MDP -- District Plan Webform Submissions

MDP -- District Plan Webform Submissions Submission Details Withhold Name Completed Time Represented By Who Title Age Bracket First Name Last Name Email Organisation Position in organisation 03/30/2017-15:11 I am submitting my Mrs 40-49 Zoe Melis APP Corporation Project Director organisation's submission

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APP Corporation Submission to the Draftt South Westt District Plan Lowes Creek Precinct Medich Corporation, Zannino, Arentz, Scattergood and Fitzgerald families Date: March 2017

APP Corporation Contents 1. Introduction 2. The Site 3. Background / History 3.1. State Environmental Planning Policy (SEPP) Sydney Region Growthh Centres (2006) 3.2. Potential Home Sites Program (PHP)( - 20111 3.3. Invitation to submit a Precinct Acceleration Protocol (PAP) application 4 May 2013 3.4. Lowes Creek and Marylands (parts) Precinct VPA September 2015 3.5. PAP lodged for Lowes Creek and Bringelly (parts) Precinct November 2015 3.6. Ongoing efforts to incorporate the Medich Corporation, Zannino, Arentz, Scattergood and Fitzgerald family land into the Lowes Creek PAP process 3.7. DPE meeting 2 nd March 2017 3.8. DPE letter received 27 March 2017 4. Strategic Contextt 4.1. Location 4.2. South West Priority Growth Area 4.3. Western Sydney Airport 4.4. South West Rail Link 4.5. Road infrastructure upgrade of The Northern Road 5. Draft South West District Plan 5.1. What the Draft South West District Plan says 5.2. How the Draft South West District Plan could be improved 6. The Precinct Acceleration Protocol process 7. Key Conclusions 1 2 3 3 4 4 4 4 4 4 5 6 6 7 8 9 11 12 12 12 14 15 Figures Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Figure 7 Figure 8 Subject Site 2 South West Growth Areas 3 Proposed infrastructure in the proximity of Lowes Creek 6 Western Sydney Priority Growth Areas surrounding the Western Sydney Airport 7 Location of Western Sydney Airport inn relation to Lowes Creek 8 Proposed extension of the South West Rail Link to Bringelly and a Narellan 9 Investigationn corridor for rail link to Western Sydney Airport 10 The Nothern Road Upgrade and position of Lowes Creek sitee 11

1 1. Introduction The Draft District Plans released by the Greater Sydney Commission (GSC) on 21 November 2016 present an ideal opportunity to ensure that growth planned for throughout Greater Sydney iss delivered sustainably and is aligned with current and planned forr infrastructure investments. This submission is prepared by APP Corporation on behalf of the Medich Corporation, Zannino, Arentz, Scattergood and Fitzgerald families and relatess specifically to the Draft South Westt District Plan and land located within the Lowes Creek and Bringelly Precinct. APP has reviewed the draft South West District Plan currently on exhibition in order to consider its impact on the future rezoning of land owned by the above parties. 1

2 2. The Site This submission to the Draft South West Districtt Plan relates to land in the Lowes Creek Precinct fronting onto The Northern Road and comprising the following lots: Lot 6 of Section 9 in DP 2650 (Francesco Zannino and Nicola Zannino) Lot 10 DP 614494 (Jennifer Fitzgerald) Lot 11 DP 700210 (Kevin Scattergood and Deborah Scattergood) Lot 7 DP 1216926 (Raymond Fitzgerald and Cordelia Fitzgerald) Lot 1 DP 1216926 (John Arentz) Lot 4 DP 1216926 (Shirley Arentz, Margaret Arentz, Susan Arentz, Gregory Arentz, James Arentz) Lot 2 DP 1416926 (Shirley Arentz, Margaret Arentz, Susan Arentz, Gregory Arentz, James Arentz) Lot 6 DP 1216926 (Roy Medich and Ron Medich) Lot 5 DP 1216926 (Shirley Arentz, Margaret Arentz, Susan Arentz, Gregory Arentz, James Arentz). The original size of the subject site was 100 hectares until RMS compulsory purchased sectionss of the land for the widening of The Northern Road. The subject site now has an area of 95ha (indicated by the letter A in Figure 1 below). The entire Lowes Creek precinct is approximately 900ha in size. The site iss currently zoned RU1 Primary Production and RU4 Primary Production Small Lots in accordance with the Camden Local Environmenta al Plan 2010 with a minimum lot size of 40ha and 2ha respectively. Figure 1 Subject Site 2

