Urban Activation Project - Epping Town Centre
State Government Urban Activation Plan - Exhibited from 16 March, 2013 to 30 April, 2013
Had been expected late February, 2013
5/12/12 (confirmed 21/1/13)- The new State Government plan for Epping is now expected to be completed by end February, 2013, and on public exhibition following. Gazettal and rezoning is now targetted for third quarter of 2013 (ie. target July, or perhaps by September 2013 -although any major changes during consultation could delay it until early 2014). Please keep waching here for updates, as well as by email.
21/11/12 - The Minister for Planning & Infrastructure, Brad Hazzard, has in November, 2012 declared Epping Town Centre one of the first of the new Urban Activation Projects.
Hornsby Shire Council, who had nominated the Epping Town Centre Study for this new scheme, received a letter on 12 November 2012 advising of this, and it also sought Council representatives on a new Epping Town Centre Steering Committee, which will be decided at Council tonight (21/11). It is expected that the Steering Committee will meet before Christmas 2012. There will also be a Community Reference Group - no information available.
More details on the decision and process: Letter & Guidelines Residents should re-aquaint themselves with the Epping Town Centre Study It is understood that this will be a fast-track process led by the NSW Government, with Ministerial gazettal of any rezonings by 2014. It is not yet clear what will happen with our area - either as in the ETCS or altered from that.
21/11/12 - The Minister for Planning & Infrastructure, Brad Hazzard, has in November, 2012 declared Epping Town Centre one of the first of the new Urban Activation Projects.
Hornsby Shire Council, who had nominated the Epping Town Centre Study for this new scheme, received a letter on 12 November 2012 advising of this, and it also sought Council representatives on a new Epping Town Centre Steering Committee, which will be decided at Council tonight (21/11). It is expected that the Steering Committee will meet before Christmas 2012. There will also be a Community Reference Group - no information available.
More details on the decision and process: Letter & Guidelines Residents should re-aquaint themselves with the Epping Town Centre Study It is understood that this will be a fast-track process led by the NSW Government, with Ministerial gazettal of any rezonings by 2014. It is not yet clear what will happen with our area - either as in the ETCS or altered from that.
Generally - What is Zoning?
Zoning is a way for the government, and the community through its local Council, to ensure that on any area of land there are restrictions on what can be built, or to what use the land can be put (eg. residential, commercial, industrial). The current zoning of land in the 'common good' area is controlled by what is called a Local Environment Plan (LEP). For more detail see Hornsby Council's web site: http://www.hornsby.nsw.gov.au/planning-and-building/draft-hornsby-lep/frequently-asked-questions
What is an LEP?
LEPs are prepared by councils to guide planning decisions and control development through land use zoning & development standards. Land use zones identify the land uses that are permitted or prohibited. Once an LEP is in place Development standards (a Development Control Plan, or DCP) is put in place that controls the building form of any development; such as density, setbacks, and height standards.
An LEP is prepared by Hornsby Council in consultation with the community before it is approved by the Minister for Planning and Infrastructure. The Minister grants approval in accordance with the Environmental Planning and Assessment (EP&A) Act and associated Regulations.
The Hornsby Shire Local Environmental Plan 1994 (HSLEP) is the main environmental planning 'instrument' that currently applies to Hornsby Shire. This zones our properties in the 'Common Good' area NOW as Residential 2A (basically single dwellings of no higher than 2 storeys, with some allowance for 'granny flats'). There is however a new LEP (2011) going through government that changes this zoning to 'R2 - Low Density Residential' (BUT this is roughly the same as the current zoning, with a limit of 8.5m height - though it allows 'attached dwellings' and 'boarding houses').
For multi-storey, multi-occupancy dwellings to be built on our land, there will need to be a completely NEW LEP developed that allows for that.
Why is rezoning to multi-storey flats/apartments being talked about now?
