1. SEPP 19 – Bushland in Urban Areas

The general aim of SEPP 19 is to protect and preserve bushland within urban areas including Hornsby LGA. The specific aims of the policy are to:• protect the remnants of plant communities which were once characteristic of land now within an urban

area,• retain bushland in parcels of a size and configuration which will enable the existing plant and animal

communities to survive in the long term,• protect rare and endangered flora and fauna species, habitats for native flora and fauna, wildlife corridors

and vegetation links with other nearby bushland, bushland as a natural stabiliser of the soil surface and bushland for its scenic values, and to retain the unique visual identity of the landscape,

• protect significant geological features, existing landforms, such as natural drainage lines, watercourses and foreshores,

• protect archaeological relics,• protect the recreational potential of bushland,• protect the educational potential of bushland,• maintain bushland in locations which are readily accessible to the community, and• promote the management of bushland in a manner which protects and enhances the quality of the

bushland and facilitates public enjoyment of the bushland compatible with its conservation.

The proposal is consistent with SEPP 19 in that it secures the conservation of approximately 62 ha of native vegetation on the site. The proposal does not involve the removal of any Blue Gum High Forest, Sydney Turpentine Ironbark Forest or Shale Sandstone Transition Forest vegetation communities including isolated trees within existing and future residential areas. Nor does it involve the removal of any threatened plant population. Nor does the proposal have any impact on archaeological relics.

7.10.2. SEPP 44 - Koala Habitat Protection

SEPP 44 aims to encourage the proper conservation and management of areas of natural vegetation that provide habitat for koalas to ensure a permanent free-living population over their present range and reverse the current trend of koala population decline by:• requiring the preparation of plans of management before development consent can be granted in relation

to areas of core koala habitat, and• by encouraging the identification of areas of core koala habitat, and• by encouraging the inclusion of areas of core koala habitat in environment protection zones.

An assessment of Koala habitats was undertaken by WSP Parsons Brinckerhoff as part of the Biodiversity Assessment for the site (refer to Appendix F). During the survey, Koala feed tree species, locations and densities were noted when identified. In addition some Koala food trees were inspected for signs of Koala usage (i.e. trees were inspected for presence of Koalas, scratch and claw marks in the trunk and scats around the base of each tree). No evidence of Koala activity was observed during survey work undertaken as part of the assessment. Presence of unrestrained dogs as well as roads and fencing around some property boundaries makes the regular utilisation of this area by Koalas unlikely. The assessment found that some of the remnant vegetation located within the site may be used intermittingly by dispersing juvenile Koalas or roaming males which may traverse the locality in searches of mates or unoccupied territories. The subject site is, however, considered to provide only marginal Koala habitat.

Under Clause 16 of SEPP 44, an environmental assessment must be undertaken of land that is proposed to be zoned or rezoned, to assess if core koala habitat is present. Based on the results of the field and desktop assessments undertaken, the site does not represent core Koala habitat as defined under Regulation 4 of SEPP 44. Under Clause 9 of SEPP 44, a Koala Management Plan is only required should core koala habitat be identified on site. Therefore, in accordance with SEPP 44, a Koala Management Plan is not required for this site.


7.10.3. SEPP Infrastructure 2007

The Infrastructure SEPP includes provisions to guide the delivery and control of developments in and around public utility infrastructure and other community facilities. Any future redevelopment of the site along the edges of the precinct abutting perimeter classified roads will need to adhere to those requirements for developments adjoining main roads. Development in close proximity to utility infrastructure including predominantly mains sewer, electricity and communications will need to be referred to, and considered by the relevant authorities.

7.10.4. SEPP No. 55 – Remediation of Land

A Preliminary Site Investigation (PSI) has been prepared by JBS&G Environmental and is included at Appendix C. Based on the results of the PSI investigation, there is potential for subsurface contamination to be present on the site as a result of current and previous site usage (i.e. agriculture). Based on the site observations and agriculturally related site activities, it is considered that the potential for widespread contamination across the site is low, with the possible exception of asbestos and minor areas of environmental concern which can be easily remediated.

Dangerous goods (petrol, diesel and chemical storage) are also likely to be present throughout the site, typical of rural / agricultural uses. It is considered unlikely that the areas of environmental concern identified will have impacted the site to a degree that would prevent planning and development of the land for the intended use. The PSI report recommends that a Detailed Site Investigation (DSI) be completed to assess the extent of contamination prior to future detailed development. It is also recommended that, based on the age of structures identified on-site, and the presence of suspected asbestos containing material, a hazardous materials building inspection be conducted for all structures located on the site to enable appropriate management during future development.

7.10.5. SEPP No. 65 – Design Quality of Residential Apartment Development

SEPP 65 applies to all new residential flat buildings across the State. The planning proposal envisages the site would accommodate residential flat buildings, specifically located in close proximity to public open space and the bushland / riparian corridors. The detailed design of future residential flat buildings will be subject to assessment against the provisions of SEPP 65 and the Apartment Design Guidelines as part of the development application process. The Structure Plan and Draft Development Control Plan included at Appendix N has had regard to the rules of thumb set out in the Apartment Design Guide.

7.10.6. SREP 20 - Hawkesbury – Nepean River

SREP 20 aims to “protect the environment of the Hawkesbury-Nepean river system by ensuring the impacts of future land uses are considered in a regional context”. SREP 20 identifies that the site is located in the Berowra Creek catchment. The site does not fall within any other areas of significance (e.g. wetlands, cultural heritage sites, or national parks and nature reserves).

General Planning ConsiderationsThe REP has the following general planning considerations that are relevant to the proposal: • To protect the environment of the Hawkesbury-Nepean River system by ensuring that the impacts of

future land uses are considered in a regional context; • Whether there are any feasible alternatives to the development; and• The relationship between the different impacts of the development and the environment, and how these

impacts will be addressed.

One of the other general planning considerations of the REP is to take into consideration the strategies listed in the Action Plan for the Hawkesbury-Nepean Environmental Planning Strategy. In relation to specific policies and recommended strategies, the following are considered relevant to the proposal:• Total Catchment Management – this policy provides that total catchment management is to be integrated

with environmental planning for the catchment;• Environmentally Sensitive Areas – this policy provides that the environmental quality of environmentally


sensitive areas must be protected and enhanced through careful control of land use changes and through management and remediation of existing uses. The site has not been identified in the REP as an environmentally sensitive area;

• Water Quality - this policy provides that future development must sustain the goals of primary contact recreation and aquatic ecosystem protection in the river system. The proposed development adopts suitable environmental controls and principles, such as best practice sewerage and stormwater management and erosion and sedimentation controls (refer to section 2.7 and Appendix M);

• Water Quantity - this policy provides that aquatic ecosystems must not be adversely affected by development which changes the flow characteristics of surface or groundwater in the catchment. The proposed development will achieve the recommended strategies (refer to section 2.7 and Appendix M); and

• Flora and Fauna - this policy provides that the ecological processes of the catchment must be managed so that the diversity of flora and fauna communities, species and genetics is conserved and enhanced. The impact of the proposal on flora and fauna on the site is discussed in section 2.13 and Appendices G and H. The proposal will not have result in a significant adverse environmental impact in relation to flora and fauna.

7.11. Section 117 directions The following section 117 Directions are relevant to the Planning Proposal:

Direction 1.1: Business and Industrial Zones The objectives of this direction are to:

a. Encourage employment growth in suitable locations, b. Protect employment land in business and industrial zones, and c. Support the viability of identified strategic centres.

The Structure Plan does not nominate a designated business or retail centre within South Dural. The proposal will accommodate up to 2,900 dwellings. Rather than compete with the comprehensive retail offer provided at Round Corner and the proposed retail developments currently being considered at Skyline Dural and New Line Road, the proposal will contribute to the success of these existing centres. These facilities will support the quality of life offer for residents within South Dural by providing the necessary retail (supermarket, specialty retail and restaurants), personal and community services (community centre, medical centre) to ensure the viability, liveability and marketability of South Dural as a great place to live.

Direction 1.2: Rural ZonesThe objective of this direction is to protect the agricultural production value of rural land.This direction applies to the subject site given its existing predominant RU2 Rural Landscape zoning. The site has been identified by Hornsby Shire Council and the Department of Planning and Environment as a precinct suitable for future residential development given its proximity to urban centres and services. The land no longer provides suitable space for agricultural activities or other land uses commensurate of the rural zoning.

Whilst the proposal is not strictly consistent with the terms of this direction it is likely to be supported on that basis that the rezoning for residential purposes has been supported by comprehensive studies into biodiversity, access and transportation, heritage, social and economic impacts amongst others. The proposal has been assessed and is considered to be consistent with the Regional and relevant Sub-Regional Strategies insofar as they apply to the land.

Direction 1.5 Rural LandsThe objectives of this direction are to:

a. Protect the agricultural production value of rural land,b. Facilitate the orderly and economic development of rural lands for rural and related purposes.


As above, the lands contained within the subject site are not deemed to be suitable for rural, agricultural or related activities given the character of the surrounding urbanised areas and immediate future plans for the region. The northern and north-west districts have been identified as hotspots for future urban development incorporating the provision of new housing estates and infrastructure to support existing residential areas.

Direction 2.1 Environmental Protection ZonesThe objective of this direction is to protect and conserve environmentally sensitive areas.

A portion of the site is currently zoned E3 Environmental Management pursuant to Hornsby LEP 2013. This land is generally confined to the areas mapped under the Biodiversity investigations undertaken in support of this planning proposal and will continue to be conserved and managed in perpetuity as part of the bushland corridors proposed to be left unzoned. The Planning Proposal incorporates management and conservation incentives and provisions to be implemented under the Hornsby LEP 2013. An additional layer is to be inserted into the planning framework for South Dural in the form of Village Precinct DCPs for each of the 5 villages in South Dural. The preparation of the Village Precinct DCPs will need to produce more specific development standards which will instate mechanisms for conservation.

Direction 2.3 Heritage ConservationThe objective of this direction is to conserve items, areas, objects and places of environmental heritage significance and indigenous heritage significance.

The land identified as South Dural currently contains one locally listed item of environmental heritage in the form of a detached dwelling house at 671-673 Old Northern Road. The Planning Proposal seeks to maintain the existing Heritage Provisions and Mapping under Hornsby LEP 2013 as it applies to the site.

European and Aboriginal heritage investigations undertaken in support of the Planning Proposal have identified that the land does not contain any other significant items, places or features which would be warrant classification under the LEP

Direction 3.1 Residential ZonesThe objectives of this direction are:

a. encourage a variety and choice of housing types to provide for existing and future housing needs,b. make efficient use of existing infrastructure and services and ensure that new housing has appropriate

access to infrastructure and services, andc. minimise the impact of residential development on the environment and resource lands.

