Attachment 2CL ……. CITY DEVELOPMENT

Analysis Table

Study Area / Reasons for continuing with detailed work / Reasons against continuing with detailed work / Recommendation
Area 1: Parramatta CBD study Area / -good yields expected
-residential development necessary to achieve objective of 24hr city
-CBD identified in Metro Strategy as a ‘RegionalCity’ that will provide more lifestyle and work opportunities close to growing parts of Sydney; also identified as ‘Second CBD’.
-Comparatively excellent access to public transport, services and amenities for residents
-Councillor expectations / -DoP unlikely to support / Continue
Area 2: Epping Study Area / -Significant momentum and interest from local businesses
-Significant State Government infrastructure investment (new train station)
-Reasonable yields possible
-Existing planning controls not achieving good built outcomes
-Comparatively very good access to public transport, some services and amenities for residents
-Issues associated with railway divided centre not as difficult comparatively as centre fairly equally divided / -DoP unlikely to support / Continue
Area 3: Granville Study Area / -Significant momentum and interest from local businesses and community
-Area falls within the area of consideration for the Parramatta Road project
-Comparatively very good access to public transport, and some services and amenities
-Considered to be the area with the high level of resident disadvantage / -Land fragmentation, lot size and property prices may not encourage re-development in the short-term, or require substantial development for turnover / Continue
Area 4: Guildford Study Area / - Issues associated with railway divided centre not as difficult comparatively as the main centre is located within the LGA and existing lift at train station provides some connection to Holroyd side.
-Council owns a large area of land (car park) that may provide positive contribution to the centre through redevelopment
-Considered to be an area of resident/social disadvantage
-Comparatively good access to public transport, and some services and amenities / -Possibly limited yields
-Lack of existing open space – difficulties acquiring
-Preliminary analysis suggests land fragmentation, lot sizes and property prices may not encourage re-development in the short-term / Continue
Area 5: Merrylands Study Area / -Large Sub-Regional shopping and commercial area
-Comparatively good access to public transport, some services and amenities for residents / -Issues and difficulties associated with railway divided centres – main retail centre within Holroyd LGA
-Possibly limited yields
-Preliminary analysis suggests land fragmentation, lot sizes and property prices may not encourage re-development in the short-term
-Requires decisions about appropriate development on main roads (Woodville Rd) / Defer
Area 6: Westmead Study Area / -Deferred as State Government undertaking detailed planning work
Area 7: Carlingford / -Baulkham Hills Council preparing new controls for the area around the railway station – Council’s work could add value to this
-Issues associated with railway divided centre not as difficult comparatively as station below ground
-Some interest in the area for changing controls
-Opportunity to improve the amenity and function of the shopping area / - Limited yields expected
-Topographical issues
-Requires decisions
about appropriate development on main roads (Pennant Hills Rd)
-Future road upgrades (tunnel from M2 to Freeway) may make this centre more viable for redevelopment in the long term / Defer
Area 8: Telopea Study Area / -DoH has significant land holdings and has indicated intentions to redevelop
-Reasonable yields expected from DoH land
-Comparatively low access to public transport, services and amenities
-Issues associated with railway divided centre not as difficult comparatively as main shopping area away from train station
-Actual pedestriancatchment may be extended due to shops being away from main public transport stop / - Limited yields expected if DoH not intending to redevelop land
-Topographical issues / Continue
Area 9: Northmead Study Area / -Deferred by Council decision
Area 10: Wentworthville (North) Study Area / -Deferred by Council decision
Area 11: Old Toongabbie Study Area / -Deferred by Council decision
Area 12: WinstonHills Study Area / -Comparatively good access to public transport (Tway) / -Limited yields expected
- Limited access to services and amenities / Defer
Area 13: Ermington Study Area / -Comparatively good access to public transport, and some services and amenities
-Very successful and thriving shopping centre. In combination with library and hall could be a viable community hub
-Opportunity to improve parking and noise issues associated with shopping centre / -Impacts/implications from Naval Stores redevelopment particularly traffic
-Difficult site as divided by major roads
-Requires decisions about appropriate development on main roads (Victoria Rd) / Continue
Area 14: Rydalmere (East) (Victoria and Park Roads) Study Area / -Comparatively good access to public transport, and some services and amenities
-Opportunity to enhance connection to ferry and improve recreation value adjoining; also making better use of park area in front of shops / -Limited yields expected
-Difficult site as divided by major roads
-Requires decisions about appropriate development on main roads (Victoria Rd) / Defer
Area 15: Rydalmere Study Area (CollettePark - -Victor Rd and Pennant Street) / -Reasonable yields expected
-Comparatively good access to public transport, services and amenities
-Opportunity to tap into future re-development of UWS
-Excellent access to open space within the area / -Area divided by major roads
-Significant proportion of yield expected outside ped shed
-Requires decisions about appropriate development on main roads (Victoria Rd) / Continue
Area 16: North Parramatta Study Area / -Comparatively good access to public transport, and some services and amenities
-Opportunity to improve shopping area particularly presentation to the rear and also adjoining park
-Some internal momentum for this work
-Proximity to CBD / -Limited yields expected
-Difficult area due to heritage/village character / Defer
Area 17: Pendle Hill Study Area / -Comparatively good access to public transport
-Opportunity to get a better transition between industrial and residential areas
-Opportunity to possibly resolve some of the social issues particularly associated with the area near the pub / -Limited yields expected
-Future of industrial area not clear
-Issues and difficulties associated with railway divided centres
-Likely to require significant internal resources
-very limited access to services and amenities / Defer
Area 18: Toongabbie Study Area / -Comparatively good access to public transport, and some services and amenities
-May generate significant yields
-Opportunityfor first steps towards resolving flooding issues and deferred status of land / -Issues and difficulties associated with railway divided centres – main retail centre within Holroyd LGA
-flooding may be a considerable constraint – limiting development and cost of Council addressing / Continue
Area 19: Wentworthville Study Area / -Re-development at Westmead may have positive flow on effects
-Re-development at Wentworthville could trigger upgrade of the creek system improving the bio-diversity and recreation value of the corridor
-Proximity to a successful strip shopping centre across the railway line
-Comparatively good access to public transport, and some services and amenities / -Land fragmentation, lot size and house prices may not encourage re-development in the short-term
-Issues and difficulties associated with railway divided centres / Continue
Area 20: Dundas Study Area / -Opportunity to tap into future re-development of UWS
-Comparatively low access to public transport, but some access to reasonable services and amenities
-Opportunity to increase exposure of centre
-Proximity to major employment generating area and potential student population
-Potentially reasonable yields / -Road access to and from the centre is somewhat limited / Continue
Area 21: South Granville Study Area / -DoH has significant land holdings which potentially provides the catalyst for redevelopment
-vibrant and successful shops
-provides the opportunity to consider the downzoning of less serviced areas of the Woodville area
-Opportunity to address some of the known social and infrastructure issues / -Limited yields expected
-Land fragmentation, lot size and house prices may not encourage re-development in the short-term
-Comparatively low access to public transport (currently under review), services and amenities
- / Continue

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