SUBMISSION SYDENHAM TO BANKSTOWN URBAN ......2019/08/17 · Submission on behalf of various land...

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Empire Consultancy Services Pty Ltd (ABN: 88 618 527 512)

www.empireconsult.com.au

Ms Carolyn McNally 19 August 2017 Secretary Our ref: 201708 NSW Department of Planning and Environment GPO Box 39 SYDNEY NSW 2001

Dear Carolyn

SUBMISSION – SYDENHAM TO BANKSTOWN URBAN RENEWAL CORRIDOR REVISED STRATEGY - JUNE 2017

ON BEHALF OF VARIOUS LANDOWNERS AT HERCULES STREET (EAST) DULWICH HILL

I write to the NSW Department of Planning and Environment (DPE) on behalf of our clients, the landowners

of 57, 61, 63, 65, 67, 69, 71 and 73 Hercules Street, Dulwich Hill (Hercules Street East) with respect of the

Sydenham to Bankstown Urban Renewal Corridor Revised Strategy - June 2017 (Revised Strategy),

specifically regarding the Dulwich Hill Station Precinct.

The Revised Strategy plans for 35,400 new homes and 8,700 jobs across the corridor over the next 20 years.

Dulwich Hill Station Precinct is forecast to yield 2000 of the proposed new homes under the Revised

Strategy. The Strategy provides a holistic urban renewal plan that also encourages and coordinates

infrastructure, services and upgraded amenities throughout the corridor to support the community.

It is understood that DPE is seeking submissions on the publicly exhibited Revised Strategy until 3

September 2017. Empire Consultancy Services Pty Ltd has undertaken an assessment of the Revised

Strategy and supporting documentation, and prepared a submission on behalf of various landowners

within Hercules Street East. A copy of the submission is provided at Attachment A.

The submission expresses in-principle support for the NSW Government’s Revised Strategy. The support is

for the unprecedented scale and commitment to the investment and coordinated delivery of

infrastructure, aligned to provisions for increased new housing supply and job growth in highly accessible,

well-located and serviced areas, and supporting new high-quality community spaces and services

consistent with best practice planning and sustainability in the Dulwich Hill Station Precinct. However,

there are two issues that require assessment and amendments to the Revised Strategy. These issues form

the basis of this submission and relate to the proposed building height at Hercules Street East, and the

proposed new 12-metre wide street connecting Terrace Road to the new linear park along the railway line.

We thank DPE in advance for considering this submission. We trust that the Revised Strategy will be

reviewed, amended accordingly and promptly endorsed to ensure certainty in the planning system and

support the much-needed activation and enhancement of the Dulwich Hill Station Precinct.

Should you have any questions or wish to discuss this submission, please do not hesitate to contact me via

email at [email protected] or 0412 101 515.

Kind regards

Lise Hamor BTP (UNSW) MEL (USYD) Director Attachment A – Submission - Sydenham - Bankstown Urban Renewal Corridor Revised Strategy - Hercules Street, Dulwich Hill

mailto:[email protected]

Submission on behalf of various land owners of

Hercules Street, Dulwich Hill (Hercules Street East)

Sydenham to Bankstown Urban Renewal Corridor

Revised Strategy – June 2017

Submission Sydenham to Bankstown Urban Renewal Corridor

Revised Strategy - June 2017

Dulwich Hill Station Precinct

on behalf of land owners at 57, 61, 63, 65, 67, 69, 71 and 73 Hercules Street,

Dulwich Hill (to be known as ‘Hercules Street East’)





Submission Sydenham to Bankstown Urban Renewal Corridor

Revised Strategy - June 2017

On behalf of 57, 61, 63, 65, 67, 69, 71 and 73 Hercules Street, Dulwich Hill

Prepared under instructions from Landowners of the abovementioned addresses

Submitted to NSW Department of Planning and Environment

Version Final

Date 19 August 2017

Internal Document ID 201708

Submission prepared by Empire Consultancy Services Pty Ltd (ABN 88 618 527 512)

[email protected]

www.empireconsult.com.au

About Empire Consultancy Services Pty Ltd is a boutique practice, located in Sydney, offering a range of independent strategic and statutory town planning, policy and Government relations expertise and services. The company has been formed to guide clients to achieve enhanced outcomes that contribute to the future shape and form of places and communities across NSW.