The Planning Proposal will deliver a range of densities, lot sizes and dwelling types and create a diverse community that is demographically balanced. The variety of housing forms will provide opportunities to respond to changing life cycles, lifestyle and work requirements over time, enabling people to age in place. As demonstrated in section 8, the proposal does not result in any significant adverse environmental impacts. The nominated R3 Medium Density Zone fulfils these objectives and provides good housing choice in a market that seeks diversity.

Direction 3.2 Caravan Parks and Manufactured Home Estates The objectives of this direction are(a) to provide for a variety of housing types, and (b) to provide opportunities for caravan parks and manufactured home estates.

The existing manufactured home estate within the north-east is proposed to be zoned R3 Medium Density. ‘Moveable dwellings’ are prohibited within both the proposed R3 Medium Density zone and existing RU2 Rural Landscape zone under Hornsby LEP 2013. The existing manufactured home estate already benefits from existing use rights under section 106 of the EP&A Act. The planning proposal will not change this status.


Direction 3.3 Home OccupationsThe objective of this direction is to encourage the carrying out of low-impact small businesses in dwelling houses.

‘Home occupations’ are permissible with consent in the R3 Medium Density Residential zone in accordance with the Hornsby LEP 2013. The Planning Proposal does not propose to amend the land use table in respect of ‘home occupations’.

Direction 3.4 Integrating Land Use and TransportThe objective of this direction is to ensure that urban structures, building forms, land use locations, development designs, subdivision and street layouts achieve the following planning objectives:

a. improving access to housing, jobs and services by walking, cycling and public transport, andb. increasing the choice of available public transport and reducing dependence on cars, andc. reducing travel demand including the number of trips generated by development and the distance

travelled, especially by car, andd. supporting the efficient use and viable operation of public transport services, ande. providing for the efficient movement of freight.

The Planning Proposal is consistent with relevant guidance documents in that the site is suitably serviced by existing and planned future road infrastructure and transport services, including the North West Rail Link which is currently under construction. It is expected that future capital works for road improvements within the vicinity of the site (i.e. new road widening and intersection treatments) will arise as a result of the development of the site. These costs will be borne in part by the developers with the remainder of road upgrade costs being funded by Government with whom have responsibility to maintain a road network that satisfies underlying growth and performance from the existing community.

Given that the Planning Proposal delivers new housing in close proximity to established and future retail and commercial centres and employment lands the likelihood of trip reductions is improved as people will live closer to their places of work, shopping and play. Furthermore, the site could encourage future residents to utilise walking and cycling modes of transport to access their work places and/or community or retail land uses from their residence near the edges of the precinct.

Direction 4.1 Acid Sulfate SoilsThe objective of this direction is to avoid significant adverse environmental impacts from the use of land that has a probability of containing acid sulfate soils.

The Preliminary Site Investigation report prepared by JBS&G identified that upon review of the Acid sulfate soils database from the Australian Soil Resource Information System that the site was located within an area of ‘low probability of Acid Sulfate Soils’. On this basis, acid sulfate soils are expected to occur in low probability across the site however future development applications for residential subdivision / developments will need to investigate the particular extent of traces of acid sulfate in soils.

Direction 4.3 Flood Prone LandThe objectives of this direction are:

a. to ensure that development of flood prone land is consistent with the NSW Government’s Flood Prone Land Policy and the principles of the Floodplain Development Manual 2005, and

b. to ensure that the provisions of an LEP on flood prone land is commensurate with flood hazard and includes consideration of the potential flood impacts both on and off the subject land.

The South Dural Water Cycle Management Plan prepared by Cardno in support of the Planning Proposal considered all of the relevant existing flood modelling under the Hornsby Overland Flow Study, the Hornsby Floodplain Risk Management Study, the Flood Mapping under LEP 2013 and provisions under the Water Management and Flooding sections of the DCP as they apply to the site. The report identified that based on


the initial modelling of the probable maximum flood (PMF) line in most locations steep drainage lines conveyed major overland flows to Georges Creek and that the area is subject to flash flooding.

On the basis of the modelling a comprehensive stormwater detention and management strategy has been developed for the precinct which will guide the future design of residential developments and subdivisions across the site. The hydrological assessment demonstrated that the strategy limits peak flows under the guidance of development conditions which will result in less than the peak flows estimated under existing conditions in storms up to the 100 year flood event, thereby improving the existing flooding conditions. The report also developed a recommended flood emergency response to ensure that the risk to life in a developable area subject to flooding is mitigated insofar as possible. The response includes evacuation routes and procedures, a shelter-in-place approach for parts of the site and provision of emergency response units and infrastructure to support the South Dural precinct. The recommendations in conjunction with the overall water management strategy ensure the risk to life and property from flooding is significantly reduced and is in line with the objectives of this direction.

Direction 4.4 Planning for Bushfire ProtectionThe objectives of this direction are:

a. to protect life, property and the environment from bush fire hazards, by discouraging the establishment of incompatible land uses in bush fire prone areas, and

b. to encourage sound management of bush fire prone areas.

The site comprises lands identified as bush fire prone on the Hornsby Bush Fire Prone Land Mapping. A Bushfire Protection Assessment prepared by Eco Logical Australia has been prepared in support of the Planning Proposal which identifies the extent and effect of the existing and proposed bush fire affectation and provides indicative asset protection zones (APZs) calculated on the basis of slope and vegetation conditions. Future precinct planning undertaken as part of the Village Precinct DCPs for each village will need to consider the configuration of blocks, public open space, infrastructure and the local road networks in line with these indicative APZs in order to discourage the establishment of residential developments in bushfire prone lands where they are exposed to threat. Notwithstanding the extent of the investigations to date, all future development applications for residential subdivision will need to be supported by further detail bushfire assessments which model the mandatory APZs and other prescriptive safety design measures in line with Planning for Bushfire Protection 2006.

Direction 6.1 Approval and Referral RequirementsThe objective of this direction is to ensure that LEP provisions encourage the efficient and appropriate assessment of development.

The Planning Proposal aligns with the objective for this direction in that the proposed inclusions in the Hornsby LEP 2013 pertaining to the South Dural will allow for the efficient and orderly assessment of future applications. Specifically, clear and succinct provisions are proposed to be included requiring the preparation of Village Precinct DCP precinct plans to guide the orderly and economic development of fragmented lands. Specific height and minimum lot sizes have been proposed to ensure that the future residential developments in South Dural are in line with contemporary and forefront approaches to release area planning and those policies prepared by both the State Government and Council.

Direction 6.2 Reserving Land for Public PurposesThe objectives of this direction are:

a. to facilitate the provision of public services and facilities by reserving land for public purposes, andb. to facilitate the removal of reservations of land for public purposes where the land is no longer required

for acquisition.

The proposed LEP Amendment proposes to reserve land exclusively for public purposes, consistent with this direction (refer to section 5.5).


Direction 6.3 Site Specific ProvisionsThe objective of this direction is to discourage unnecessary restrictive site specific planning controls.

The Planning Proposal adopts land use zones and uses drawn from the Hornsby LEP 2013 and specifies permissible and prohibited land uses which represent as far as practicable a role over of the current planning controls. It also makes provision to accommodate additional permitted residential and tourist and visitor accommodation uses on the site consistent with this direction.

The instatement of new provisions pertaining to the preparation of Village Precinct DCP precinct plans are not considered to be unnecessary site specific planning controls. The development of precinct plans for each of the villages is required to overcome the challenges associated with land fragmentation across the site and to guide release area planning approaches within a locality outside of the Sydney Growth Areas. It also enables flexibility in urban design permitting future developments to respond to objective based requirements of meeting yield targets whilst meeting strong sustainability principles discussed in the Structure Plan for South Dural.

Direction 7.1 Implementation of a Plan for Growing SydneyThe objective of this direction is to give legal effect to the vision, transport and land use strategy, policies, outcomes and actions contained in the Metropolitan Plan for Sydney 2036.

As previously demonstrated, the Planning Proposal is consistent with the vision, transport and land use strategy, policies, outcomes and actions contained in the Metropolitan Plan for Sydney 2036.


8. Environmental, Social and Economic Impact

SECTION

8. Environmental, Social and Economic Impact

This section addresses the environmental assessment of the Planning Proposal in respect to the relevant matters for consideration under Section 55(1) of the EP&A Act. The environmental assessment draws upon the site analysis, which justifies the configuration of the proposed development and the land use zones proposed. The following factors have been considered in this section:• Biodiversity;• Transport and Access;• Water Cycle Management, including flooding, surface water, groundwater quality and riparian corridors;• Services and Utilities;• Contamination;• Aboriginal heritage assessment;• European Heritage;• Social Planning;• Bushfire Risk; and• Economic analysis.

8.1. BiodiversityA Biodiversity Assessment prepared by WSP Parsons Brinckerhoff is included at Appendix G. The biodiversity assessment provides a strategic biodiversity assessment including:• an analysis of ecological values and identification and mapping of areas of high, moderate and low

ecological value (STIF, SSTF, BGF and BGHF) on the site;• addresses the impact of the ILP and proposal on existing native flora and fauna and their respective

habitats, including identified threatened and vulnerable species and ecological communities; and• provides an overview of the preferred and possible conservation strategies for the site and how these will

mitigate the impacts of the development.

Existing vegetation communities and their conservation status, threatened species and populations are detailed in the Site Analysis at Section 2.13.

8.1.1. Significance

As part of the biodiversity assessment WSP Parsons Brinckerhoff undertook a likelihood of occurrence assessment which sought to identify the presence and significance of existing threatened and vulnerable species and vegetation communities. The assessment categorised the occurrence of these species as high, moderate, low or known (recorded). The assessment identified the presence of moderate to high quality Sydney Turpentine Ironbark Forest (STIF), Shale/Sandstone Transition Forest (SSTF) and Blue Gum High Forest (BGHF), all of which are listed endangered ecological / vegetation communities under the TSC Act and/or EPBC Act. As discussed in Section 3, the proposal has sought options for rezoning that aim in the first instance to maximise the in-situ retention and conservation of biodiversity values, particularly these endangered ecological communities identified in the assessment.

The STIF, SSTF and BGHF communities as well as the Blackbutt Gully Forest (BGF) are also of high significance from a habitat perspective for threatened flora and fauna species which have been discussed in Section 2.

Conservation significance mapping of the site was undertaken to facilitate the development of the proposed land use zoning, predominantly to confirm the envelopes suitable for residential development. The mapping undertaken is reproduced in Figures 15 and 16 which clearly identifies those areas of the vegetation corridors considered of high, moderate and low conservation significance. The vegetated corridor in the Structure Plan has been modelled in accordance with those high and moderate conservation significance areas.


All retained areas of native vegetation will need to be very actively managed to maintain and improve the conditions of the corridors as the subject site is developed for residential purposes within the surrounding villages. The management of the native vegetation corridors should be carried out under approved and endorsed management plans that coordinate the schedule of rehabilitation works and which sets out clear outcomes and measurable targets for re-vegetation and improvement works.