3 3. Background / History The Lowes Creek and Bringelly (parts) precinctss have been identified onn government programs for housing supply for over ten years, since the introduction of thee Growth Areas SEPP in 2006. The e importance and priority of the Lowes Creek and Bringelly (parts) precinct and the alignment with state and a local government policy is summarised below. 3.1. State Environmental Planning Policy (SEPP) Sydneyy Region Growth Centres (2006) The Growth Areas SEPP 2006 identified growth areas in the north west and southh west of Sydney. The SEPP included land at Lowes Creek, Bringelly and Marylands. Whilst the Growth Areas SEPP 2006 did not rezone the land immediately, it became a priority for urban development should the infrastructuree be able to be provided. Medich Corporation, Zannino, Arentz, Scattergood and Fitzgerald land holdings Figure 2 South West Growth Areas 3

3 3.2. Potential Home Sites Program (PHP) - 2011 In 2011, the Minister of Planning called for Expressions of Interest fromm interested landowners with sites of more than 100 hectares who believed they could deliver houses quickly to the market. As a result of this program, the government invited landowners at Lowes Creek to submit an application to accelerate the release of this precinct in the South West Growth Centre. 3.3. Invitation to submit a Precinct Acceleration Protocol (PAP) application 4 May 2013 The Department of Planning and Environment (DPE) issued a formal letter in May 2013 inviting landowners of the Lowes Creek and Marylands precincts to enter into a Precinct Acceleration Protocol (PAP). This required a letter of offer confirming that the landowners could enter into a two-stage Voluntary Planning Agreement (VPA).( 3.4. Lowes Creek and Marylands (parts)( Precinct VPA September 20152 In September 2015, the first VPA was executed in relation to the Lowes Creek and Marylands (part) Precinct. Despite all landowners having been invited too enter into a PAP, the VPA excluded land owned by Medich Corporation, Zannino, Arentz, Scattergood and Fitzgerald families. This was unexpected. 3.5. PAP lodged for Lowes Creek and Bringelly (parts) Precinct November 2015 Further to DPE confirmation that the Medich, Zannino, Arentz, Scattergood and Fitzgerald landowners could enter into a PAP for their land in the Lowes Creek and Bringelly (parts) precinct, the landowners submitted a letter of offer to enter into a two-stage VPA. This letter, with all the requested information, was submitted on 12 November 2015. 3.6. Ongoing efforts to incorporate the Medich Corporation, Zannino, Arentz, Scattergood and Fitzgerald family land into the Lowes Creek PAP process DPE responded in June 2016 confirming that thee November 2015 letter had h been received and constituted a formal PAP proposal. DPE noted that drafting of the first VPA would commence. A meeting was held with DPE in July 2016 and an undertaking was made (by DPE) that the VPA would be drafted immediately. Despite this assurance at the meeting, minutes of the meeting were not issued until November 2016, some 4 months later. The landowners are still awaiting the draft VPA to be b issued. 3.7. DPE meeting 2 nd March 2017 In a recent meeting with the DPE in March 2017, it was suggested that the Lowes Creek and Bringelly (parts) precinct would be considered for rezoning as part of a larger land release area. This land area was not defined at the meeting. The draft VPA was also not available nor any clear direction on the timing for this to be issued. At the end of the meeting, DPE gave an assurance that the land area required r to be included in the release area would be issued within two weeks. 4