Disclaimer While every reasonable effort has been made to ensure that this document is correct at the time of publication, Empire Consultancy Services Pty Ltd, its agents and employees, disclaim any and all liability to any person in respect of anything or the consequences of anything done or ommitted to be done in reliance upon the whole or any part of this document.

Copyright Empire Consultancy Services Pty Ltd is the owner of the copyright contained in this publication. Other than as permitted by the Copyright Act, and as outlined in the our terms of engagement with our client, this report or any part thereof may not be reprinted, reproduced or used in any other form without the prior written permission of Empire Cosultancy Services Pty Ltd. This report may only be used for the purpose commissioned an unauthorised use is prohibited.

mailto:[email protected]

http://www.empireconsult.com.au/





Contents

1.0 Executive Summary

1.1 Position

1.2 Recommendations

2.0 Introduction

2.1 Overview of the amendments to Sydenham to Bankstown Urban Renewal Corridor

(Revised Strategy) in relation to the Dulwich Hill Station Precinct

2.2 Relevant Background – Hercules Street East

3.0 Site and Surrounds

3.1 Site Location and Context

3.2 Site Description and Analysis

4.0 Dulwich Hill Station Precinct – Issues and Recommendations

4.1 In-principle support of the Revised Strategy, the ongoing commitment to the investment

and coordinated delivery of infrastructure, new housing supply and job growth in the

Dulwich Hill area

4.2 Increase the proposed height at Hercules Street East

4.3 Objection to the proposed new street (12m) connecting Terrace Road to new linear park

along the railway

5.0 Conclusion

Attachments

A Hercules Street East - Landowners submission to the draft Strategy (October 2015)





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1.0 Executive Summary

The Sydenham to Bankstown Urban Renewal Corridor Revised Strategy - June 2017 (Revised

Strategy) plans for 35,400 new homes and 8,700 jobs across the corridor over the next 20

years. The Revised Strategy outlines a vision and principles to support collaborative and

transformative urban renewal that is coordinated with major infrastructure delivery, including

the Sydney Metro City and Southwest Project, that will revitalise the Sydenham to Bankstown

corridor.

The revitalisation of the Sydenham to Bankstown corridor is of high regional significance to

communities, businesses and the environment within the Sydney Metropolitan area. The

Revised Strategy supported by improvements to the mass transit system, has the capacity to

unlock a supply of urgently needed new homes and jobs across the region. This will improve

housing affordability, connectivity and accessibility, make the region more economically

competitive, reduce traffic congestion and support a 30-minute city commute, all of which is

consistent with the broader regional strategic plan, the Central District Plan.

To achieve these outcomes, it is critical that the development potential of the corridor be

realised. The mechanisms for implementation are clear and decisive strategic and statutory

planning measures that support growth around key Centres and Precincts.

The Revised Strategy identifies 11 Station Precincts for renewal, including the Dulwich Hill

Station Precinct. Dulwich Hill Station Precinct is forecasted to yield 2,000 of the new homes

proposed by the Revised Strategy. The focus for the Dulwich Hill Station Precinct Plan seeks

to maintain the ‘village-like’ feel as well as the heritage and environmental conservation areas,

and provide opportunities for new apartments and shops close to heavy and light rail stations.

Amendments to the existing planning controls are required to unlock the potential.

This submission is made to the NSW Department of Planning and Environment (DPE) on behalf

of our clients, various landowners of Hercules Street, Dulwich Hill (Hercules Street East), with

respect of the Revised Strategy exhibited by DPE from 25 June 2017 until 3 September 2017.

This submission specifically concerns the Dulwich Hill Station Precinct, it outlines proposed

amendments to the Revised Strategy to ensure the vision for Dulwich Hill is achieved.

This submission is made, on behalf of landowners at the following addresses:

• 57 Hercules Street, Dulwich Hill,







• 73 Hercules Street, Dulwich Hill.





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1.1 Position

This submission expresses in-principle support for the NSW Government’s Revised Strategy.