8.2. Transport and AccessA Transport Management and Accessibility Plan (TMAP) has been prepared by WSP Parsons Brinckerhoff, a copy of which is included at Appendix I. The purpose of the TMAP is to:• assess the traffic impact of the rezoning site on the surrounding road network, by utilising a recently

developed mesoscopic model covering the development and surrounding area. This provides a robust assessment of the future year and incorporates the committed/planned transport initiatives and other confirmed developments in the area;

• apply transport planning principles to maximise the use of public transport, walking and cycling and reduce reliance on the private car;

8.1.2. Ecological Attributes

The key ecological attributes of the site included:• The presence of 22 hectares of moderate and high condition Sydney Turpentine Ironbark Forest which is

listed as an endangered ecological community under the TSC Act and as critically endangered under the EPBC Act;

• The presence of 10.5 hectares of moderate and high condition Blue Gum High Forest which is listed as critically endangered under the TSC Act and EPBC Act;

• The presence of moderate condition Shale Sandstone Transition Forest which is listed under the TSC and EPBC Acts as critically endangered.

• The presence of a substantial corridor of riparian vegetation along Georges Creek which has ecologic values in terms of the protection of water quality in the aquatic ecosystems onsite and downstream; this corridor is also likely to be important to local wildlife habitat connectivity;

• A known population of threatened plant species including Epacris purppurascens var. purpurascens;• Potential habitat for 12 threatened flora species listed under the TSC and EPBC Acts.• Potential habitat for 24 threatened fauna species listed under the TSC Act and/or EPBC Act and 10

additional species of fauna listed as migratory under the EPBC Act.

8.1.3. Proposed Strategy

The proposal presents a biodiversity strategy which places a high degree of importance and significance upon the vegetated corridors to be conserved and protected in perpetuity. The strategies for management mechanisms will be finalised and endorsed by Council as part of the development control plan prepared for each village precinct.

8.1.4. Other Considerations

Vegetated Riparian ZonesIt is mandatory to retain or create a vegetated buffer zone along either side of the creeks and tributaries on the subject site. The width of the riparian zones are dependent upon the stream order classification with high order streams (such as Georges Creek) having wider buffer zones. This may result in some expansion of riparian treed areas.

Bushfire Asset Protection ZonesAPZs will need to be created in and along the vegetated corridors across the site to be retained in perpetuity and managed as part of future operational development.

Vegetation Management Plan


• identify a package of infrastructure and non-infrastructure measures to help manage the travel demand from the development and mitigate the impacts on the surrounding road network; and

• propose an apportionment of the costs of these measures, which depends on a number of factors including a technical assessment of the additional demand from the development.

8.2.1. Trip Generation

Applying the traffic generation rates, the public transport mode shift, trip containment and directional split assumptions to the estimated development yield for the site (i.e. 2,900 dwellings) results in the following trip generation rates (refer to Table 17).

Table 17. Estimated trip generation rates

Apartment size Vehicle trips Person trips (all modes)

AM peak hour

PM peak hour

Daily AM peak hour

PM peak hour

Daily

1 and 2 bedroom apartments 0.45 0.45 4.5 0.73 0.73 7.7

3 bedroom apartments 0.55 0.55 5.5 0.89 0.89 9.4

Houses 0.99 0.92 8.9 1.60 1.48 13.9

8.2.2. Mode share change

The good levels of access of the South Dural area to bus services in the future, with access to the North West Metro Line, plus the plans for improved pedestrian and cycle facilities to Castle Hill is expected to result in lower levels of car usage than the existing semi-rural residences. The estimated future mode share for work and other purposes are shown in Table 18.

The adopted mode share covers both apartments and houses. Overall the improved transport options are estimated to result in a 7% reduction in car driver mode share during the AM and PM peaks compared to the existing rural-residential area. The estimated future mode shares shown in Table 18 assume that work-related trips will experience the largest change due to the public and active transport infrastructure and service improvements.

Table 18. Existing and estimated future transport by trip purpose

Transport mode Existing JTW Other purposes Work related

Vehicle driver 82% 51% 75%

Vehicle passenger 6% 30% 5%

Train 3% 2% 6%

Bus 6% 6% 11%

Walk 1% 12% 2%

Cycle 1% 2% 1%

Total 100% 100% 100%


The percentages of each purpose in the AM, PM and daily periods, corresponding to the work-related and other purposes mode shares are shown in Table 19.

Table 19. Proportion of work-related and other purpose trips by time period

AM peak PM peak Daily

Work related 46% 32% 32%

Other purposes 54% 68% 68%

8.2.3. Estimated number of trips by mode The resulting number of trips by mode by time period for the development is shown in Table 20.

Table 20. Estimated South Dural trip generation by mode – full development

Transport mode AM peak hour PM peak hour Daily

Vehicle driver 2,300 2,180 19,820

Vehicle passenger 730 680 8,060

Train 110 120 700

Bus 260 270 2,100

Walk 250 260 2,800

Cycle 40 40 350

Total 3,690 3,550 33,830

8.2.4. Directional split The assumed directional split for the residential development are shown in Table 21.

Table 21. Proportion of work-related and other purpose trips by time period

In/out AM peak PM peak Daily

Trips in 20% 70% 50%

Trips out 80% 30% 50%

8.2.5. Estimated traffic volumes by village and year The traffic volumes in and out of each village in the two modelling years are shown in Table 22.

Table 22. Estimated traffic volumes by precinct and modelling year

Village Development at 2026 (1,500 dwellings) Full development (2,900 dwellings)

In Out In Out In Out In Out

North West 160 630 510 210 160 630 510 210

Mid West 50 190 160 70 50 190 160 70

Eastern 0 0 0 0 100 400 340 140

South East 0 0 0 0 40 140 120 60

Southern 40 150 130 50 120 480 400 170

Total 250 970 800 330 470 1,840 1,530 650


8.2.6. Trip distribution

Trip distributions were estimated based on the existing Journey to Work trip distributions and first principles assumptions for other purposes. The same directional split has been applied to the traffic generation for the Study Site and adjacent development. The directional split is summarised in Table 23.

Table 23. Breakdown of direction of travel to/from the site

Direction Percentage of commuter trips

Percentage of non work trips

North (including Dural and Wisemans Ferry) 10% 10%

North East (including Hornsby) 4% 4%

North West 2% 3%

Round Corner 15% 22%

East (including Ku-ring-gai) 5% 5%

West (including Blacktown) 10% 8%

South East (including Sydney CBD, Ryde, Chatswood, North Sydney)

18% 14%

South West (including Norwest, The Hills Shire) 15% 13%

South (including Parramatta, Auburn) 20% 23%

Total 100% 100%

8.2.7. Walking

The proposed rezoning and residential development will significantly increase the amount of walking in the area compared to its current rural-residential land use. The current pedestrian facilities (mainly consisting of shared footpath/cycle path on the western side of Old Northern Road) will need augmentation to cater for this increase.

As the population of residents within the development increases, convenient pedestrian paths will become increasingly important. Whilst there is insufficient detail on the development structure to plan the internal pedestrian links at this stage, the following principles are proposed to maximise the walkability of the area:• Focus walk links on key nodes such as signalised road crossings, the Round Corner village centre and

bus stops• Provide safe crossing locations along Old Northern Road and New Line Road;• Increased footpath provision within all areas, including both sides of street on key pedestrian connections

and at least one side of the remaining streets.• Reduce the separation impact of the riparian corridor by providing off-road walking and cycling paths

between villages.

The pedestrian demand of the proposed South Dural development will be comprised of three key types of short trips:

1. Walking trips by residents to nearby shops which are outside the development area but located at the North West (i.e. Round Corner) and Eastern side along New Line Road.

2. Walking trips by students to nearby schools.3. Walking trips to bus stops as the mode of access to bus services.

All three types of trips will increase the demand for safe pedestrian movement across Old Northern Road, New Line Road and Hastings Road. Currently, the only signalised crossings are located at the intersections of Old Northern Road with Hastings Road, Gilbert Road, Blue Gum Drive and Kenthurst Road, and the intersection of


New Line Road and Sebastian Drive. This leaves large gaps where these arterial roads present a barrier to safe pedestrian movement.

Planned and proposed intersection upgrades will address some of the gaps at Glenhaven Road, Wayfield Road and Malabar Road. Considering the recommended position of bus stops, additional crossing facilities will be required.

The recommended improvements to pedestrian facilities are shown in Figure 39 and are listed in Table 24.

Table 24. Recommended improvements to pedestrian facilities

FACILTY LOCATIONS

Crossing facilities New refuge (or signalised pedestrian crossing) on:• Old Northern Road near the Lorien Novalis School;• Old Northern Road at Franlee Road• Old Northern Road near the bend between Kenthurst Road and Derriwong

Road; and• New Line Road north of the 252 New Line Road roundabout.

Pedestrian crossing facilities at newly signalised intersections:• Old Northern Road and Glenhaven Road• Old Northern Road and Wayfield Road• Old Northern Road and Malabar Road• Old Northern Road and New Line Road.

Add pedestrian crossing facility to the existing traffic signals at the intersection of New Line Road and Hastings Road, across the Hastings Road approach.

Footpaths Along the South Dural development side of Old Northern Road and New Line Road around the boundary roads are proposed to provide continuous footpath

Provide footpaths within the five villages on:• both sides of street on key pedestrian connections and areas with apartments;

and• at least one side of all other local streets.

Off-road paths Provide paths (unsealed when passing through riparian corridors) between the:• North West and Eastern villages;• Southern and Mid-West villages• Southern village and the recreational facilities (including tennis courts) to the

south of the intersection of New Line Road and Hastings Road; and• Various areas of the South East village.


Figure 39. Proposed footpath and signalised crossings along boundary roads


8.2.8. Cycling

The major destination for cycle trips from the development is expected to include:• Castle Hill strategic centre – for employment, education, and NorthWest Metro Line connections;• Round Corner – for local shopping;• Surrounding schools – for education; and• Off-road recreation.

The current level of facilities for cyclists is low. There is the opportunity to improve local cycle facilities in line with Hornsby Shire and The Hills Shire bike plans as part of the upgrades proposed for the South Dural development. Key pedestrian corridors through the South Dural area should also provide local cycle routes to focus cycle movements at safe crossing locations, provide greater permeability for cycle movement (compared to car movement) and improve connections to public transport.

The recommended improvements include:• Incorporate cycle facilities (either as kerbside lanes or a widened shared pedestrian path) as part of the

proposed road widening of Old Northern Road and New Line Road;• Design the off-road paths as shared pedestrian and cycle recreational paths; and• Provide bicycle parking and visitor bicycle parking as per the recommended parking rates.

8.2.9. Public transport

The proposed development is estimated to generate:• Approximately 100 additional train (and metro) trips in the AM and PM peaks; and• 250 to 270 additional bus trips in the AM and PM peaks.

