City of Ryde DA Tracking


Application Details
Application IDMOD2020/0004
DescriptionSection 4.55(2) application to amend approved residential flat building development. The amendments involve staging the development, changes to the basement car park layout, revised landscape scheme, revised layout and configuration of units and associated elevation changes. The application will be referred to the Sydney Planning Panel constituted under the Environmental Planning and Assessment Act 1979 for determination as the application is a Section 4.55(2) where the Panel granted consent to the original development which had a capital investment value exceeding $30 million.
GroupModifications
CategorySection 96 (2) - Environmental Impact
Sub Category 
StatusCurrent
Lodgement Date10/01/2020
Stage/DecisionSNPP Approved
Estimated Cost$143,333,000.00


Properties
Address159-161 Epping Rd MACQUARIE PARK NSW 2113
Land DescriptionSP 9264


Additional Information
Lodged10/01/2020
Determined8/09/2020


Name Details
Name159 Epping Road Pty Ltd C/O - Belinda Elogious
AssociationApplicant


Events
Application LodgedLodged10/01/202010/01/2020
Allocate to Assessment OfficerCompleted15/01/202015/01/2020
Which delegation is required for determination?Joint Regional Planning Panel19/03/20208/09/2020
Is notification required?14 days15/01/202015/01/2020
Referral sent to Development EngineerCompleted15/01/202015/01/2020
Referral sent to Landscape ArchitectCompleted15/01/202015/01/2020
Referral sent to Roads and Maritime ServicesSEPP 6419/03/202019/03/2020
Referral sent to City Works & InfrastructureCompleted19/03/202019/03/2020
Letter drafted requesting additional informationCompleted2/04/20202/04/2020
Has satisfactory information been received?Yes2/04/202031/07/2020
Referral sent to City Works & InfrastructureCompleted12/05/202012/05/2020
Refer to Manager AssessmentRefer to Planning & Environment Committee29/07/20208/09/2020
Refer to Manager AssessmentCompleted29/07/20208/09/2020
What was the meeting outcome?Council Approved29/07/20208/09/2020


Related Applications
Application IDLDA2018/0171
eTrack Application Details Page
DescriptionConstruction of 2 x 15 storey residential apartment buildings comprising 317 dwellings (2 x studio, 104 x 1 bedroom, 179 x 2 bedrooms & 32 x 3 bedrooms apartments) over 3 basement levels of car parking for 308 car spaces together with landscaping works and associated site works. The application will be referred to the Sydney North Planning Panel constituted under the Environmental Planning and Assessment Act 1979 for determination as the capital investment value exceeds $30 million. The above proposal is Integrated Development under the Environmental Planning & Assessment Act 1979, as the subject proposal will require a dewatering licence. The relevant approval bodies are Water NSW and the Roads & Maritime Services.
RelationshipParent


Notification Period and Reasons for Decision
DescriptionAdvertising & Notification
Noteadvertised: 22/01/2020 notification letters sent: 17/01/2020 submissions close: 5/02/2020

DescriptionReasons for Decision
NoteThe modification application seeks to amend the approved development or construction of 2 x 15 storey residential apartment buildings comprising 317 aparments and 3 levels of carparking for 308 car spaces to modify the apartment mix, reconfgiure aparmtnet layouts, delete Basement Level 2, reconfigure car parking and vehicular access, and alaterations to building setbacks. The modificaiton application also includes alaterations to landscaping and pedestrian access along hte Epping Raod and Eucalyptus Street frontages, and seeks to distribute payment of Section 7.11 contributions across the 2 stages of construction for the North Tower and South Tower. The Panel notes the site does not have legal rights of access to Eucalyptus Street, a privately owned road. Whilst the deisgn of the North Tower and the landscaped setbakc provides appropriate passive surveillance and future pedestiran acess when the adjacent site is redeveloped including a new public road, pedestrian access to Eucalyptus Street will be restricted until either legal access is granted by the adjoining property owner or a public road is constructed in accordance iwht the RDCP 2014. Until such time, condiiton require the existing fence be retained or a new fence be erected to restrict pedestrian access from the site to Eucalyptus Street. The proposed development seeks to alter building setbacks and results in a further non-compliance with the 10 metre front setback controls in Part 4.5 of the RDCP 2014 - Macquarie Park Corridor. The Panel notes the original development was approved with a front setback of 11.73 metres inclusive of a 3.5 metres wide road dedication along Epping Road, which results in a setback of 8.23 metres. The proposal has a front setback of 10.585 metres including the 3.5 metres road dedication which results in the South tower setback 7.085 metres from Epping Road. In this instance, the non-compliance with the front setback is considered accpetable as sufficient landscaping is proposed within the front setback, which will contribute to the landscaped character of Epping Road and is consistent with the form of large-scale devleopments within the precinct. The Panel notes that while the modificaiton proposal reduces floor to floor heights on all levels, from 3.10m to 3.05m (Ground Level to Level 14) and from 3.23m to 3.20m on Level 15, the modificaiton will still result in floor to ceiling heights of 2.7m. In relation to building depths, the Panel notes the South and North Towers were approved with maximum building depths of 22m to 24.7m, which are incrased to between 25m to 27m, respectively as a result of the modification. The proposed modification will therefore exceed the maximum building depth provision of the ADG by 7m to 9m, however it is generally consistent with the building depths of the approved development and provides acceptable amenity for apartments. The eixsting approved devleopment was non-compliant with the ADG in a bumbe rof areas and the proposed modification will not incresae any of the non-compliances and is considered acceptable. The proposed development achieves satisfactory amenity for future occupants and will not result in any addiitonal overshadowing or loss of privacy impacts on adjoining properties, subject to condiitons deleting the proposed new western terraces on Level 13. The Panel acknowledges the modification proposal retains substantially the same built form, scale, density and architectural design as the original development and is considered to be substantially the same developmen as originally approved. As such, the proposal satisfies the provisions under Section 4.55(2) of the Environmental Planning and Assessment Act 1979.