Five (5) probable reasons:
a) The NSW Government and Council have done a 'Town Centre Study' (ETCS) that was on public exhibition late last year - that ETCS recommended rezoning of our area to (except for some properties near the Kent Street end) for buildings to a height that would allow 5 Storey flats/apartments.
The details of the Town Centre Study are here: HSC Town Centre Study Hornsby Council approved this Study (with some adjustments) and sent it to the NSW Government in July 2012 for the Government's response. As at October 2012 there has been no response, probably due to:
b) The NSW Government is also right now looking at how it can increase housing, and one place it is looking is around Railway Stations - including the new North West Rail Link. Epping is a definite focus of consideration, but this has not been made public.
c) It may also be open to developers coming to Government with proposals to fast track development, and this may have sparked the Lyon Whitten Group into action now. Tying up a large number of properties with 'option to purchase' agreements could be a major bargaining 'chip' to get what developers want when speaking with Government.
d) The Epping (commercial) Property Owners Group proposed in early 2011 a major redevelopment of Epping's commercial area, and suggested 'talking' with surrounding residential landowners about rezoning. They may still be active behind the scenes lobbying government. Bruce Lyon spoke on this group at our CG meeting with him.
e) A new planning system, that may do away with LEP and DCP and provide much more scope for major building projects is being developed. This Planning 'White Paper' is expected out for public comment soon. See: NSW Planning Review
Will rezoning go ahead, and when?
Although it is possible that our area will not get rezoned in the next few years, it is extremely likely!
It depends on what route the Government follows.
1. If the LEP route is followed, and the Government says to the Council to proceed on the basis of the Town Centre Study, then Council's advice is that it would take a minimum of 18 months and perhaps not before 2015. They have to develop a comprehensive plan, have Councillors agree, put it out for public comment (you can have a say along with everyone else), consider comment, amend and put to Councillors. If agreed, it then goes back to NSW Government for appoval by the Minister and what is called Gazettal (published) and rezoning has occurred. The DCP plan to go with it then also has to be published however Development Applications could then be developed and submitted to Council.
2. If one of the NSW Government's other routes is followed it is still unlikely that rezoning can happen in much less than 18 months, ie, mid-late 2014, or may be later.
Update 29/10/12: Hornsby Shire Council has confirmed that they are awaiting a NSW Government decision on what planning route it wishes to take.
"The two proposals for progression of the Epping Town Centre Study recommendations are likely to involve very different processes. Council understands that the Department would have responsibility for progressing the recommendations:
a) Under the Urban Activation Precincts Scheme should the Epping nomination be supported. Although draft guidelines for the Scheme are available, no final guidelines document has been released by the Department to confirm the process.
b) Alternatively, if the Epping Town Centre Planning Proposal is supported by the Department, Council will have the responsibility for progressing this planning process in accordance with the requirements of the respective Gateway Determination and the Environmental Planning and
Assessment Act, 1979.
Irrespective of the way that the recommendations are progressed, it is anticipated that there will be further opportunity for the community to be advised of, and involved in, the planning process for Epping."
Chris Dunkerley October 2012
This page will be updated once any progress is known.
See links page for more background
Zoning is a way for the government, and the community through its local Council, to ensure that on any area of land there are restrictions on what can be built, or to what use the land can be put (eg. residential, commercial, industrial). The current zoning of land in the 'common good' area is controlled by what is called a Local Environment Plan (LEP). For more detail see Hornsby Council's web site: http://www.hornsby.nsw.gov.au/planning-and-building/draft-hornsby-lep/frequently-asked-questions
What is an LEP?
LEPs are prepared by councils to guide planning decisions and control development through land use zoning & development standards. Land use zones identify the land uses that are permitted or prohibited. Once an LEP is in place Development standards (a Development Control Plan, or DCP) is put in place that controls the building form of any development; such as density, setbacks, and height standards.
An LEP is prepared by Hornsby Council in consultation with the community before it is approved by the Minister for Planning and Infrastructure. The Minister grants approval in accordance with the Environmental Planning and Assessment (EP&A) Act and associated Regulations.