It is anticipated that a number of the train and metro passengers may choose to use the bus services to get to Castle Hill or Cherrybrook Stations (assuming a high frequency bus service). This could increase the number of bus passengers to approximately 350.

Bus service levels are set by Transport for NSW, who monitor bus patronage and develop service plans for future changes in bus patronage from land use changes. Assuming that all of the train passengers use the bus service to get access to the Metro stations, the potential increase in bus passengers have been overlaid on the existing bus network to estimate the potential need for new services.

A typical bus capacity of 50 passengers has been assumed. It has been assumed that all services are operating close to their capacity somewhere along their route and therefore there is no spare capacity for the additional trips generated by the South Dural development.

The additional bus trips generated by the development have been divided between the Old Northern Road corridor (North West, Mid-West, Southern and South East Precincts) and the New Line Road corridor (Eastern Precinct). The results indicate the need for an additional six (6) services on the Old Northern Road corridor and an additional two (2) services on the New Line Road corridor. These recommendations do not consider increases in bus passengers from other areas.

Recommendations for service level increases to accommodate the proposal include:• The Old Northern Road bus routes (637, 638 and 639) increase from a 30 minute frequency to a 15

minute frequency in the peak direction during the peak period – an increase of six services;• An additional two (2) services per hour in the peak direction during the peak period on one or more of bus

routes 620N, 620X, 622, 642 or 642X;• Improve Route 644 to a 15 minute frequency in the peak direction during the peak period; and• Increase service levels during non-peak times – i.e. during the middle of the weekday, in the evening and

on weekends.


Due to the anticipated staging of the development, it is likely that the Old Northern Road corridor would be impacted earlier than the New Line Road corridor, making improvements to Old Northern Road a higher priority.

Bus stops are typically located at a spacing of approximately 400 metres to maintain a balance between walkable access and service efficiency. The recommended additional bus infrastructure comprises:• Eight (8) new bus shelters with seating and a bicycle rack;• Three (3) new bus stops U-Stems (where the stop is more likely to be used for set-down and passengers

would not be waiting for long periods); and• Three (3) new pedestrian refuges to provide a safe crossing opportunity where the stop is not located near

existing of future planned traffic signals (refer to Figure 40).

The majority of the site is covered within the 400m walk catchment of the proposed bus stop locations. The exception is the eastern end of Wayfield Road (in the Southern Precinct) which is located approximately 1km from the bus stops. The diversion of one of the Old Northern Road routes (or the extension of another route) could be considered by Transport for NSW in the future to improve the accessibility of this area to bus services.

Figure 40. Proposed bus network and stop locations


8.2.10. Traffic modelling

For the purpose of undertaking a traffic assessment of the South Dural area, Transport for NSW supplied an Aimsun mesoscopic traffic model, originally developed to assess traffic impacts resulting from additional development along the NorthWest Metro Corridor. A preliminary assessment of future traffic conditions using assumed traffic growth and SIDRA intersection models was used to guide the inputs for the Aimsun model.

During the time the North West Metro Aimsun model was being developed, consultation was undertaken with Transport for NSW regarding trip generation assumptions for the South Dural development.

The North West Metro Aimsun model has been developed and calibrated for a base year of 2014, and future years including 2026 and 2036. These future years use growth forecasts from Transport for NSW’s Sydney Strategic Travel Model (STM), which include projections of the location and magnitude of future changes in population and employment. For the South Dural land rezoning, they represent a ‘without development’ scenario.

The Aimsun model results for 2026 and 2036 without adding the South Dural development traffic were analysed to determine the impact on the road network of background traffic growth. For this analysis, the road capacities and maximum service flow thresholds shown in Table 25 have been assumed based on the method of analysis given in the Austroads Guide to Traffic Management and US Transportation Research Board’s Highway Capacity Manual. The threshold between Level of Service D and E has been taken as the point at which a road section would be upgraded (at approximately 90% of full capacity).

Table 25. Assumed Road capacities

Level of service

Urban divided/Undivided highways with clearways and signal coordination

Urban divided/Undivided highways with interruptions

Urban divided/Undivided highways with interruptions

Volume to capacity ratio

Maximum service flow (veh/hr)





A 0.35 560 0.35 420 0.35 315

B 0.50 800 0.50 600 0.5 450

C 0.75 1,200 0.75 900 0.75 675

D 0.90 1,440 0.90 1,080 0.9 810

E 1.00 1,600 1.00 1,200 1 900

F > 1.00 > 1,600 > 1.00 > 1,200 > 1.00 > 900

Using the capacities above, the road network capacity for the 2016 existing situation, and 2026 and 2036 with and without the development are summarised in this section, with details presented in Appendix I.

Current Capacity IssuesThe analysis indicated that, in theory, sections of the road network will require upgrading in the near future. Some sections are currently operating in 2016 above the LoS E thresholds based on the 2016 traffic surveys. These include:• Old Northern Road, west of New Line Road – eastbound;• Old Northern Road, east of Kenthurst Road – eastbound;• Old Northern Road, north of Hastings Road – northbound and southbound;• Old Northern Road, south of Hastings Road – southbound;• New Line Road, south of Old Northern Road – northbound and southbound;• New Line Road, north of Sebastian Drive – northbound and southbound;• New Line Road, south of David Road/James Henty Drive – southbound; and• New Line Road, south of Boundary Road – northbound and southbound.


While the abovementioned road sections have been identified as being above the threshold for the existing situation, much of the rest of the road network is currently operating close to the capacity of the road. Future growth in traffic, from developments and background growth will be constrained by this road network capacity in the future unless upgrades are made to increase the capacity – i.e. widen to two lanes each way where required.

Future Without DevelopmentWhen the future growth forecast by the Aimsun model is added to the road network, the number of links at or over capacity increases. The southern sections of New Line Road that are one lane in each direction to Boundary Road, come under substantial pressure. The list of links over capacity in each of the assessment years are listed in Table 26. By 2036 the majority of the road network surrounding the South Dural development will require upgrading in one or both directions regardless of whether the development proceeds.

Table 26. Progression of road widening required for 2016, 2026 and 2036 road networks without South Dural development

2016 2026 2036

Old Northern Road• west of New Line Road• east of Kenthurst Road• north of Hastings Road• south of Hastings Road

Old Northern Road• west of New Line Road• east of Kenthurst Road• south of Glenhaven Road• south of Blue Gum Drive• north of Gilbert Road• north of Hastings Road• south of Hastings Road

Old Northern Road• west of New Line Road• east of Kenthurst Road• south of Kenthurst Road• south of Franlee Road• north of Glenhaven Road• south of Glenhaven Road• south of Blue Gum Drive• north of Gilbert Road• north of Hastings Road• south of Hastings Road

New Line Road• south of Old Northern Road

north of Sebastian Drive• south of David Road/• James Henty Drive• New Line Road, south of• Boundary Road• New Line Road, north of• Victoria Road• New Line Road, north of• Castle Hill Road

New Line Road• south of Old Northern Road

north of Sebastian Drive• south of David Road/• James Henty Drive• New Line Road, south of• Boundary Road• New Line Road, north of• Victoria Road• New Line Road, north of• Castle Hill Road

New Line Road• south of Old Northern Road• north of Sebastian Drive • south of Hastings Road• south of David Road/• James Henty Drive• New Line Road, south of• Boundary Road• New Line Road, north of• Victoria Road• New Line Road, north of• Castle Hill Road

The number of links over capacity becomes substantial over time, requiring upgrading of a number of sections. The dominant flows are on Old Northern Road between Kenthurst Road and New Line Road, and down New Line Road to Boundary Road. Old Northern Road south of Glenhaven Road and Gilbert Road also experiences significant demand.


Future With DevelopmentThe traffic from the development places additional pressure on links around the network. In many locations around the network, this brings forward the need to upgrade the road by a year or more. In others, links that did not need upgrading before 2036 in the without development scenario do need upgrading. This includes the northbound direction on Old Northern Road for the sections: south of Kenthurst Road, south of Franlee Road and north of Glenhaven Road. The earlier development on the western side, affects Old Northern Road sooner than New Line Road. The only sections that do not appear to need to be upgraded include the sections that already have two lanes in one direction and:• New Line Road, north of Hastings Road• Hastings Road, between Old Northern Road and New Line Road.

Hastings Road is potentially wide enough to be marked as four lanes without the need for widening. From a network viewpoint, leaving New Line Road southbound between Sebastian Drive as the only link with one lane may not be desirable. However, the Aimsun model is indicating that its flow can be accommodated in its current configuration.

Road Upgrades and TimingsThe indicative year that the road links require upgrade is shown in Figure 41. The additional traffic from the development accelerates the need for the upgrading of a number of the road links in the area. These are highlighted in red text. The yellow line indicates road link that is required to be upgraded in the ‘with South Dural development’ scenario but not in the ‘without development’ scenario.

Figure 41. Comparison of road upgrades and approximate timings with and without the South Dural development


Impact on Intersection PerformanceIntersection upgrades are required regardless of whether the South Dural Development proceeds. This includes the signalisation of the intersection of Old Northern Road and Glenhaven Road, which is already planned by The Hills Shire Council.

Future Without DevelopmentAssuming upgrading of Old Northern Road and New Line Road to two lanes in each direction, improves the performance of some intersections. However, this is not sufficient in some locations, where additional upgrades are required. Table 27 shows the performance of intersections with the road widening and signalisation of Old Northern and Glenhaven Road but no other upgrades.

Table 27. Summary of 2036 future without development intersection performance and road widening

Site id Intersection Peak Period Degree of Saturation

Average Delay(s)

Level of Service

95th percentile queue (m)

I-01 Old Northern Road and Hastings Road

AM 1.68 94 F 624

PM 0.91 32 C 241

I-02 Old Northern Road and Gilbert Road

AM 0.86 20 B 185

PM 0.89 23 B 216

I-03Old Northern Road and Blue Gum Drive

AM 0.71 10 A 191

PM 0.71 8 A 75

I-04Old Northern Road and Glenhaven Road

AM 0.81 20 B 116

PM 0.73 11 A 94

I-07Old Northern Road and Kenthurst Road

AM 1.26 123 F 819

PM 1.06 58 E 441

I-09 Old Northern Road and New Line Road

AM 1.40 388 F >1,000

PM 1.35 340 F >1,000

I-11 New Line Road and Sebastian Drive

AM 0.73 11 A 145

PM 0.68 5 A 67

I-12 New Line Road and Hastings Road

AM 1.18 151 F 884

PM 1.16 60 E 481

I-13New Line Road, James Henty Drive and David Road

AM 0.87 28 C 242

PM 1.23 79 F 728

I-14 New Line Road and Purchase Road

AM 0.87 23 B 398

PM 0.72 15 B 115

I-15New Line Road, Shepherds Road and Country Drive

AM 1.69 > 500 F >1,000

PM 1.37 > 500 F >1,000

I-16 New Line Road and Boundary Road

AM 1.42 418 F 985

PM 1.25 256 F 629

I-17 New Line Road and Victoria Road

AM 0.61 18 B 44

PM 1.08 93 F 668

I-18 New Line Road and Castle Hill Road

AM 1.05 60 E 471

PM 1.18 99 F 891


Note: Intersection of Old Northern Road and Glenhaven Road upgraded based on plans from The Hills Shire Council Intersection modelling for New Line Road intersections south of Hastings Road undertaken based on Aimsun model without corresponding 2016 traffic surveys. Average delay for sign and roundabout controlled intersections reported for the most delayed movement

Intersections requiring upgrades in the future in addition to the road widening include:• Old Northern Road and Hastings Road;• Old Northern Road and Kenthurst Road;• Old Northern Road and New Line Road;• New Line Road and Hastings Road;• New Line Road, James Henty Drive and David Road;• New Line Road and Boundary Road;• New Line Road and Victoria Road; and• New Line Road and Castle Hill Road.

