Planning Proposal - Wollongong City Council - NSW Government
Planning Proposal - Wollongong City Council - NSW Government Planning Proposal - Wollongong City Council - NSW Government
Centres Policy 5 , “a net community benefit arises where the sum of all the benefits of a development or rezoning outweighs the sum of all costs.” The following assessment of net community benefit is based on the Evaluation Criteria (p.25) from the Draft Centres Policy. (a) Will the LEP be compatible with agreed State and regional strategic direction for development in the area (eg land release, strategic corridors, development within 800 metres of a transit node)? As noted above, the proposal accords with the Illawarra Regional Strategy (IRS) as well as the Wollongong Housing Strategy 2005. It will increase the amount of aged care accommodation within the Wollongong LGA. (b) Is the LEP located in a global/regional city, strategic centre or corridor nominated within the Metropolitan Strategy or other regional/subregional strategy? Yes, the site is covered by the IRS. (c) Is the LEP likely to create a precedent or create or change the expectations of the landowner or other landholders? The proposal is unlikely to create a precedent as seniors housing has a low rate of return on investment and there is a shortage of suitable sites on the city fringe that can accommodate such development. The proposal will change the expectations of other landowners if greater height and FSR are permitted for other permissible uses in the B4 Mixed Use zone. (d) Have the cumulative effects of other spot rezoning proposals in the locality been considered? What was the outcome of these considerations? We are unaware of any other spot rezoning proposals in this locality. The current LEP is very new and other proposals are few in number, if any. (e) Will the LEP facilitate a permanent employment generating activity or result in a loss of employment lands? The proposal, to rezone the land B4 Mixed Uses will facilitate permanent employment generating activities on the site. Once fully operational, the Assisted Living/Independent Living Units (ILU’s) and the Residential Aged Care Facility are expected to employ in the order of 190 people. These positions will be distributed as 70 temporary and 120 permanent with the workers operating in shift patterns due to 5 Draft Centres Policy - Planning For Retail And Commercial Development. April 2009. NSW Department of Planning. Warrigal Care – Planning Proposal 9
the nature of the use. The existing businesses occupying the site employ a total of 15 to 20 people. (f) Will the LEP impact upon the supply of residential land and therefore housing supply and affordability? Yes. The proposal will have a positive impact on seniors housing supply, a specified need within the Wollongong LGA. It will also have a positive impact on the availability of affordable seniors housing (by increasing supply). (g) Is the existing public infrastructure (roads, rail, utilities) capable of servicing the proposed site? Is there good pedestrian and cycling access? Is public transport currently available or is there infrastructure capacity to support future public transport? Corrimal Street is serviced by Premier Illawarra buses which pass the site every 20-30 minutes. These provide access to Shellharbour to the south and the CBD and Wollongong railway station to the north and north-west. The nearest bus stop is located approximately 65m from the subject site. Coniston Railway Station is 1.8km away, while Wollongong Railway Station is located 2.2km from the site. A local taxi service operates in the area. Given that some of the services listed above are located more than 400m from the site, are of a variable gradient and are not accessible by a formed footpath, a number of mitigation measures will be required: • Onsite retail spaces, consulting suites and a business centre are proposed. These will reduce the need for less mobile residents to travel away from the site; and • A community bus for the use of residents of the proposed development is proposed, reducing the reliance on public transport. (h) Will the proposal result in changes to the car distances travelled by customers, employees and suppliers? If so, what are the likely impacts in terms of greenhouse gas emissions, operating costs and road safety? The proposed development will be a new aged care facility, employing approximately 190 people. No information on travel distances of employees is yet available. (i) Are there significant Government investments in infrastructure or services in the area whose patronage will be affected by the proposal? If so, what is the expected impact? The proposal might have a small positive effect on the patronage of the local bus service (privately owned) and the train services that operate between Bomaderry and Sydney each day (Government owned and operated). However, the affect will be minor as the number of residents that will utilise these services is not expected to be significant. Warrigal Care – Planning Proposal 10
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Centres Policy 5 , “a net community benefit arises where the sum of all the benefits of a<br />
development or rezoning outweighs the sum of all costs.”<br />
The following assessment of net community benefit is based on the Evaluation<br />
Criteria (p.25) from the Draft Centres Policy.<br />
(a) Will the LEP be compatible with agreed State and regional strategic direction<br />
for development in the area (eg land release, strategic corridors,<br />
development within 800 metres of a transit node)?<br />
As noted above, the proposal accords with the Illawarra Regional Strategy (IRS) as<br />
well as the <strong>Wollongong</strong> Housing Strategy 2005. It will increase the amount of aged<br />
care accommodation within the <strong>Wollongong</strong> LGA.<br />
(b) Is the LEP located in a global/regional city, strategic centre or corridor<br />
nominated within the Metropolitan Strategy or other regional/subregional<br />
strategy?<br />
Yes, the site is covered by the IRS.<br />
(c) Is the LEP likely to create a precedent or create or change the expectations of<br />
the landowner or other landholders?<br />
The proposal is unlikely to create a precedent as seniors housing has a low rate of<br />
return on investment and there is a shortage of suitable sites on the city fringe that<br />
can accommodate such development.<br />
The proposal will change the expectations of other landowners if greater height and<br />
FSR are permitted for other permissible uses in the B4 Mixed Use zone.<br />
(d) Have the cumulative effects of other spot rezoning proposals in the locality<br />
been considered? What was the outcome of these considerations?<br />
We are unaware of any other spot rezoning proposals in this locality. The current LEP<br />
is very new and other proposals are few in number, if any.<br />
(e) Will the LEP facilitate a permanent employment generating activity or result<br />
in a loss of employment lands?<br />
The proposal, to rezone the land B4 Mixed Uses will facilitate permanent employment<br />
generating activities on the site. Once fully operational, the Assisted<br />
Living/Independent Living Units (ILU’s) and the Residential Aged Care Facility are<br />
expected to employ in the order of 190 people. These positions will be distributed as<br />
70 temporary and 120 permanent with the workers operating in shift patterns due to<br />
5 Draft Centres Policy - <strong>Planning</strong> For Retail And Commercial Development. April 2009. <strong>NSW</strong> Department of<br />
<strong>Planning</strong>.<br />
Warrigal Care – <strong>Planning</strong> <strong>Proposal</strong> 9
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