The Hornsby Shire Local Environmental Plan 1994 (HSLEP) is the main environmental planning 'instrument' that currently applies to Hornsby Shire. This zones our properties in the 'Common Good' area NOW as Residential 2A (basically single dwellings of no higher than 2 storeys, with some allowance for 'granny flats'). There is however a new LEP (2011) going through government that changes this zoning to 'R2 - Low Density Residential' (BUT this is roughly the same as the current zoning, with a limit of 8.5m height - though it allows 'attached dwellings' and 'boarding houses').
For multi-storey, multi-occupancy dwellings to be built on our land, there will need to be a completely NEW LEP developed that allows for that.
Why is rezoning to multi-storey flats/apartments being talked about now?
Five (5) probable reasons:
a) The NSW Government and Council have done a 'Town Centre Study' (ETCS) that was on public exhibition late last year - that ETCS recommended rezoning of our area to (except for some properties near the Kent Street end) for buildings to a height that would allow 5 Storey flats/apartments.
The details of the Town Centre Study are here: HSC Town Centre Study Hornsby Council approved this Study (with some adjustments) and sent it to the NSW Government in July 2012 for the Government's response. As at October 2012 there has been no response, probably due to:
b) The NSW Government is also right now looking at how it can increase housing, and one place it is looking is around Railway Stations - including the new North West Rail Link. Epping is a definite focus of consideration, but this has not been made public.
c) It may also be open to developers coming to Government with proposals to fast track development, and this may have sparked the Lyon Whitten Group into action now. Tying up a large number of properties with 'option to purchase' agreements could be a major bargaining 'chip' to get what developers want when speaking with Government.
d) The Epping (commercial) Property Owners Group proposed in early 2011 a major redevelopment of Epping's commercial area, and suggested 'talking' with surrounding residential landowners about rezoning. They may still be active behind the scenes lobbying government. Bruce Lyon spoke on this group at our CG meeting with him.
e) A new planning system, that may do away with LEP and DCP and provide much more scope for major building projects is being developed. This Planning 'White Paper' is expected out for public comment soon. See: NSW Planning Review
Will rezoning go ahead, and when?
Although it is possible that our area will not get rezoned in the next few years, it is extremely likely!
It depends on what route the Government follows.
1. If the LEP route is followed, and the Government says to the Council to proceed on the basis of the Town Centre Study, then Council's advice is that it would take a minimum of 18 months and perhaps not before 2015. They have to develop a comprehensive plan, have Councillors agree, put it out for public comment (you can have a say along with everyone else), consider comment, amend and put to Councillors. If agreed, it then goes back to NSW Government for appoval by the Minister and what is called Gazettal (published) and rezoning has occurred. The DCP plan to go with it then also has to be published however Development Applications could then be developed and submitted to Council.
2. If one of the NSW Government's other routes is followed it is still unlikely that rezoning can happen in much less than 18 months, ie, mid-late 2014, or may be later.
Update 29/10/12: Hornsby Shire Council has confirmed that they are awaiting a NSW Government decision on what planning route it wishes to take.
"The two proposals for progression of the Epping Town Centre Study recommendations are likely to involve very different processes. Council understands that the Department would have responsibility for progressing the recommendations:
a) Under the Urban Activation Precincts Scheme should the Epping nomination be supported. Although draft guidelines for the Scheme are available, no final guidelines document has been released by the Department to confirm the process.
b) Alternatively, if the Epping Town Centre Planning Proposal is supported by the Department, Council will have the responsibility for progressing this planning process in accordance with the requirements of the respective Gateway Determination and the Environmental Planning and
Assessment Act, 1979.
Irrespective of the way that the recommendations are progressed, it is anticipated that there will be further opportunity for the community to be advised of, and involved in, the planning process for Epping."
Chris Dunkerley October 2012
This page will be updated once any progress is known.
See links page for more background