Future With DevelopmentNew intersections are planned to enable access to and from the development including:• Signalised intersection of Old Northern Road and Wayfield Road;• Signalised intersection of Old Northern Road and Malabar Road;• Give-way controlled intersection of Old Northern Road and Franlee Road;• Additional approach to the roundabout at 252 New Line Road; and• Additional approach to the signalised intersection of New Line Road and Sebastian Drive.

In addition to these intersections, the upgrades listed in Table 28 are proposed to other intersections.

Table 28. Proposed Intersection Upgrades (in addition to road widening)

I-01 Old Northern Road and Hastings Road

• Additional 110 m right-turn bay from Old Northern Road into Hastings Road

• Additional 75 m right-turn bay from Hastings Road into Old Northern Road

• Extended left-turn bay from Old Northern Road into Hastings Road from 100 m to 200 m long

• Convert departure side of Hastings Road to two lanes

I-02 Old Northern Road and Gilbert Road

• Additional 50 m long left-turn bay from Gilbert Road into Old Northern Road

• Convert shared left-right lane to right only

I-03 Old Northern Road and Blue Gum Drive

No additional upgrades

I-04 Old Northern Road and Glenhaven Road(Compared to planned upgrade)


I-07 Old Northern Road and Kenthurst RoadOld Northern Road from

Additional 60 m long right-turn bay from Kenthurst Road into


I-09 Old Northern Road and New Line Road

• Conversion from roundabout to traffic signals• Additional southbound lane on Old Northern Road from

Quarry Road to New Line Road• Additional 130 m long right-turn bay from Old Northern

Road into Old Northern Road • Additional 120 m long right-turn bay from Old Northern

Road into New Line Road• Additional 30 m long through lane on Old Northern

Road into property access• Additional 50 m long right-turn lane on New Line Road

into property access

I-11 New Line Road and Sebastian Drive

• Additional 30 m right-turn bay from New Line Road into South Dural site

I-12 New Line Road and Hastings Road

• Signalise southbound approach to intersection (currently free-flow)

• Extend right-turn bay from New Line Road into Hastings Road from 100 m to 160 m

• Additional 90 m long right-turn lane from Hastings Road into New Line Road

• Additional 50 m long left-turn bay from New Line Road into Hastings Road

I-13 New Line Road, James Henty Drive and David Road


I-14 New Line Road and Purchase Road


I-15 New Line Road, County Drive and Shepherds Road

• Signalise southbound approach to intersection (currently two-lane roundabout)

• Additional three turn bays on New Line Road southbound 225 m combined additional length)

• Additional two turn bays on Shepherds Drive westbound Shepherds Road(90 m combined additional length)

• Additional three turn bays on New Line Road northbound (185 m combined additional length)

• Additional two turn bays on County Drive eastbound• (180 m combined additional length)

I-16 New Line Road and Boundary Road

• Signalise southbound approach to intersection (currently two-lane roundabout)

• Additional two turn bays on New Line Road southbound (155 m combined additional length)

• Additional 70 m left-turn bay on Boundary Road westbound

• Additional 80 m right-turn bays on New Line Road northbound

I-17 New Line Road and Victoria Road

• Signalise southbound approach to intersectioncurrently one/two lane roundabout)

I-18 New Line Road and Castle Hill Road

• Additional 120 m right-turn lane on Castle Hill Road• Additional 80 m right-turn bay on New Line Road

southbound• Additional 60 m left-turn lane on Castle Hill Road


Based on these upgrades and the road widening, the resulting intersection performance has been checked using SIDRA intersection analysis. The intersection performance, summarised in Table 29, indicates that all intersections would operate at Level of Service D or better.

Table 29. Summary of 2036 future with development intersection performance with road widening and intersection upgrades

I-01 Old Northern Road and Hastings Road AM 1.12 46 D 411

PM 0.88 20 B 123

I-02 Old Northern Road and Gilbert Road AM 0.88 24 B 222

PM 1.05 33 C 381

I-03 Old Northern Road and Blue Gum Drive AM 0.76 5 A 229

PM 0.59 4 A 139

I-04 Old Northern Road and Glenhaven Road AM 1.01 54 D 413

PM 0.89 21 B 234

I-07 Old Northern Road and Kenthurst Road AM 0.98 41 C 366

PM 0.87 22 B 186

I-09 Old Northern Road and New Line Road AM 0.90 41 D 352

PM 0.91 47 D 216

I-11 New Line Road and Sebastian Drive AM 0.91 26 B 256

PM 0.96 13 A 196

I-12 New Line Road and Hastings Road AM 0.96 22 B 189

PM 0.85 15 B 112

I-13 New Line Road, James Henty Drive and David Road

AM 0.86 27 B 263

PM 0.87 23 B 206

I-14 New Line Road and Purchase Road AM 0.93 31 C 572

PM 0.79 16 B 134

I-15 New Line Road, Shepherds Road andCountry Drive

AM 0.99 50 D 579

PM 0.96 46 D 412

I-16 New Line Road and Boundary Road AM 0.98 42 C 340

PM 0.89 28 B 231

I-17 New Line Road and Victoria Road AM 0.89 14 A 62

PM 0.70 11 B 80

I-18 New Line Road and Castle Hill Road AM 0.87 28 C 318

PM 1.04 54 D 314

Note: Intersection of Old Northern Road and Glenhaven Road upgraded based on plans from The Hills Shire Council Intersection modelling for New Line Road intersections south of Hastings Road undertaken based on Aimsun model without corresponding 2016 traffic surveys. Average delay for sign and roundabout controlled intersections reported for the most delayed movement


8.2.11. Transport Infrastructure

The transport assessment for this study has identified several pieces of infrastructure to provide for future development within the South Dural development and attempt to change travel behaviour to reduce road network upgrades. It is envisaged that the development would contribute to the cost of this infrastructure. In some instances, where the infrastructure provides a regional benefit, this contribution may be for only a part of the full cost.

Transport infrastructure to support developmentA list of the transport infrastructure projects suggested for the South Dural development has been compiled from section 5. The list does not include local infrastructure such as internal roads, footpaths and internal intersection treatments, as these will be dealt with at the master plan stage. The list shown in Table 30 is based on the assessment for the development outlined in Section 4 and used the traffic modelling results from the Aimsun traffic model.

Table 30. List of transport infrastructure suggestions for the South Dural development

Transport mode Transport infrastructure

Pedestrian Additional crossing facilities:• New refuge (or signalised pedestrian crossing) on:• Old Northern Road near the Lorien Novalis School• Old Northern Road at Franlee Road• Old Northern Road near the bend between Kenthurst Road and

Derriwong Road• New Line Road north of the 252 New Line Road roundabout.• Pedestrian crossing facilities at newly signalised intersections.• Add pedestrian crossing facility to the existing traffic signals at the

intersection of• New Line Road and Hastings Road, across the Hastings Road

approach.Footpaths around the development as part of the proposed road widening of Old NorthernRoad and New Line Road

Cycle Incorporate cycle facilities (either as kerbside lanes or a widened shared pedestrian path) as part of the proposed road widening of Old Northern Road and New Line Road.

Bus • Eight new bus shelters with seating and a bicycle rack.• Three new bus stops with U-Stems.


Transport mode Transport infrastructureRoad network Road widening to two lanes in each direction:

• Old Northern Road between New Line Road and Castle Hill Road• New Line Road between Old Northern Road and Sebastian Drive• New Line Road between Hastings Road and Purchase Road• New Line Road between Boundary Road and Castle Hill Road

Intersection upgrades to:• Old Northern Road and Hastings Road• Old Northern Road and Gilbert Road• Old Northern Road and Glenhaven Road ( in addition to planned

upgrade)• Old Northern Road and Kenthurst Road• Old Northern Road and New Line Road• New Line Road and Sebastian Drive• New Line Road and Hastings Road• New Line Road, County Drive and Shepherds Road• New Line Road and Boundary Road• New Line Road and Victoria Road• New Line Road and Castle Hill Road

Infrastructure timing

An assessment potential timeframes for the suggested transport upgrades is shown in Table 31. These are approximate, based on the strategic nature of the assessment. This list requires further consultation with the relevant agencies and are not current government policy.

Table 31. Indicative timing of infrastructure

By year Transport mode Infrastructure upgrades

2026 Pedestrian • Additional crossing facilities:• New refuge (or signalised pedestrian crossing) on:• Old Northern Road near the Lorien Novalis School• Old Northern Road at Franlee Road• Old Northern Road near the bend between Kenthurst

Road and Derriwong Road.• Footpaths on the southern/eastern side of Old

Northern Road from New Line Road to Glenhaven Road.

Cycle • Incorporate cycle facilities on Old Northern Road and New Line Road.

Bus • Three (3) new bus shelters with seating and a bicycle rack

• Three (3) new bus stops with U-Stem


8.2.12. Road Upgrade Cost Estimate

Cost estimates for the road upgrades are provided in the WSP Transport Management and Accessibility Plan. This provides a high level estimate of costs for the road upgrades and assigns a responsibility for the delivery of the upgrades. The delivery and funding model proposed is outlined in the accompanying Business Case and Infrastructure Strategy.

8.3. Water Cycle and Flood ManagementA Water Cycle Management Plan has been prepared by Cardno, and is included in Appendix M. The plan outlines where all water management controls are to be located in the Structure Plan and has informed the preparation of the site specific Development Control Plan (DCP). The Plan focuses on managing and integrating the available water resources by combining the considerations of water supply and stormwater services.

In order to achieve efficient use of potable water, the installation of water saving devices and rainwater tanks is recommended as well as water re-use for toilet flushing and garden irrigation.

In addition to traditional detention basin water management techniques, on-lot rainwater tanks, raingardens, gross pollutant traps and bio-retention systems incorporated into detention basins are proposed. The measures proposed satisfy Hornsby Shire Council water quantity and quality measures. The result being the South Dural development would have no adverse effects on flood risk for South Dural.