DescriptionReasons for Decision
NoteThe modification application seeks to amende dthe approved development for construction of 2 x 15 storey residential apartment buildings comprising 317 apartments and 3 levels of car parking for 308 car spaces to modify the apartment mix, reconfigure apartment layouts, delete Basement level 2, reconfigure car parking and vehiuclar access, and alterations to building setbacks. The modification application also includes alterations to landscaping and pedestrian access along the Epping Road and Eucalyptus Street frontages, and seeks to distribute payment of Section 7.11 contributions across the 2 stages of construciton for the North Tower and South Tower. The Panel notes the site doe snot have legla rights of access to Eucalyptus Street, a privately owned road. Whilst the deisgn of the North Tower and the landscaped setback provides appropriate passive surveillance and future pedestrian access when the adjacent site i redeveloped including a new public road, pedestrian access to Eucalyptus Street will be restricted until either legal access is granted by the adjoining property owner or a public road is constructed in accordance with the RCP 2014. Until such time, Conditions require the existing fence to be retained or a new fence be erected to restrict pedestrian access from the site to Eucalyptus Street. The prooosed development seeks to alter building setbacks and results in a further non compliance iwht the 10m front setback controls in Part 4.5 of the RDCP 2014 - Macquarie Park Corridor. The Panel notes the original development ws approved wiht a front setback of 11.73m inclusive of a 3.5m wide road dedication along Epping Road, which results in a setback of 8.23m. The proposal has a front setback of 10.585m including the 3.5m road dedication which results in the South Tower setback 7.085m from Epping Road. In this instance, the non complinace with the front setback is considered acceptable as sufficient landscaping is proposed within the front setback, which will contribute to the landscaped character of Epping Road and is consistent with the form of large scale developments within the precinct. The Panel notes that while the modificaiton proposal reduce floor to floor heights on all levels, from 3.10m to 3.05m (Ground Level to Level 14) and from 3.23m to 3.20m on level 15, the modification will still result in floor to ceiling heights of 2.7m. In relation to building depths, the Panel notes the South and North Towers were approved with maximum building depths of 22m to 24.7m, which are increased to between 25m and 27m, respectively as a result of the modification. The proposed modification will therefore exceed the maximum building depth provision of the ADG by 7m to 9m, however it is generally consistent with the building depths of the approved development and provides acceptable amenity for apartments. the existing approved development was non compliant with the ADG in a number of areas and the proposed modification will not increase any of the non compliances and is considered acceptable. The proposed development achieves satisfactoriy amenity for future occupants and will not result in any additional overshadowing or loss of privacy impacts on adjoining properties, subject to condition deleting the proposed new western terraces on Level 13. The Panel acknowledges the modification proposal retains substantially the same built form, scale, density an architectural design as the original development and is considered to be substantially the same development as originally approved. As such, the proposal satisfies the provisions under Section 4.55(2) of the Environmnetal Planning and Assessment Act 1979. Having regard to the provision of Section 4.15 of the Environmental Planning and Assessment Act 1979, the Panel considers the modification application is reasonable in the context of the site.


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