3 3.8. DPE letter received 27 March 2017 On 27 th March 2017, a letter was received from DPE confirming that they are progressing consultation with service providers and state agencies in relation to the Lowes Creek and Bringelly (parts) precinct. It is understood that these investigations relate to a wider land holding but the boundaries have not been defined. The letter notes that the South West Priority Growth Area Land Use and Infrastructure Strategy is expected to be on exhibition in the second quarter of 2017 andd will include further land release options. The Lowes Creek and Bringelly (parts) precinct landowners would still like clarity as to when their land will be included in this land release. It is assumed at this point, and further to verbal discussions with DPE officers, that VPA1 is no longer required. 5

4 4. Strategic Context 4.1. Location The site is in a good location with close proximity to existing and proposed key infrastructure for the South West (Figure 3). Lowes Creek site Figure 3 Proposed infrastructure in the proximity of Lowes Creek 6

4 4.2. South West Priority Growth Area Lowes Creek forms a part of the South West Priority Growth Area. Planned communities which are currently in the delivery phase in the South West Priority Growth Area include Oran Park, Turner Road, East Leppington, Austral and Leppington North, Edmondson Park and Catherine Field. Land to the north of Bringelly Road forms the Western Sydney Priority Growth G Area which, over the longer term, is to form the Western City, an Aerotropolis centred on the Western Sydney Airportt that is set to be the driver of employment growth in Western Sydney. Development of the Lowes Creek Precinct will provide much needed housing h for future workers who will benefit from the future employment within the Wester Sydney Priority Growth Area. Lowes Creek site Figure 4 Western Sydney Priority Growth Areas surrounding the Western Sydneyy Airport 7

4 4.3. Western Sydney Airport The site is strategically located in relation to thee Western Sydney Airport site approximately 5km to the north. As such it is well positioned to accommodate housing and employment uses to complement the Western Sydney Airport which is scheduled to commence operations in the mid-2020s andd progressively expand over time. Western Sydney Airport Lowes Creek Figure 5 Location of Western Sydney Airportt in relation to Lowes Creek 8

4 4.4. South West Rail Link The South West Rail Link opened in 2015 andd currently terminating Leppington, approximately 7km to the north east of Lowes Creek, has significantly enhanced the connectivity by public transport of communities in the South West Priority Growth Area. An extension of the South West Rail link is currently under consideration by Transport for NSW with potential locations for stops identified at Rossmore, Bringelly, Maryland, Oran Park P and Narellan. The proposed stations closest to the Lowes Creek precinct are Maryland and Bringelly. Transport for NSW has identified the Maryland station as servicing a proposed town t centre and surrounding residential catchment, whichh Lowes Creek is envisaged to form a part of. As with other proposed stations, Maryland presents p an opportunity for a park and ride facility, which would be well suited to t service communities in the surrounding residential catchment, including new residents at Lowes Creek. Lowes Creek Figure 6 Proposed extension of the South West Rail Link to Bringellyy and Narellan 9

4 Further to this, an investigation corridor has also been established between Bringelly and the T1 Western Line to provide a rail connection to the Western Sydney Airport. This would provide efficient transport links to the employment opportunities of the Western Sydney Airport for residents at Lowes Creek. Lowes Creek site Figure 7 Investigation corridor for rail link to Western Sydney Airport 10

4 4.5. Road infrastructure upgrade of The Northern Road The Northern Road is set to be upgraded alongg a 35km stretch between Narellan in the south and Penrith in the north to accommodate a minimumm of four lanes of traffic. Work on this t $1.6b upgrade is currently underway scheduled for completion in 2019 to t support access to the Western Sydney S Airport site. Accessibility to land at Lowes Creek will be enhanced by this road upgrade, being situated along. The Northern Road to the south of the upgraded interchange with Bringelly Road. Figure 8 The Nothern Road Upgrade and position of Lowes Creek site 11