8.4. Services and UtilitiesAn Infrastructure Services Assessment to support the Planning Proposal has been prepared by Cardno and is included at Appendix L. The purpose of this assessment was to provide an early indication of the constraints and opportunities for the provision of utility service infrastructure to serve South Dural and to demonstrate the manner in which it is intended to deliver this infrastructure.

A summary of the investigation’s findings and conclusions for the following is provided below:• Electricity services;• Sewer services;• Potable water services;• Gas services; and• Telecommunication

8.4.1. Electricity Services

The site is currently serviced by Endeavour Energy and Ausgrid who will serve as the certifying authority for all electrical reticulation design to be prepared for the precinct. There is an existing 66kV overhead (OH) transmission line running through the site extending from Hastings Road in a northerly direction. The existing properties off New Line Road are currently supplied by Ausgrid and the properties along Old Northern Road are supplied by Endeavour. The existing electrical reticulation will be configured within the proposed collector road network with provisions for extensions into the local road network as it evolves.

The future developments can be serviced for the required electrical demands from a proposed zone substation to be provided by Endeavour and Ausgrid as part of the South Dural precinct. Both Endeavour Energy and Ausgrid have confirmed the availability of services for the precinct and are currently reviewing opportunities and site requirements for zone substation location. The cost of the high voltage feeders from the zone substation and street light reticulation within the site will be borne by the developer.

8.4.2. Sewer Services

A Sydney Water 450mm diameter sewer carrier is currently available to the site at the intersection of New Line Road and Hastings Road. This carrier main would have to be extended within the development to service the


new dwellings. The work required will consist of construction a new mains carrier with branch mains to service each of the villages. The new sewer carrier will service all stages of the future development via gravity sewer. Each village will drain via internal reticulation into the branch mains and eventually back in to the mains carrier. The preliminary costs for waste water services have been calculated at $4.32 million for sewer reticulation and $3 million for upgrades to lead in infrastructure.

8.4.3. Potable Water

The site is currently serviced with drinking water from Sydney Water’s Prospect North trunk water delivery system in conjunction with the Dural South and Dural Elevated water supply reservoir zones. Sydney Water’s high level holistic assessment indicates that both systems need water main amplifications as early as 2020 to accommodatethe proposed growth in the region. The site is currently serviced by two DN100 mains which will require an upgrade in sizing and capacity. The required sizing can be determined via detailed modelling and the nearest main for connection can be determined as part of future development applications and investigations at the precinct planning phase. The preliminary costs for water services have been calculated at $1.8 million for water reticulation and $20,000 for lead in works.

8.4.4. Gas Services

Existing Jemena natural gas services are present within the Old Northern Road, New Line Road and Hickson Road corridors. The natural gas infrastructure will need to be reticulated along with electricity and telecommunications services in common trenches. Jemena have confirmed that services are capable of being provided to South Dural and will ultimately be responsible for the design and provision of sizing and staging of infrastructure to support the residential areas.

8.4.5. Telecommunications

NBN Co is the infrastructure provider for developments comprising 100 lots or more within its fixed line footprint. The funding and installation of optical fibre for all large greenfield developments is now undertaken by NBN Co as part of the National Broadband Network rollout. The NBN Co has provided a preliminary feasibility statement for the South Dural development.

The developer is responsible for the cost and implementation of a pit and pipe network. It will be up to NBN Co to enter into agreements with developers, contractors and alternative network providers for networks to be built and operated using a wide range of model.

NBN Co may charge developers a contribution of up to 50 per cent of the first $1,000 per lot of capital costs it incurs in providing backhaul. Developers will be liable for up to 100 per cent of backhaul costs in excess of $1,000 per lot.

8.5. ContaminationA Preliminary Site Investigation (PSI) has been prepared by JBS Environmental and is included at Appendix C. Based on the conclusions in the PSI investigation as outlined in Sections 210, there is potential for contamination to exist at the site. Contamination issues associated with soil, soil vapour, surface water and groundwater impacts were identified during the investigation, but were considered unlikely to be of any significance. The identified soil and groundwater impacts contain traces of relatively common containments including asbestos containing materials (ACM) incorporating sheeting and friable asbestos fragments. JBS Environmental suggests that issues stemming from potentially contaminating past uses, predominately agricultural, can be readily dealt with as part of future DAs and are not of a scale that may preclude the rezoning of the site for residential purposes.

JBS Environmental have recommended that future DAs be supported by Preliminary and Detailed Site Investigations consistent with the applicable DCP and relevant provisions of SEPP 55. As part of future Construction Certificate phases for works Hazardous Building Material Surveys would also need to be undertaken to ensure the sites are made suitable in accordance with the NSW Environmental Protection Authority’s Managing Land Contamination: Planning Guidelines.


8.6. Aboriginal HeritageThe Aboriginal Heritage Study prepared by Kelleher Nightingale Consulting Pty Ltd at Appendix D identified that there were no Aboriginal archaeological sites or objects within the precinct. Four (4) areas of moderate archaeological potential were identified based on landform and assessment of likely integrity as identified in Figure 42. The areas are located within the riparian corridors to be retained and conserved in perpetuity as part of the development of the precinct. Outside of these areas, the remainder of the precinct inspected displayed low archaeological potential due to steeply sloping topography and soil conditions.

The proposal is unlikely to significantly impact upon any Aboriginal archaeology based on the findings and conclusions in the Kelleher Nightingale Report. Any areas of moderate archaeological potential are confined to the riparian corridors along the banks of Georges Creek and are unlikely to be affected by any future residential development or work associated with service infrastructure.


Figure 42. Archaeological Potential


8.7. European HeritageA Statement of Heritage Impact was prepared by NBRS Architecture, and is included in at Appendix F. The proposed rezoning of the South Dural study area will not involve any demolition or building works, and will not directly result in any heritage impacts. However, such a process would make future development more likely, so NBRS Architecture provided some recommendations on how to best minimise these potential impacts.

The conservation of locally-significant houses at 585, 617, 621, 637, 671 and 699 Old Northern Road is recommended. Additionally, the maintenance of a historic fence at 621 Old Northern Road and preservation of indigenous trees along the northern boundary is suggested. These initiatives, together with the photography of any items slated for demolition, would ensure the mitigation of any potential heritage impacts that may result from further development. Details of all recommended approaches to heritage preservation are reproduced from the Heritage Assessment below:

• Conserve the house at 671-673 Old Northern Road, Dural. The rear of the house has been altered and extended in recent years. These alterations are not significant and could be removed. The backyard of this property contains recent structures that are not significant. These structures could be removed and other structures built here that do not dominate the listed house.

• Conserve the landscape item along the study area northern frontage to Old Northern Road. This heritage item consists of the retained indigenous trees on the Hornsby (southern) side of the road. Many of these trees would be threatened if this section of Old Northern Road is widened.

• If any building, other structure or landscape item identified in this report as having high-moderate or high significance is to be demolished, it should be recorded photographically according to the Heritage Council publication, ‘Photographic Recording of Heritage Items Using Film or Digital Capture’.

• If any building, other structure or landscape item identified in this report as having moderate significance is to be demolished, the exterior should be recorded photographically with up to four photographs.

Implementation of these recommendations as part of future developments, considered further at the DA stage will ensure that any potential adverse impacts to heritage significance, in particular the historical rural character of the areas is mitigated against.

8.8. Social PlanningA Social Planning Analysis of the proposal has been prepared by Elton Consulting, a copy of which is included at Appendix K. The social infrastructure required to support a socially sustainable community in South Dural includes facilities and services that could be owned and managed by Council, by State Government agencies and by the private and non-government sectors. Social infrastructure requirements have also been considered in terms of the facilities and services that will be provided within the development, and those which will be relied upon in the surrounding area and broader district.

Overall, a forecast of population of around 7,700 people is considered to provide a small catchment able to support only a limited range of local level facilities and services within the development. It will not be large enough to warrant the provision of higher order district and regional level facilities and services, and will instead rely on those provided in the wider area, particularly in Castle Hill Town Centre and Cherrybrook.

8.8.1. Community facilities

Hornsby Shire’s Community and Cultural Facilities Strategic Plan proposes that in future the Shire should contain fewer, larger community facilities to create multi-purpose hubs serving district catchments, replacing the previous practice of providing multiple small facilities to serve local catchments.


The Strategy proposes the following augmentation of community facility floor space in the areas closest to the South Dural site:• Creation of a multi-purpose community hub at Galston with the possibility of library space in the order of

250sqm and multipurpose community space of 500-600sqm;• Provision of an additional multipurpose community space in the Cherrybrook Urban Activation Precinct

area, in the order of 320sqm.

These recommendations were formulated prior to the proposed rezoning of South Dural and do not take account of the forecast population growth at South Dural (i.e. 7.700 people). The threshold that would trigger a requirement for a stand-alone village level facility is around 10,000 people. Accordingly, it is not proposed that the development will contain its own local community centre.

Rather, the proposal will contribute to the provision of off-site facilities, as proposed in Galston and Cherrybrook in the Community and Cultural Facilities Strategic Plan. Based on the floor space benchmark adopted in that Plan of 80sqm/1000 people, Council is likely to require contributions equivalent to 616m2. It will be up to Council to determine precisely how such contributions to off-site facilities might be applied.

8.8.2. Library

As noted previously the closest library provided by Hornsby Shire is the Galston branch library. This is a small, outdated facility that will not be suitable in its present form to meet the needs of the incoming population.As outlined in Hornsby’s Community and Cultural Facilities Strategic Plan, a multipurpose community hub is proposed for Galston with the possibility of library space in the order of 250m2. The development will strengthen the need for an upgrade and expansion of the existing library. The development will need to contribute to the provision of this facility in line with Council’s requirements. A population of 7,700 people would generate a requirement for about 360m2 of additional library floors pace.

8.8.3. Facilities for older people

The social, leisure and recreational needs of older people may be met through programs and activities for older people and the mainstream community delivered within Council’s community facilities located in Cherrybrook and Galston and its existing civic and cultural facilities at the district level. No specific facilities for older people are required or proposed.

8.8.4. Facilities for young people

As for facilities for older people, leading practice now steers away from providing separate facilities just for young people, on the grounds of their under-utilisation for much of the time while young people are at school or work. At the neighbourhood level, the needs of young people for space for social and leisure activities may be met through the proposed multi-purpose community centre spaces in Cherrybrook and Galston, a well-designed public domain, and the open space, sporting and recreation facilities.

8.8.5. Schools and further education

The Department of Education’s guidelines for planning schools in greenfield areas are:• One primary school per 2,000-2,500 new dwellings;• One high school per 6000-7,500 new dwellings; and• One School for Specific Purposes per 17,000 new dwellings.

