A Planning Proposal is required where a landowner or stakeholder seeks to amend the planning controls contained within Council’s Local Environmental Plan (LEP).
Land rezoning is an example of a process that requires a Planning Proposal to amend the planning controls relating to a parcel(s) of land. Rezoning land can result in an increase or decrease to the range of permissible uses or change the development standards that are applicable. Land can only be rezoned through a formal amendment to the Canada Bay Local Environmental Plan 2013.
A LEP is prepared by Council to guide planning decisions for the local government area and is principally made up of a written instrument and associated maps. Through zoning and development standards, it allows Council to moderate the ways in which land is used.
A LEP is prepared in accordance with the Environmental Planning and Assessment Act 1979 (EP&A Act 1979), and Environmental Planning and Assessment Regulation 2000 by the Minister for Planning and Infrastructure.
The preparation of a planning proposal is the first step in making an amendment to the existing LEP. A planning proposal is a document that explains the intended effect of, and justification for, the proposed amendment. Planning Proposals are to be prepared in accordance with the following guidelines:
The first step in the process is to talk to a Planner in Council's Strategic Planning team. Staff can explain the process and provide advice specific to the proposal.
A planning proposal must be formally considered at a Council meeting. Council officers will make a report to Council on the merits of the proposal. Council does not have to support applications for rezoning of land. Similarly, a Council resolution to prepare a planning proposal or an amendment to the LEP does not necessarily guarantee that the proposal or rezoning will proceed.
An online tracking system is available for any person to follow the process of a Planning Proposal once it has been submitted to the Department of Planning and Infrastructure by Council.
A planning proposal application must be accompanied by a completed Council application form as well as additional information to support the proposal.
Planning proposal applications will require external planning expertise on behalf of the applicant. It is recommended that a town planning consultant be engaged for the preparation of planning proposal applications, regardless of whether the proposal is of a minor or major nature. Other specialist consultants may also be needed to provide technical input to the proposal.
Minor LEP or DCP - $10,300
Major DCP - $30,000
Major LEP - $100,000
Note: A Minor LEP generally refers to a single allotment spot rezoning generated by a planning anomaly or inconsistency, or minor amendments such as the modification of a development standard. These rezoning are generally not complex or contentious. A Major LEP refers to all other rezoning applications submitted to Council. Please confirm with Council’s Strategic Planning team whether the Planning Proposal is “minor” or “major” prior to submitting Planning Proposal. Fees for both major and minor LEP amendments are not refundable.
Council has received a Planning Proposal to rezone land at 160 Burwood Road, Concord.
The site currently accommodates an industrial building and is known as the “House of Robert Timms” or the “Bushells Factory”.
The Planning Proposal seeks to rezone the land from IN1 General Industrial to part residential, part neighbourhood centre and part open space and will facilitate redevelopment of the site through an increase in Floor Space Ratio and the maximum height of buildings.
The application was the subject of a Pre-Gateway Review where the Eastern City Planning Panel recommended that an amended version of the Planning Proposal proceed to the Department of Planning, Industry and Environment for a Gateway Determination. Details of the Planning Proposal submitted to the Department of Planning, Industry and Environment are provided below.
Should a Gateway Determination be received, the Planning Proposal will be placed on public exhibition.
Draft Planning Framework for the Strathfield Triangle
The Strathfield Triangle precinct refers to land contained on an ‘island’ bounded by Parramatta Road to the north, Leicester Avenue to the east, and the Northern Rail line to the west. The precinct is located approximately 300m northwest of Strathfield Station.
The Strathfield Triangle has been subject to ongoing development over the past 15 years, with a number of residential flat buildings having already been constructed towards the northern portion of the Precinct. Despite this, development activity in the Precinct has stagnated with a large portion of the Precinct remaining undeveloped, remaining as low-density housing or vacant land (primarily the southern portion of the precinct).
Furthermore, since the inception of existing planning and contributions framework (adopted in 2013), land valuations and infrastructure costs have increased, limiting the ability to deliver key infrastructure needs within the Precinct.
Accordingly, a review of the planning controls and infrastructure delivery arrangements has been undertaken to establish a mechanism for the delivery of essential infrastructure for existing and future residents of the Precinct.
Draft Planning Framework
A draft Planning Framework has been prepared to support the preparation of the Planning Proposal for the Strathfield Triangle and seeks to:
The Draft Planning Framework includes:
Further enquiries should be directed to Council’s Strategic Planning team on 9911 6555.