5 5. Draft South West District Plan 5.1. What the Draft South West District Plan says The Draft South West District Plan set ambitious targets for additional dwellings with a five year housing supply target of 31,450 dwellings and 20 year strategicc housing target of 143,000 additional dwellings by 2036. In light of this, it is imperative thatt land that is identified and suitable to be releasedd for urban purposes be done so in a timely manner. Further to this, as set out on page 92 off the Draft South West District Plan, the GSC considers this 20 year housing target a minimum given the potential for a higher growth scenario, existingg pent up demand for housing and the case for including a contingency to address unforeseen changes such as blockages in supply. The Western City a new city for Western Sydney to be developed around the Western Sydney Airport. The vision set out in the Draft South West District Plan is that by 2056, the Western City will be transformed into: a trade, logistics, advanced manufacturing g, tourism, health and science hub, a city with well-designed, highly functioning and vibrant centres and local places, and a protected and valued parkland city. In addition to the emerging Western City envisaged for the area around the Western Sydneyy Airport, the Draft South West District Plan identifies Liverpool (22km to the east of Lowes L Creek) as a Strategic Centre and Leppington (7km to the east of Lowes Creek) as a developing District Centre. C Givenn the positioning of Leppington in relation to the Western Sydney Airport, thee Leppingtonn District Centre in particular is identified to have the capacity to accommodate a significant increase in employment from justt 400 jobs in 2016 to range of 7,000 and up to 12,500 by 2036. This significant capacity for employment growth within w easy reach make the Lowes Creek Precinct ideally placed to accommodate residential development wheree future residents will have opportunities to work close to home. 5.2. How the Draft South West District Plan could be improved While precincts in the South West Priority Growth Area (Lowes Creek, Marylands, M Catherine Field North, Catherine Field and Bringelly) have been identified to provide capacity for housing supply, no detail is provided on how these areas are expected to contribute towards target of 143,000 additional dwellings to be delivered throughout the South West District in the 20 year period to 2036. Further detail is neededd in the District Plan to set out the how many dwellings are expected to be accommodated in these release areas and how they can contribute towards the overall housing targets set for the South West District. Initial investigations would suggest that the Lowes Creek and Bringelly (parts) precinct could accommodate over 1,000 dwellings.. There is a current lack of detail in the plan onn the link between new transport t infrastructure and its potential to support new residential communities and increase the capacity for new housing. In particular, the planned extension of the South West Rail Link currentlyy terminating at Leppington to connect to Bringelly in the north and Narellan in the south with the potential for a further connection to Western Line at St Marys via the Western Sydney Airport. While the preservation of the rail corridor is identified, further definition on thee development capacity of land 12

5 around the proposed station locations is lacking. It is anticipated that these stationss will supportt the establishment of new town centres while surrounding catchment areas are to accommodate employment and residential growth that leverages off this vital piece off new publicc transport infrastructure. The Draft South West District Plan in its current form does not fully account for the impact of this significant investment into the public transport infrastructure of South West Sydney and the impact this will have on o the capacity of land to accommodate additional growth. The Districtt Plans should clearly set out mechanisms to fund and deliver the infrastructure necessary to release greenfield land for development in a timely manner. Given the urgent need to improve the affordability of housing for Sydney households, the need to t ensure the planning system has the capacityy to release sufficient land for housing is an issue that now receives significant public attention. Thiss includes ann article published in the Daily Telegraph on 11 January 2017 (115,000 Reasons to Get Cracking Sydney s new building boom) with a clear message to developers and government to get on with the task of delivering more homes for Sydney families. The Minister for Planning, Rob Stokes is quoted extensively in the article including a message to t homebuilders in Sydney s west to get out there, we will support you. Whether it s thee northwest,, the southwest or the greater Macarthur region, we need more homes for a growing population. What W we face in Sydneyy is actually not a shortage of land. What we have faced historically has been the capacity to fund infrastructure to ensure land is converted into homes. More recently, a continuing top priority of the new NSW Premier Gladyss Berejiklian and Planning Minister Anthony Roberts is addressing housing affordability, an issue particularly acute throughout Greater Sydney, by freeing up supply to deliver more homes. In light of this, the NSW Government has signalled that there will be an increased emphasis on establishing Priority Precincts throughout Sydney, in particular around railway stations. When an area is declared a Priority Precinct it means the NSW Government the process of planningg for the growth and identifying and delivering on the infrastructure needed to support growth. This is yet y another positive sign indicating that the rezoning of the Lowes Creek and Bringelly (parts) precinct is overdue. 13