These guidelines suggest that, with up to 2,900 dwellings proposed, South Dural might need to provide a site for a primary school. However, this is not a standard greenfield site, but is surrounded on three sides by existing residential development that contains a number of established schools. In this situation, the Department’s policy is to optimise use of its existing assets, as its first preference, through solutions such as:• increasing the size, amenity and functionality of existing schools to manage growth;


• renewing existing assets to provide contemporary teaching spaces for students;• realigning school catchment boundaries to appropriately manage growth where possible;• managing enrolments to provide priority to ‘in catchment area’ students; and• using temporary classrooms to manage short term fluctuations in enrolment levels.

New schools will only be established where there are no other options available to use existing sites.

In this context, the Department of Education has advised the following:• The site is zoned within the catchments for Dural Public School and Galston High School.• Both of these schools will be able to accommodate proposed student growth. While the existing teaching

spaces at Dural Public School are currently fully utilised, the site has capacity to accommodate additional teaching spaces. Galston High School is likely to be able to accommodate students from the development within its existing facilities.

• None of the primary or high schools to the south of the development will have capacity to accommodate students from the development. These schools are already very full and will be expected to accommodate student growth arising from the North West Rail Line Corridor Strategy.

Based upon this advice, no provision for a primary school or high school has been made within the site.

The population of South Dural will not be large enough to warrant the provision of tertiary or technical and further education facilities, and will instead rely on those in the wider region.

8.8.6. Public health services

The population will not be large enough to justify the provision of any community health or hospital facilities within the precinct, but will instead rely on those in the wider region.

8.8.7. Emergency Services

The population increase created by the development will not require the provision of additional emergency services. Existing emergency services located in the surrounding areas are well placed to service the new community.

8.8.8. Neighbourhood shopping

For local everyday shopping needs, residents will have close access to Round Corner Shopping Centre and Dural Village Shops on Old Northern Road. For higher order needs, residents will have good access to Castle Towers Shopping Centre at Castle Hill, which includes a major regional shopping centre as well as restaurants, cafes and a cinema.

8.8.9. Childcare and early learning facilities

A number of different forms of childcare and activities for young children are generally provided in a community, including long daycare, family daycare, pre-school, occasional care and playgroups. Additionally, services to support families with young children may be provided. It is not appropriate at this stage of the planning process to try to anticipate the need for the various specific types of services. Childcare centres are a permitted use within residential areas and do not require land to be designated at the master planning stage.

8.8.10. Private schools

Demand for private schools reflects the socio-economic and religious profile of an area as well as the availability of private schools in the surrounding area. There is already a large number of private schools in the surrounding district, and no particular needs for any additional sites at South Dural have been identified to date.


8.8.11. Medical services

A population of around 7,700 people will generate a need for about 8 local general practitioners, based on the Sydney benchmark of one general practitioner per 950 people. Some of this need may be absorbed by existing GP practices, but there is also likely to be demand for additional medical services.

The provision of medical services in most new developments is largely left to market forces, once need can be demonstrated. Medical services in South Dural will be provided by private sector providers, as demand develops.

8.8.12. Welfare and support services

Demand for welfare and support services, including family support, disability and aged care and migrant support services, will reflect the composition of the population and is difficult to predict at this early planning stage. These kinds of services are generally provided as district and regional services serving large population catchments and are ideally located in centres with good access to public transport. South Dural is not considered to provide an appropriate location for welfare and support services.

8.8.13. Residential aged care

The area is well serviced with retirement villages and aged care accommodation and there is no identified need at this stage of the planning process to specifically include more of this type of development. Residential aged care facilities are permitted uses within residential neighbourhoods and so may be provided within the proposed residential areas, without the need to identify sites at this stage.

8.8.14. Places of worship

There are a number of existing places of worship in the surrounding areas which will be able to cater to future needs of the incoming population. At this stage, it is difficult to predict the needs of the population for any additional places of worship. The acquisition of sites for places of worship is generally left to market forces, according to their ability to purchase sites.

8.8.15. Leisure and entertainment opportunities

Entertainment and leisure facilities such as restaurants, cinemas, clubs and pubs are provided on a commercial basis according to market demand. It is anticipated that residents will rely on the commercial centres at Castle Hill and Cherrybrook for a range of leisure and entertainment opportunities, consistent with their status as town centres. The new population of South Dural will contribute to demand for these types and facilities and help enhance their viability. Cultural facilities such as spaces for performing and visual arts are provided on a regional basis for large population catchments. Existing facilities will have capacity to absorb the modest demand likely to be generated by the South Dural Precinct.

In regards to open space, all necessary requirements are expected to be met. A commitment has been made to ensure all dwellings are within five minutes walking distance of open space, together with the guarantee of a (minimum) 0.5 ha park for each village. Based upon Hornsby Shire’s estimates the development will generate the need for two playing fields, which can be accommodated on-site, subject to more detailed land use planning. If the site’s steep terrain and fragmented land ownership do not permit this, offsite space will be investigated.

On the basis of the above, the proposal is considered to have numerous positive social impacts for the planned future community of South Dural.


8.9. Bushfire RiskA bushfire risk assessment has been prepared by Ecological Australia, and has been included in Appendix I. The South Dural location was thoroughly assessed and found to be of an acceptable risk level, based upon its ability to provide compliant Asset Protection Zones (APZs) within the subject site from the edge of those significant riparian corridor areas. As such, the assessment demonstrated that the land was capable of accommodating future development, provided it followed the usual protection measures prescribed by s.117 (2) Direction 4.4 – ‘Planning for Bush Fire Protection’.• Ecological devised a number of strategies as part of their reporting to mitigate the risks associated with

bushfire including:• Ensuring adequate setback from bushfire prone vegetation (APZs); • Integrating non-combustible infrastructure within APZs such as roads, easements and parking areas. An

emphasis is placed on APZs within perimeter roads and front yard setbacks; • Ensuring adequate access and egress from the study area through a well-designed road system; • Considering the adequacy of water supply and the delivery of other services (gas and electricity); • Providing temporary APZs during any staged development; • Providing for effective and ongoing management of APZs; and • Considering construction standards (AS3959) implications for future developments depending on

development type.

Risk mitigation measures such as the integration of non-combustible materials, efficient road access corridors, adequate water supply and ongoing management of the APZ where provided as part of future developments will sufficient minimise the risks to life and property in accordance with Planning for Bushfire Protection.

8.10. Economic AssessmentMacro Plan Dimasi undertook an economic impact assessment of the South Dural Planning Proposal (refer to Appendix L). This report examines the potential economic impacts that could ensue from the proposed rezoning, including:• impacts on the surrounding centres hierarchy;• other economic and employment impacts; and• examines the appropriateness of the residential development in the context of the surrounding residential

market, having regard to major infrastructure projects occurring in the region.

Trade area population growth, supermarket demand and market gapA potential main trade area that could be served by potential retail/commercial facilities, were they to be established within the site has been established. The primary sector is defined in accordance with the subject site boundaries, and the broader main trade area also includes two secondary sectors (refer to Figure 40). The main trade area population is estimated at 25,500 as at June 2015, including only 600 residents within the key primary sector. By 2036, the primary sector population is estimated to reach around 9,150 persons, and with some moderate growth in the surrounding secondary sectors, the main trade area population could potentially reach 37,300 persons by 2036.

The main trade area population currently generates demand for around 10,300m2 of supermarket floor space (allowing for some leakage to higher order retail centres). There is only around 8,000m2 of supermarket supply in the main trade area (3,756m2 Woolworths supermarket and 1,350m2 Aldi supermarket at Round Corner; a 350m2 IGA at Dural; a 250m2 IGA and a new 1,300m2 Aldi at Galston; and a 400m2 Foodworks at Kenthurst), which means there is an existing market gap of around 2,300m2 of supermarket floor space. With future population growth, the market gap is expected to increase by a further 6,600m2 by 2036, resulting in a total market gap of 8,900m2 – assuming no additional supply.


Future competitionA Development Application (DA) has been submitted for Skyline Dural, a mixed-use residential and commercial development proposed on the lot immediately south of Round Corner, which is planned to include around 2,400m2 of retail floor space (including a supermarket of 1,559m2 (1,078m2 481m2 back of house), three restaurants, and seven specialty retailers) as well as 2,500m2 of commercial uses on Level 1. With only a small supermarket floorplate, this would likely be tenanted by the likes of IGA or a boutique grocer like Harris Farm Markets or About Life. This DA is still under assessment.

A planning proposal has been submitted to Hornsby Council for the rezoning of land at 268 - 274 New Line Road, Dural from IN2 to B2 – Local Centre, adjacent to the site. This site is located immediately east of the Dural Hotel, just south of the roundabout intersection with Old Northern Road. The proposed rezoning would allow for the development of a new two storey mixed use development including a full-line supermarket based shopping centre (of around 5,600m2), bulky goods retail premises and other supporting non-retail uses (e.g. child care, gym, office etc). The site currently consists of a mixture of bulky goods and industrial uses. Hornsby Council resolved to forward the planning proposal to the Department of Planning and Environment in April 2016.

Figure 43. Potential Main Trade Area


Recommended retail/commercial provisionThe analysis has shown there is a moderate existing market gap for additional supermarket facilities within the trade area. The proposed 1,559m2 supermarket at the Skyline Dural development would contribute to some of this gap being taken up, and the potential development of a 4,200m2 supermarket at the New Line Road site would generally help to satisfy the future supermarket demand generated by the main trade area population.

The New Line Road site (i.e. Dural Service Centre) represents a good location for a new convenience based local centre to serve the existing and future population around Dural, given its prominent position on New Line Road (with in excess of 20,000 VPDs); the site’s current role and function within an existing bulky goods retail precinct; and its proximity to the SDUIA subject site – which is where most of the future population growth in the surrounding region will be accommodated. Given the comprehensive retail offer provided at Round Corner and the proposed retail developments being considered at Skyline Dural and New Line Road, we do not recommend that a dedicated business zoned retail centre be provided within the site. The new development at New Line Road is likely to consist of a mix of full-line supermarket facilities, supporting convenience oriented specialty retail and supporting commercial/community oriented services.

The new population is expected to generate some demand for non-retail services such as medical facilities, entertainment, childcare, schools as well as local jobs/employment, which would be available for capture by existing facilities and proposed new facilities. Some ancillary retail/commercial uses could potentially be provided within the residential zone in the subject site, depending on the list of permissible uses outlined in the planning proposal.

Estimated retail and commercial trading impactsWithout a planned retail centre, the proposed rezoning and subsequent development of the site will result in positive trading impacts on the surrounding centres. The new population is estimated to generate annual retail expenditure of around $156 million ($2015) by 2031, including around $55 million in food and grocery expenditure. Much of the food and grocery and convenience oriented retail expenditure generated by this new population would be directed to the existing convenience based centres in the immediate locality, in particular the Round Corner Local Centre (including the proposed Skyline Dural retail development) and the proposed new local centre development at New Line Road – assuming it is approved and proceeds.

