ATTACHMENT 3

CL…….CITY DEVELOPMENT

Attachment 3: Planning Background and Assessment

BACKGROUND

1.The draft master plan has been prepared in conjunction with a Landscape Management Plan for the site required by the NSW Heritage Council to set a framework for the ongoing management of significant landscaped areas, assemblages and individual trees. In addition, a Heritage Impact Statement has been prepared, at the request of the NSW Heritage Office to assist in the evaluation of the master plan.

2.Earlier master plans prepared for the site have provided a basis for early building works and establishment of the University on the site.

NOTIFICATION AND SUBMISSIONS

3.The draft master plan was placed on public exhibition between 15 September and 8 October 2004 and did not attract any public comments.

4.Submissions were received from a number of State agencies, including the Department of Infrastructure, Planning and Natural Resources, Waterways Authority and NSW Heritage Council. Submissions from these agencies are considered in this report. In addition a ‘no-principle’ objection has been received from Sydney Water that makes a number of comments that can be taken into account at the development applications stage.

REQUIREMENT FOR MASTER PLAN

  1. The preparation of a master plan for the University site is specifically required by Sydney Regional Environmental Plan Number 28 -- Parramatta (REP) and State Environmental Planning Policy (SEPP) No 56 Sydney Harbour Foreshores and Tributaries.

SITE AND LOCALITY

6.The site has an area of 21.2 hectares and is bound by Victoria Road,James Ruse Drive,Vineyard Creek and ParramattaRiver.

7.The site has been used as the University since 1998 and has a current population of approximately 6600 students, or 4500 equivalent full-time students.

8.Three of the University’s four colleges are represented at the Campus being, Collegeof Law and Business, College of Social and Health Sciences and the College ofScience, Technology and Environment. The Campus is one of only two comprehensive University of Western Sydney campuses.

9.The site has a significant history. The FemaleOrphanSchool was built in the southern part of the site in 1818 and continued to be used for this purpose until 1887. From 1888 until 1985 the site was used as a psychiatric hospital with substantial development occurring over that period. In 1998, the site was opened for university use, following extensive and intensive period of refurbishment of buildings of the former RydalmerePsychiatric Hospital; the provision of new site services; and the construction of two new buildings, the auditorium and the library and student union.

10.The master plan states that the landscape character of the Campus is that of ‘institutional parkland’ with the distribution of open space expressing a memory of its rural context under colonial occupation.

GENERAL CONTROLS

11.The site is subject to the following provisions in the REP:

  • The whole of the site is zoned Special Uses. The aim of the zone is to facilitate certain development on land that is used by public authorities, institutions or organisations to provide community facilities, services or utilities.
  • The following setbacks apply:

- 30 metre landscape setback along Victoria Road

- 5 metrelandscape setback along James Ruse Drive

- 30 metre riparian vegetation setback along ParramattaRiverand

- 15 metre riparian vegetation setback along Vineyard Creek

  • A pedestrian/ cycleway is identifiedalong the ParramattaRiverforeshore of the site
  • The site is covered by a number of Special Areas that are designed to reinforce the specific attribution and values of particular places. The special areas include: the University Special Area, the Victoria Road Special Area, the River Special Area the Rydalmere Station and Environs Special Area.
  • The whole of the site is listed as a heritage item of cultural heritage in the NSW State Heritage Register, SREP 28 Parramatta, SREP 22 Parramatta River, the Register of the National Estate and the National Trust of NSW. Register.
  • The REP does not define maximum heights for the University site. Building heights are to be established through the preparation of a master plan.

12.Key objectives for the site from the REP and SEPP, and including the Special Areas, seek to ensure:

  • development of the site as a key centre of learning for Western Sydney
  • the conservation and enhancement of items of heritage significance
  • protection of key views
  • protection and enhancement of cultural plantings and native bushland
  • provision for public access along the foreshore
  • facilitation of the use of public transport and access for pedestrians and cyclists
  • that development complements the unique qualities of the site
  • the integration of development with any public transport network
  • enhancement of the key approach routes to Parramatta.
  • high quality landscaping and buildings with high quality finishesalong the Victoria Road frontage
  • protection of riparian vegetation, visual qualities and ecological values.