The support is for the unprecedented scale and commitment to the investment and

coordinated delivery of infrastructure, aligned to provisions for increased new housing supply

and job growth located in highly accessible, well-located and serviced areas, and supporting

new high-quality community spaces and services consistent with best practice planning and

sustainability in the Dulwich Hill Station Precinct. However, there are two issues that require

assessment and amendments to the Revised Strategy.

The issues that form the basis of this submission relate to:

1. the proposed building height at Hercules Street East (currently proposed as a

‘medium-high residential area’, with a proposed maximum of 8-storeys), and

2. the proposed new 12-metre wide street connecting Terrace Road to the new linear

park along the railway line.

1.2 Recommendations

This submission makes the following recommendations:

Recommendation 1: That the NSW Department of Planning and Environment increase the

proposed height at Hercules Street East, as justified in this submission.

Recommendation 2: That the NSW Department of Planning and Environment adopt an

alternate approach to improve the connectivity and accessibility from

Hercules Street East across the railway line, one that will protect the

opportunity for redevelopment of land at Hercules Street East:

Option A: Preferred Option: Retain the proposed pedestrian

connection, only - Illustrate the proposed pedestrian

connection conceptually only, delete the proposed street

and include a statement within the Revised Strategy to

enable the detailed design of the pedestrian connection as

part of any relevant future development application. This

will enable innovation, flexibility and encourage high

quality public domain outcomes designed to be consistent

with future new development and infrastructure; or

Option B: Relocate the proposed street to a new location along

Hercules Street - Relocate the proposed street to a

location that can improve connectivity and accessibility

and one that will not impact the potential for site

amalgamation or impact potential future dwelling yield. A

possible location is to the south of 101 Hercules Street.

This Government owned land currently provides vehicular

access to the disused land adjacent the railway, there is an

opportunity to incorporate the intended public access.





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2.0 Introduction

2.1 Overview of the amendments to Sydenham to Bankstown Urban Renewal Corridor

(Revised Strategy) in relation to the Dulwich Hill Station Precinct

The Revised Strategy is understood to respond to the various submissions received on the

draft Sydenham to Bankstown Urban Renewal Corridor Strategy exhibited between October

2015 and February 2016 (draft Strategy October 2015). It is understood that a total of 1,800

submissions were received on the draft Strategy (October 2015), covering a range of issues.

Amendments to the Strategy relating to Dulwich Hill Station Precinct are understood to be:

• a new 12 metre wide street connecting Terrace Road to the new linear park along the railway line, and a new pedestrian crossing over the light rail line,

• new transition edges at Hercules Street East to ensure future development is designed to reduce the impact on the existing adjoining land uses,

• an extension of the GreenWay trail between Lewisham and Dulwich Hill to provide a viable means of travelling to key employment centres via bicycle,

• housing yield reductions in various locations within 800 metres of the Stations,

• a potential new entry to the Dulwich Hill Station.

2.2 Relevant Background – Hercules Street East

The landowners of Hercules Street East made a joint submission to DPE (dated 25 January

2016) concerning the draft Strategy (October 2015).

A copy of the submission is provided at Attachment A.

The joint submission generally supported the proposed draft Strategy (October 2015). The

submission acknowledged the opportunities and constraints of Hercules Street East and

supported additional opportunities for increased density in the Precinct. The joint submission

also proposed that the height of Hercules Street East be increased to allow up to 12 storeys.

It is understood that during the course of 2016, a detailed review of the draft Strategy

(October 2015) was undertaken considering issues raised in submissions. This included a

community design workshop (May 2016), architect and urban design review and heritage

studies. It is understood that the feedback is addressed in the Revised Strategy (June 2017).

The submission from the landowners of Hercules Street East does not appear to have been

pursued as part of the Revised Strategy. It is requested that matters raised in the original

submission be considered and incorporated into the next version of the Strategy, particularly

having further considered this submission and aspects raised including:

• the locational advantages and opportunities available on the site,

• comparison of density elsewhere on the corridor with similar attributes, and

• to accommodate some of the housing supply reduced elsewhere on the corridor.