Macro Plan Dimasi estimate that the Round Corner Local Centre could benefit from a positive trading impact of around $27 – 28 million ($2015) by 2031, which will help to offset impacts from the new development at New Line Road and the future upgrade of Castle Towers which will include a new Woolworths supermarket. It is also estimated that the proposed new retail centre at New Line Road could benefit by around $21 - 22 million ($2015) by 2031. Smaller centres at Dural, Kenthurst and Oakhill would also likely see some positive uplift in sales volumes as a result of the proposed development of South Dural. Surrounding higher order retail centres such as the Castle Hill Major Centre (+$32 million), Norwest Business Park, Rouse Hill Town Centre and surrounding bulky goods retail precincts such as those at Castle Hill and Dural will benefit from the higher order, discretionary retail expenditure demand generated by the new population.

The new population is expected to generate some demand for non-retail services such as medical facilities, entertainment, childcare, as well as local jobs/employment, which would be available for capture by existing facilities and proposed new facilities. This demand is expected to be captured by existing businesses/facilities within the surrounding centres network, and additional facilities are likely to be provided in new centres/developments in the surrounding region.

Employment and economic multiplier impactsThe proposed development of the subject site will result in considerable economic multipliers and employment benefits, both directly and indirectly, across the economy, namely:• The total production value of the construction of dwellings at the subject site is $1.16 billion (in nominal

terms and around $230 million for civil works, over the course of the project.• Approximately 750 direct jobs per annum could be created during the development of the subject site,

equivalent to approximately 3 jobs per dwelling per annum.


• Approximately 800 – 900 workers would be mobile and would not require immediate proximity to rail infrastructure; while the remaining 3,550 of these workers would be working in jobs in centres/precincts. The relatively proximity of the subject site to major employment precincts such as Castle Hill and Norwest and the new rail line (which will have commuter parking) mean that many of these workers may only need to undertake short private vehicle trips in order to access employment.

• Approximately 50,000 new jobs are planned within the precincts around the new rail corridor within around 10 km of the subject site. Incoming residents to South Dural are likely to contribute to some of this jobs growth.

Appropriateness of new residential developmentThere are a number of major residential growth areas across the surrounding region including the significant North West Priority Growth Area (NWPGA) and priority precincts along the Sydney Metro Northwest rail corridor. In total, there are five significant precincts identified within approximately 10km of the site that could provide a further 28,000 new residential dwellings over the longer term (including 24,000 or so in the metro corridor precincts).

Much of the residential stock being planned around the metro corridor precincts will be medium-high density and will generally serve a different market to the low-medium density lifestyle housing planned in South Dural. The South Dural residential market positioning would be as a lifestyle/ecological residential estate that leverages off the central corridor of native forest.

Whilst the proposal represents only 10% of the identified number of dwellings planned in the five new precincts, it well help to contribute to the future growth targets for the Hornsby Shire over the next 20 years, which is projected to grow by a further 40,000 persons over this timeframe (according to the NSW DPE Population and Housing Projections). Indeed, this additional population would be equivalent to around 20% of this total housing target.

There is a pressing need for more apartments and townhouses in the Hornsby Shire. There have been numerous projects with the Hornsby city centre, but few beyond this location. Steep inclines across many parts of the LGA make it difficult to find suitable sites for apartment projects. Parts of the site can deliver on this though. New apartments provide a critical addition of more affordable housing and an option for older household wishing to downsize but remain in the area. South Dural will be very attractive for local empty nesters and retirees.


9. ConclusionSECTION

9. Conclusion

This planning proposal is submitted to Council in support of a Gateway Determination (Ref. PP_2014_HORNS_002_00) under section 56 of the EP&A Act in relation to a 240 hectare parcel of infill land at New Line Road, Old Northern Road and Hastings Road, South Dural. The Gateway Determination states that the rezoning of South Dural for urban purposes should proceed, subject to conditions.

The rezoning of South Dural will allow for a new eco-residential community comprising up to 2,900 dwellings in a natural forest setting, new roads and infrastructure, active and passive open space (sporting fields and parks) and opportunities for shared pedestrian and cycle paths, both within and external to the site. The proposal includes the potential retention of approximately 62 hectares of threatened and endangered native forest and vegetation along Georges Creek.

The planning proposal sets out a plan to deliver South Dural. It is supported by a biodiversity strategy that sees the special ecological and scenic values of the site preserved, a servicing and water strategy that demonstrates how infrastructure can be delivered in a timely and efficient manner and establishes a new planning framework to guide future precinct planning. It also includes an offer by the Lyon Group and Folkestone Joint Venture for the delivery of State infrastructure and services, to the value of $27.7 million, to meet the future demands of South Dural.

The South Dural Planning Proposal offer put forward comprises:• $125 million of local infrastructure (Section 94 costs);• $73 million of non-government funded state road infrastructure;• $10 million of non-government funded lead in utility infrastructure; and• $2.5 million of non-government funded planning costs.

The planning proposal is supported by a Structure Plan which represents the overall planning framework and preferred outcomes for South Dural. The Structure Plan includes:• approximately 113 hectares of infill residential land;• five (5) village precincts and up to 2,900 dwellings;• retention of up to potentially 62 hectares of Blackbutt Gully Forest, Sydney Turpentine Ironbark Forest,

Shale Sandstone Transition Forest and Blue Gum High Forest;• utilisation of all existing roads, new collector roads and identification of future access points;• sporting field and local parks;• potential shared pedestrian and cycleway network; and• potential location of water detention basins.

The strategic justification for the rezoning of South Dural was first demonstrated by the identification of South Dural as a ‘strategic investigation site’ in March 2013 as part of the then Department of Planning and Infrastructure’s Potential Home Sites Program, being seen as a ‘strategic fit’ in terms of planned growth and urban policy. Whilst the site was seen as a ‘strategic fit’, its multiple land owners, fragmented ownership, long lead times and potential cost of infrastructure to the government posed a challenge for delivery. Notwithstanding, the Government’s review of the program concluded that South Dural was a strategic location for housing due to Council support and urban proximity, being bound on three sides by existing urban development with potential to contribute to a planned pattern of growth and going some way in meeting Sydney’s future housing needs. In particular, the site was found to be highly accessible, due to its proximity to Castle Hill and to the planned North West Rail Link stations at Castle Hill and Cherrybrook. The planning proposal that was submitted and later endorsed by Council in December 2013 and subsequent Gateway Determination received in March 2014 to proceed with the planning proposal further demonstrates Council’s and State Governments continued commitment to support the rezoning of South Dural.

The project will go some way in addressing Australia’s national housing affordability and supply crisis. In recent years, house prices have risen significantly, particularly in Sydney, at a higher rate than consumer prices


and median incomes, impacting housing affordability. Less Australian households own their house outright than ever before, with most households either having a mortgage or renting. In 2012 the former National Housing Supply Council estimated cumulative shortfall over the period 2001-2011 had reached 228,000 dwellings, and forecast this to increase to around 370,000 dwellings by 2016 and 670,000 by 2031. Recent pronouncements by all levels of Government agree that the contributing causes of the housing affordability crisis are inadequate housing supply in the market, complex planning systems and high infrastructure levies. All levels of Government have developed policy framework to address housing affordability across Australia.

The successful development of South Dural is important if the high level of ongoing housing demand in Sydney is to be met. Strong population growth is anticipated over the coming decades, particularly in the major cities and centres. The site is considered crucial to the delivery of the additional housing required to meet the needs of the rapidly growing population of the region. Without new housing supply to meet demand, prices can be expected to escalate rapidly, with corresponding declines in affordability.

The rezoning of South Dural will contribute to the supply to market of appropriately located land that can sustainably accommodate up to 2,900 dwellings over the next 15 years. This new housing is within proximity to the new North West Rail link and planned stations and centres at Castle Hill and Cherrybrook. The north-western corner of the site is capable of timely and well planned development with construction within this part of the site anticipated to commence in 2019.

The proposal has the potential to secure long term conservation outcomes for existing threatened and ecologically endangered vegetation communities within the site, adjacent to Georges Creek, in perpetuity. In addition it will provide new local parks and kick-a-bout spaces for new residents and visitors to the area and pedestrian and cycle networks that have the opportunity to connect to the ever expanding surrounding network.

The ecological constraints mapping provided has been utilised during the development of the rezoning proposal in order to achieve the best possible ecological outcome for the site, the community and future generations. The current proposed rezoning plan has avoided rezoning areas of high, medium or low ecological constraints (aside from acacia regrowth) for urban development in aims of excluding them from future development under this proposal. The proposal has used differing housing typologies in order to retain vegetation wherever possible. For example the use of higher density housing and green spaces within areas that contain low ecological constraints in order to retain scattered trees. The retained vegetation will provide flora and fauna habitats and wildlife corridors within the broader landscape and may provide opportunities in the future to enhance the long-term viability of vegetation, habitats as well as riparian and wildlife corridors.

In addition to the ecological benefits, the proposal has a number of positive social impacts:• The forecast population of around 7,700 people is considered to provide a small catchment that will

create only modest demands for community facilities and human services;• The demand for community and library facilities will be met by augmenting existing facilities in Galston and

Cherrybrook in line with Council’s Community and Cultural Facilities Strategic Plan;• The extensive bushland and riparian corridors that bisect the site present opportunities to create a

network of adjoining open space that will include parks and linear connections suitable for walking, cycling and a range of informal recreation activities, in line with the likely needs of the future population;

• All dwellings will meet the minimum requirements of being within five minutes walking distance from open space;

• Each village will contain a park / local reserve having a minimum usable area of 0.5 hectares.

The proposal will result in considerable economic benefits, including:• The new population is estimated to generate annual retail expenditure of around $156 million by 2031,

including around $55 million in food and grocery expenditure per annum.• The local centre at Round Corner could benefit from a positive trading impact of around $27 – 28 million

($2015) by 2031 – this will assist in offsetting impacts from the new development at New Line Road and the future upgrade of Castle Towers.

• The proposed new retail centre at New Line Road could benefit by around $26 - 27 million ($2015) by 2031 as a result of South Dural. With smaller centres at Dural, Kenthurst and Oakhill also likely see some


positive uplift in sales volumes as a result of the proposal.• Surrounding higher order retail centres such as the Castle Hill Major Centre (+$29 - 30 million), Norwest

Business Park, Rouse Hill Town Centre and surrounding bulky goods retail precincts such as those at Castle Hill and Dural will benefit from the higher order, discretionary retail expenditure demand generated by the new incoming population of South Dural. The creation of around 750 direct jobs per annum during construction.

This Planning proposal will positively change the character of South Dural, it will benchmark the way in which people live and will bring significant environmental, social and economic benefits to the Hornsby Shire. The Planning Proposal is worthy of Council and the department’s continued support.


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Documents

SECTION 5. Structure Plan - Hornsby Shire · 5.3. Precincts and Land Uses. The Structure Plan has been developed around a concept of five village precincts, with each village precinct