MASTER PLAN PROPOSALS

13.The planning and design framework of the draft master plan is based on the following key features:

  • providing for optimum growth of the Parramatta Campus of the University while responding to the important heritage, environmental and planning features of the site and its context
  • considering the important heritage and cultural features of the site comprising both buildings and landscape elements
  • incorporating the important hydrological and ecological parameters along the foreshores of ParramattaRiver and Vineyard Creek
  • integrating new buildings with the heritage buildings and landscapes which are to be retained
  • establishing a landscape setting for the University based on the existing significant landscapes, important mature plantings and appropriate new riparian vegetation
  • establishing access and parking conditions which relate to the site character and local traffic capacities
  • providing sustainable buildings particularly in terms of energy efficiency and water management
  • ensuring high quality architecture and amenity

BUILT FORM AND DESIGN

14.In order to accommodate future University expansion the master plan proposes to establish a built form which responds to the physical constraints and opportunities of the site. Built form is to be integral with the overall land use character and contribute to the significance of the cultural landscape of the place.

15.The master plan, in responding to site constraints and opportunities, proposes a number of Building Locations Zones,generally around the periphery of the site: adjacent to James Ruse Drive, a small area adjacent to Victoria Road and a strip on the western side of the rail line.

  1. Development within the zones is subject to detailed guidelines and the following height limitations:
  • Adjacent to James Ruse Drive- between three to five stories
  • Adjacent to Victoria Road-up to three storeys
  • Alongside the railway line - between 3 to 8 storeys.

17Proposals of the master plan would allow the gross floor area of the site to be increased from 25,000 square metres to a net floor yield of 143,870 square metres. This floor yield represents a theoretical upper limit on the development capacity of the site. At this stage, such an intensity of development is unacceptable as it would have significant traffic impacts. As acknowledged by the master plan, it will need to be demonstrated that any growth beyond 8775 students can be served by non - vehicular transport modes. A recommended condition of consent ensures that growth beyond this figure can be adequately accommodated by transport and traffic arrangements.

18.In addition, the Heritage Council seeks that the impact of actual building locations and heights be assessed prior to development approvals. Excavation within Building LocationZones will also need to be monitored by experienced historical archaeologists.

19.Reference is made in the text of the master plan to the Parramatta River Zone and a provision to,‘locate intense development in the Zone closest to the rail line’. However, this zone is not spatially defined and there is concern to ensure that development does not encroach on to the ParramattaRiver foreshore. A condition is recommended to satisfy these matters.

20.A policy of the Rail Zone to provide a focus around Rydalmere Railway Station is in line with provisions of the REP. However, an additional policy should be included that promotes the integration and connection of the University with the Station precinct.

HERITAGE VALUES

21.The site has significant cultural landscape, including aspects of the natural environment and built form, deriving its heritage significance from a number of periods of historical development from indigenous occupation to its adaptation as the RydalmerePsychiatric Hospital.

22.The master plan has provisions to protect items of heritage significance, in particular buildings of the Female Orphan School Complex and of the Vernon Group Precinct. Heritage elements of thelandscape will be enhanced and significant areas reinforced with new planting.In addition, significant internal and external site views will be retained.

23.The Heritage Impact Statement has concluded that the master plan has adequately considered the heritage significance of the campus in the formulation of guidelines for its development. The Statement indicates that the master plan contains reasonable and well considered guidelines and controls, which would not result in an unacceptable impact on the heritage significance of the campus. The master plan has also been reviewed by the NSW Heritage Council,that considers the plan acceptable in principle. Conditions have been recommended to incorporate detailed comments of the Heritage Council.

LANDSCAPING

24.The master plan includes provisions to retain existing landscape planting, to establish a strong streetscape amenity alongVictoria Road and James Ruse Drive and to improve the ecological conditions in the riparian corridors along ParramattaRiver and Vineyard Creek. Improvement to the riparian corridors will be achieved by the establishment of indigenous trees, shrubs and groundcovers and the removal of weeds and exotics.

25. These provisions are generally in accord with REP guidelines and will enhance the amenity and ecological character of the site. However, Council's Senior Natural Resource Officer has commented that there is no recognition that the vegetation along Vineyard Creek is an Endangered Ecological Community under the Threatened Species ConservationAct 1995 -- SydneyCoastalRiver -- flat forest. A condition is recommended to ensure inclusion of this recognition.

26.The Waterways Authority supports the proposed restoration and enhancement works to the riparian vegetation corridors along the foreshores abutting ParramattaRiver and Vineyard Creek. The Authority notes it is desirable for any pedestrian/cycle routes through these areas to be sensitively designed to avoid adverse impacts on the ecological integrity of these corridors. In addition, the Authority notes from the master plan, potential ferry wharf and a potential boat jetty on the River. The possibility of gaining the relevant approvals for such waterside facilities is considered low, due to a number of physical and navigation restrictions in this part of the Parramatta River. Instead, the Authority states that the master plan should consider enhancing linkages to existing public water transport facilities. A condition is recommended to satisfy these concerns.