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3.0 Site and Surrounds

3.1 Site Location and Context

The site comprises of 57, 61, 63, 65, 67, 69, 71 and 73 Hercules Street, Dulwich Hill (Hercules

Street East) located within the Inner West Local Government Area (LGA). From a regional

perspective, Hercules Street East is located within the Central District region:

“The Central District is the powerhouse of Greater Sydney and a focal point for jobs,

business and financial activity. It is a District of great natural beauty, rich in lifestyle,

cultural and recreational attractions and including a blend of fast-paced centres,

cosmopolitan urban communities and village-like heritage neighbourhoods.” (Draft Central District Plan, Overview Draft District Plan)

Hercules Street East is very strategically located and highly accessible, it is approximately 7.9

kilometres from the Sydney Central Business District (CBD) and 6.4 kilometres from Sydney

Airport, it is also accessible to a number of Universities and Hospitals. Hercules Street East is

located, in part, 270 metres from Dulwich Grove Station, 700 metres from Dulwich Hill Station

and 850 metres from Hurlstone Park Station. This is the most accessible Precinct across the

entire corridor. The area is also well-supported by local amenities including Dulwich Hill Public

School and St Maroun’s College, open space and recreational areas including Cooks River,

Arlington Recreation Area and Johnson Park, and a range of local businesses.

3.2 Site Description and Analysis

In addition to the locational and contextual advantages, Hercules Street East is unique and

hosts a number of compelling attributes and opportunities:

• The site comprises of approximately 5,500m2, it is predominately rectangular in shape

and positioned to an east-west orientation. Development on the narrow lots

comprises of single-storey dwelling houses, varying in condition, style and age.

• The site is bound by Hercules Street to the west and the railway line to the east. Due

to the locational advantage of Hercules Street being adjacent to the railway and the

wide nature of the Street, adverse impacts arising from redevelopment are minimised.

• It is relatively unencumbered, there are a limited number of landowners and they are

very supportive of transformation in the Dulwich Hill Station Precinct. The landowners

are collaboratively engaged to consolidate the land and ensure a cohesive and

coordinated approach to the redevelopment of the site; and

• The site is under-utilised and suitable for intensified residential redevelopment

considering the location, limited environmental constraints, infrastructure and

services, and the high residential demand across the Precinct.

The location of Dulwich Hill in the broader context is provided in Figure 1, overleaf.

The location of the Hercules Street East within Dulwich Hill is provided at Figure 2, overleaf.

Images of the site and the surrounding development are provided Image 1 to 14, overleaf.





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Figure 1: Dulwich Hill – Contextual Location (Source: Google Images)

Figure 2: Hercules Street East - Location and Context (Source: Google Images)





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Image 1: 57 Hercules Street, Dulwich Hill Image 2: 61 Hercules Street, Dulwich Hill








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Image 9: Existing disused land to the west of the existing railway (image from the rear of 69 Hercules Street). It is important to ensure passive surveillance solutions for any future redevelopment

Image 10: North-facing image from the eastern side of Hercules Street – Hercules Street is very wide

Image 11: South-east facing image of development on the western side of Hercules Street

Image 12: Medium density townhouse development adjacent on Hercules Street East, to the south

Image 13: Residential Flat Building on the western side of Hercules Street

Image 14: North-east facing image onto the low-density dwellings on Hercules Street East that is suitable for redevelopment

Image 1 – 14: Hercules Street (Source: Empire Consultancy Services Pty Ltd)





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4.0 Dulwich Hill Station Precinct – Issues and Recommendations

4.1 In-principle support of the Revised Strategy, the ongoing commitment to the

investment and coordinated delivery of infrastructure, new housing supply and job

growth in the Dulwich Hill area

This submission gives in-principle support for the NSW Government’s Revised Strategy in

relation to Dulwich Hill Station Precinct and Hercules Street East, on the following grounds:

1. The Revised Strategy increases densities around high-capacity and accessible

transport locations that are earmarked for significant planned investment. This

commitment to infrastructure and increased residential densities by the NSW

Government is strongly supported.

Hercules Street East is highly accessible, well located and serviced, as outlined.

Hercules Street East is located in part 270 metres from Dulwich Grove Station, 700

metres from Dulwich Hill Station and 850 metres from Hurlstone Park Station.

