The City of Sydney Council has released its Central Sydney Planning Strategy. JBA’s Alexis Cella provides us with a high level overview of the Strategy.
After much anticipation, speculation, hypothesising, and crystal ball gazing, it has finally landed. The City of Sydney Council has released its Central Sydney Planning Strategy [refer to Item 4].
At the core of the Strategy is a message that 2.9 million square metres of floor space will be unlocked, over 100,000 jobs delivered, and capacity created for 300-520 new affordable housing apartments. These headline figures underpin the resounding key aim of the Strategy to position and strengthen Sydney as Australia’s leading global city. This will be achieved through protecting and growing employment generating land uses (and in doing so re-focusing a perceived bias towards residential development).
Three years in the making and in a suite of comprehensive background documents, the Central Sydney Planning Strategy is to set to be the guide for growth in Sydney over the next 20 years. The Strategy proposes sweeping changes to the planning framework in Central Sydney, setting new development controls for Sydney Local Environmental Plan 2012 (LEP) and Sydney Development Control Plan 2012 (DCP), contributions provisions and planning processes which will shape our city.
One of the biggest ticket items of the Strategy and detailed within the planning proposal relates to proposed changes to density and land use provisions, and ultimately development potential.
Below is our summary of the key hard facts:
Key proposed changes to planning controls:
‘Accommodation Floor Space’ in the CBD:
New ‘Key Use’ floor space:
To download a pdf file of the above map click here.
Residential Development Cap - 50%
The Strategy identifies a mechanism to achieve ‘Strategic Floor Space’ (meaning floor space and height that exceeds existing controls) in the medium (2017 – 2036) to long term.
There are however some significant caveats in place in that it will only be for employment uses and only applying to select ‘strategic sites’. There are three strategic sites identified for the medium term, with a fourth future precinct also identified for the longer term [see map].
Based on our analysis, these strategic sites represent those areas of the City that have the most capacity to accommodate additional density after applying the filters of sun access planes and public view corridors.
The Strategy requires individual land owners to come forward with site specific planning proposals in order to unlock these strategic sites for height and floor space (such as AMP Quay Quarter, 60 Martin Place, and Lend Lease Circular Quay Tower). A guideline that has not yet been released will provide a framework for preparing and assessing site-specific planning proposals. The purpose of the guideline has been identified to:
The content of the guideline will be critical for affected landowners to understand the project implications. What is clear is that any value increase in a site from greater densities will be equally shared between the landowner/developer and the public.
Other Key Slated Policy Changes
Council is also seeking the assistance of the State Government to implement the changes to the LEP, primarily requesting the following:
Following consideration and expected endorsement of the Strategy and proposed amendments to planning controls during the upcoming July round of Council meetings, the Strategy and amendments will be (following Gateway Determination) be placed on public exhibition. Exhibition is expected to take place towards the end of September/early October 2016.
These are exciting times ahead for our City.
JBA will be undertaking a forensic analysis of the Strategy and changes to the planning landscape for Central Sydney – please contact Andrew Duggan, Clare Swan, Alexis Cella, Brendan Hoskins, Michael Rowe, Yvette Carr or Samantha Miller on 02 9956 6962 to find out how these changes might impact your site.
If you are keen to find out more from our team of Central Sydney experts, JBA will be hosting an event on the Central Sydney Planning Strategy on the 28th of July - places are limited. To secure your spot please contact Amelia Gammo.