TRANSPORT

27.The master plan proposes that the existing access onto Victoria Road will be retained as the site’s principal entrance. New vehicle egress is proposed to James Ruse Drive at the northeast corner of the site to provide better access to southern suburbs and relieve capacity at the existing Victoria Road entrance. In addition new vehicle access to and from Victoria Road is proposed via the overhead bridge and grounds of the Disability Service facility on the north of Victoria Road to improve vehicle routes to the east and relieve capacity at the Victoria Road entry. On-site parking will be provided for 800 vehiclesin locations which do not adversely affect heritage buildings or landscapes. The proposed Parramatta Valley Cycle Path along the foreshore the Parramatta River will provide direct routes to the Parramatta CBD and other parts of neighbouring suburbs.

  1. In addition, the master plan includes provisions for the preparation of a Transport Management and Accessibility Plan and Transport Access Guide. The preparation of such documents should encourage the use of public transport, walking and cycling to the site.
  1. The master plan states that student growth beyond the student population of 8775, projected within 10 years, will need to be focused on non vehicular transport modes. The master plan also states that the recent shelving of the Parramatta Chatswood rail connection limits the Carlingford line’s ability to provide a major public transport role for the University.
  1. The master plan has been reviewed by the RTA.The RTA comments that it does not support the proposed exit onto Victoria Road via the slip road onto James Ruse Drive. The Master plan does not address concerns previously raised with the University. However if these concerns are addressed the RTA will give further consideration to this proposal. In addition, the RTA advises that the proposed vehicular access to Victoria Road will only be supported subject to various provisions and conditions. A condition is recommended to ensure that access arrangements are to the satisfaction of the RTA and Council.
  1. Proposals for transport, traffic and parking are considered to be in accord with REP requirements.

FLOODING

32.The master plan indicates that the site is at the confluence of the ParramattaRiver and Vineyard Creek. Mainstream flooding affects the riparian fringe and the existing car parks along the Victoria Road frontage of the site. Existing buildings and most potential new building sites are above the existing 20 year and 100 year ARI levels.

  1. The Council's Acting Design Program Manager states that in general, the master plan appears to have adequately considered the issues of flooding and riparian protection in relation to the future development of the University site. Some minor amendment to references in background studies is sought.

CONTAMINATION

34.The master plan states that contamination issues are confined to a small area of land adjacent to James Ruse Drive, that is fenced and not proposed for active use. An objective is proposed to ensure remediation of the site to accepted national standards for the proposed industrial use.

35.Council's Environmental Health Officer has made a number of comments on the master plan provisions. A replacement objective is sought to ensure the site is investigated for potential and actual contamination prior to commencement of any works. A further objective is sought to allow remediation of contaminated land to a higher standard for more sensitive land uses, i.e. commercial and residential land use. In addition, an investigation into the potential for acid sulphate soil impacts will be required for any development, near or within the riparian zones of Vineyard Creek and the ParramattaRiver foreshore.Conditions are recommended to incorporate these comments.

PUBLIC ART

36.Council has a policy requiring the implementation of an arts and cultural plan for all major sites in the city. This requires a four step process up to the master plan stage, with the employment of an artist to undertake the plan and the beginning of plan development.

37.Preliminary steps have been taken in the development of an arts and cultural plan for the sitefor the installation of public art projects. A condition has been recommended to ensure that this plan is completed prior to the lodging of a development application.

ABORIGINAL HERITAGE STUDY

38.Council’s Aboriginal Heritage Study identifies the University site as an area of high sensitivity. Procedures for the implementation of the study require an Aboriginal Heritage Assessment prior to the commencement of any development for property listed as high sensitivity.

39. The Heritage Impact Statement prepared in conjunction with the master plan states that a review of the database at the National Parks and Wildlife Service found that no sites have been recorded in the immediate vicinity of the study area. However, Aboriginal sites have been recorded in the wider region of the ParramattaRiverValley. In addition, major waterways, especially those influenced by estuarine conditions, have a high potential to be associated with aboriginal sites. A condition has been recommended requiring an assessmentprior to the lodging of a development application.

ECOLOGICAL SUSTAINABILITY

  1. The master plan includes objectives and provisions to ensure environmentally sustainable development in the design of the buildings, site management and landscaping. Master plan guidelines will encourage energy efficiency in the design of buildings, sustainable use of materials, waste minimisation and recycling and recycling of stormwater for use on site. These provisions are in accord with REP requirements.

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