Hercules Street East is one of the most accessible locations across the entire corridor,

it should support high residential densities in the interest of sustainability and

capitalising on these services.

2. The Revised Strategy encourages the supply of new housing that is urgently and

critically needed in the local area. The Revised Strategy identifies opportunities to

increase the supply, options and mix of housing in the area to support the community

and improve housing affordability.

Opportunities for additional increased height and density should be considered within

Hercules Street East which can support a range of housing types and contribute to

housing affordability.

3. It will boost local business and trades which have been suffering for many years,

making the area more economically sustainable and competitive within the broader

metropolitan area. Additional employment will require more homes within the

Precincts.

4. Additional residential capacity should be considered in areas already earmarked for

medium-high density, that are underutilised, have low environmental constraints and

are suitable for redevelopment, such as Hercules Street East.

5. Hercules Street East and Dulwich Hill more broadly is well-supported by local

amenities including Dulwich Hill Public School, a range of open space and recreational

areas including Cooks River, Arlington Recreation Area and Johnson Park. Additionally,

these services and infrastructure will be improved pursuant to the Revised Strategy.





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4.2 Increase the proposed height at Hercules Street East

Context

The vision and key priorities for Dulwich Hill Station Precinct are to:

“Provide a range of new homes to suit different lifestyles and budgets including

affordable housing in new developments” (Revised Strategy June 2017)

“Allow for new homes to be built close to the metro stations so that more people live

within a 30-minute commute of major job hubs” (Revised Strategy June 2017)

“Pockets of new residential development will help to bring a greater range of activities

and housing options to Dulwich Hill” (Revised Strategy – Dulwich Hill Chapter 4, p24)

Pursuant to these priorities, Dulwich Hill Station Precinct is forecasted to provide the capacity

for an additional 2,000 dwellings by 2036 under the Revised Strategy. To achieve this target,

the Revised Strategy proposes heights for the various Station Precincts. The Hercules Street

East location is proposed for a maximum of 8-storeys of ‘medium-high’ residential

development.

A Peer Review was undertaken of the draft Strategy (October 2015) and the Hercules Street

Masterplan (prepared by the former JBA Urban Planning Consultants) by Conybeare Morrison

(CM+) in May 2016, as commissioned by DPE.

With respect of height, the Peer Review concluded support for additional height in the locality

relating to the site, stating:

“Opportunities include allowing additional height on some sites close to Dulwich Hill

and Dulwich Grove Stations …”

(CM+ Peer Review June 2017, p15).

This position is acknowledged and support by the Revised Strategy which states:

“Given the topography of the area [Dulwich Hill], the two streets [Hercules Street East

and Terrace Road] are relatively low compared to streets to west including

Terrace Lane and Myra Road, enable the streets to accommodate increased housing

density without substantive off-site amenity impacts or implications for the

wider neighbourhood character of Dulwich Hill” (Dulwich Hill Station Precinct Chapter 4, p20).

Irrespective of these statements or the submission by the landowners to the draft Strategy

(October 2016), no additional capacity has been identified for the Dulwich Hills Station

Precinct or within Hercules Street East within Revised Strategy. Moreover, the Revised

Strategy reduces the capacity for new housing within the Precinct, limiting development

potential on the corridor.





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Issues / Objection

This submission supports increased densities and height within highly accessible and well-

serviced locations to support future population growth and revitalised infrastructure.

The submission proposes that heights be increased within Hercules Street East from 8-

storeys, pursuant to the following justification:

1. Hercules Street East is under-utilised, development on the narrow lots comprises of

single-storey dwelling houses, varying in condition, style and age. The site is suitable

for intensified residential redevelopment to service the strong market demands.

2. The size of Hercules Street East combined is approximately 5,500m2, this is a very large

area and opportunity for this Precinct.

3. It is relatively unaffected by environmental constraints e.g. not heritage affected,

flood impacted, strata-subdivided, and has a good east-west orientation.

4. It is adjacent to the railway and on a wide street, adverse impacts arising from any

future redevelopment will be minimised in this regard.

5. The Revised Strategy increases densities and height around high-capacity and

accessible public transport where substantial investment has been committed.

According to Section 2.2 Methodology used to prepare the 2015 Draft Strategy of the

Revised Strategy, the General Design principles established for the Sydenham to

Bankstown Corridor as a whole seek to:

“Locate the highest density housing within 400 metres of Stations” [Note: this principle

does not stipulate the rail capacity].

Hercules Street East is located in part:

- 270 metres from Dulwich Grove Station;

- 700 metres Dulwich Hill Station;

- 850 metres from Hurlstone Park Station.

Based on this principle, Hercules Street East is one of the most accessible locations

across the entire corridor.

A comparison of proposed heights along the corridor indicates up to 25 storeys under

the Revised Strategy for sites located 400 metres from a railway station, see overleaf.





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Precinct Proposed Height Location

Canterbury Maximum 19-25 storeys 400m of railway

Campsie Maximum 13-25 storeys 400m of railway

Belmore Maximum 9-18 storeys 400m railway

Lakemba Maximum 9-12 storeys 400m railway

Bankstown Maximum 9-12 storeys 400m railway

6. The proposal to increase heights within Hercules Street East is consistent and delivers

the Revised Strategy and the Hercules Street Masterplan, which seeks to:

“Locate density where new amenity is being created, such as adjacent to the

light rail corridor where new open space is proposed and the GreenWay is

being extended” (Revised Strategy, Chapter 4p 17)

7. Amalgamation of sites, limited availability of larger sites and very high residential land

values has been identified by DPE as some of the most significant challenges in

achieving additional new homes in the locality. Without site amalgamation, the

likelihood of implementing the plan will be low.

There are a limited number of landowners and they are very supportive of

transformation in the Dulwich Hill Station Precinct. The landowners are collaboratively

engaged to consolidate the land and ensure a cohesive and coordinated approach to

the redevelopment of Hercules Street East.

8. The Dulwich Hill forecasted dwelling yield is a modest contribution with consideration

to the overall Strategy. The unprecedented State Government investment is a once a

generation opportunity. It is critical that the scale of development is forecasted on a

much longer-term basis given the likely challenges for future redevelopment.

9. Detailed design controls for the site are yet to be developed. Without these controls,

in particular floor space ratio and heights, it is not possible to determine whether the

intended/forecasted dwelling yield for the Hercules Street East is physically able to be

achieved, this is not consistent with the intent to unlock development opportunity

across the corridor. Additionally, by simply setting a maximum number of storeys does

not ensure that the scale of development will be supported or developed.

10. The Revised Strategy identifies opportunities to increase the supply, options and mix

of housing in the area to support the community and improve housing affordability.

Additional development potential at Hercules Street East can considerably contribute

to housing supply to assist with housing affordability and a mix of new dwellings in the

area.





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11. Increasing height at Hercules Street East, as facing east over the GreenWay and cycle

route, can improve passive surveillance to improve safety and surveillance to this key

open space.

12. Any future Development Application will be required to ensure that the vision and

objectives to maintain the village-like feel for the neighbourhood is addressed,

irrespective of the height of the developments.

13. Concerns are raised around the compatibility and certainty in the translation of the

Revised Strategy to the relevant Local Environmental Plan.

That is, the Revised Strategy identifies land as ‘medium-high density’. This is

inconsistent with the current Standard Instrument Zones, and results in a high level of

inconsistency and development uncertainty.

Recommendation 1: That the Department of Planning and Environment amend the

proposed height at Hercules Street East.





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4.3 Objection to the proposed new street (12m) connecting Terrace Road to new linear

park along the railway

The Sydney Metro City and South West project provides a unique opportunity to renew and

revitalise the 11 Station Precincts along the corridor, including the Dulwich Hill Station

Precinct. A key priority of the framework is to:

Identify areas for new open space as well as pedestrian and cycle paths including the

potential for GreenWay South West – a cycleway and pedestrian shared path along

the rail corridor between Sydenham and Bankstown.

The draft Strategy (October 2015) responded to this priority within the Hercules Street context

through the schematic notation indicating the location and concept of a proposed ‘new street

or pedestrian connection’ providing accessibility and connectivity to realise the Dulwich Hill

Station Precinct’s vision for:

‘The potential for a new linear park along the metro line could create a new and

interesting place for leisure and recreation.’

It is understood that Panovscott Architects undertook the Dulwich Hill Fine Grain Public

Domain Station Integration Plan to examine the Precinct’s integration with the new station

design and to identify urban design opportunities resulting from the new station projects. A

key recommendation from the Plan was a through-site link from Hercules Street East to the

light railway and the potential to create a formalised pedestrian crossing of the light railway,

connecting to Dulwich Hill Public School.

The Revised Strategy provides a schematic illustration of this through-site link that intercepts

properties currently located at 69 and 71 Hercules Street and states:

new street (12 metres wide) connecting Terrace Road to the new linear park along the

railway line. Improving connectivity will encourage active and public transport use.

Issues / Objection

This submission agrees with the position of the exhibited documentation that the Dulwich Hill

Station Precinct has good pedestrian accessibility, it also supports the intentions to improving

accessibility and connectivity to maximise the high levels of amenity in the form of local open

space, schools and of course the excellent transport infrastructure.

However, there are several concerns raised and objections made to the proposed 12 metre

wide street that extends through 69 and 71 Hercules Street, on the following grounds:

1. The proposed street will result in the fragmentation of up to nine (9) lots that

repeatedly, have been identified for medium-high residential development. This

will considerably impact the predicted dwelling yield on the eastern side of

Hercules Street.





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2. The proposed street encourages private car usage which is likely to result in

increased traffic and congestion, and discourage the use of the highly accessible

and improved transport options in the area. This is inconsistent with principles of

sustainability and healthy communities.

3. Supporting the use of private car usage will detract from desired character of the

‘village-like feel’ and liveability of the Precinct.

4. Pedestrian safety concerns are raised regarding the proposed new road. Given

the area will be activated as a dense and highly pedestrianised precinct, the use

of private car usage should be minimised.

Recommendation 2: That the Department of Planning and Environment adopt an alternate

approach to improve the connectivity and accessibility from Hercules

Street East across the railway line, one that will protect the opportunity

for redevelopment of land at Hercules Street East:

Option A: Preferred Option: Retain the proposed pedestrian

connection, only - Illustrate the proposed pedestrian

connection conceptually only, delete the proposed street

and include a statement within the Revised Strategy to

enable the detailed design of the pedestrian connection as

part of any relevant future development application. This

will enable innovation, flexibility and encourage high

quality public domain outcomes designed to be consistent

with future new development and infrastructure; or

Option B: Relocate the proposed street to a new location along

Hercules Street - Relocate the proposed street to a

location that can improve connectivity and accessibility

and one that will not impact the potential for site

amalgamation or impact potential future dwelling yield. A

possible location is to the south of 101 Hercules Street.

This Government owned land currently provides vehicular

access to the disused land adjacent the railway, there is an

opportunity to incorporate the intended public access.





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5.0 Conclusion

The Revised Strategy reflects the long-term vision and commitment to the delivery of much

needed infrastructure within the Sydney Metropolitan area between Sydenham and

Bankstown. Given this unprecedented investment in the delivery of infrastructure, a

coordinated, well-considered and targeted strategic planning approach is supported. The

Revised Strategy is generally consistent with best practice planning principles, encouraging

future growth in housing and jobs is located within well-serviced and highly accessible

locations around the 11 Station Precincts, including Dulwich Hill.

The submission expresses in-principle support for the NSW Government’s Revised Strategy.

The support is for the unprecedented scale and commitment to the investment and

coordinated delivery of infrastructure, aligned to provisions for increased new housing supply

and job growth in highly accessible, well-located and serviced areas and supporting new high-

quality community spaces and services consistent with best practice planning and

sustainability in the Dulwich Hill Station Precinct. However, there are two issues that require

assessment and amendments to the Revised Strategy as outlined in this submission.

On behalf of the landowners of Hercules Street East Dulwich Hill, I would like to thank DPE in

advance for considering the comments and recommendations outlined in the submission, and

trust the Revised Strategy will be amended accordingly and promptly endorsed to ensure

certainty in the planning system and support the much-needed activation and enhancement

of the Dulwich Hill Station Precinct.

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