6 6. The Precinct Acceler ration Protocol process Based on the experience of the group of land owners in i the Lowes Creek precinct comprising the Medich Corporation, Zannino, Arentz, Scattergood and Fitzgerald families, theree are significant areas off improvement that can be made to the existing Precinct Acceleration Protocol (PAP) process. Macarthur Developments have initiated a process to enter into a Precinct Acceleration Protocol (PAP) agreement with the Department of Planning and Environment for a portion of land within thee Lowes Creek Precinct. This follows from the consideration of land at Lowess Creek by the NSW Government in 2011 underr the Priority Home Sites Program (PHP). While the land was found to not meet the requirements of PHPP at that time, landowners were invited to submit a PAPP proposal to demonstrate how the necessary infrastructuree and services required for the land to be released for urban purposes could bee funded and delivered at no cost to government. APP Corporation on behalf of the Medich Corporation have been working constructively and in good faith with the Departmentt of Planning and Environment to establish a way of incorporating the subject site (site A) into the land at Lowes Creek currently being considered as a part of the PAP process. The T incorporation of this land would ensure the logical and orderly developmentt of land at Lowes Creek for urban purposes. In addition to this it would allow all land owners to contribute an equitable share to funding the Planning Agreement to deliver necessary infrastructure (both the Precinct Planning Contribution to fund the planning process for the precinct and a further Planning Agreement to deliver the essential services and infrastructure required too develop thee site. Suggested improvements to the PAP processs In cases where a PAP application is made byy some but not all land owners within an identified precinct, as has been the case at the Lowes Creek Precinct, there is a need for a clearly defined process whereby the Department engages with all land owners within the area and opens up the opportunity to t have their land included in the Precinct Planning process and to make an equitable contribution to the costs associated with this work. This approach could avoid unnecessary duplication of work funded by separate land owner groups and ensure a coordinated approach is taken to Precinct Planning, including equitable contributions by all land owners towards the infrastructure and services required to release and rezone the land for urban development. 14

7 7. Key Conclusions Following a review of the Draft South West District Plan, APP make the following recommendations in relation to the Lowes and Bringelly Creek precinct (parts of): The District Plan should: Identify Lowes Creek and Bringelly (parts)) precinct as an area to accommodatea e urban development in support of the District s housing targets. Detail the planning pathway for release areas, such as Lowes Creek, which have been identified to accommodate urban development to achieve rezoning. Provide further detail on how identified precincts (such as Lowes Creek C and Bringelly) are anticipated to contribute towards the broader target of accommodating 143,000 additional a dwellings throughout the South West District in the 20 year period to 2036. Identify the potential housing capacity for the Lowes Creek and Bringelly (parts) precinct as a minimumm of 1,0000 dwellings. Consider further the link between planningg and infrastructure planning, such ass the extension to the South West Rail Link, and the link this has to thee capacity of land to accommodate urban growth. Clearly identify the mechanisms to fund and deliver the infrastructure necessary to releasee greenfield land for development in a timely manner. These details could be set out in an implementation strategy. There is currently a clear direction from f all levels of government to release more land for housing; most noticeably recent announcements by Premier Gladys Berejiklian and Minister Anthony Roberts. The owners of the Lowes Creek and Bringelly (parts) precinctt are frustrated by the delays that have occurredd in the rezoning of their land. Whilst areas to the south are progressing master planning and technical reporting, the owners of the Lowes Creek and Bringelly (parts) precinct have only recently received a letter fromm DPE confirming that they t are beginning further investigations in relation to the t land. This letter was received some 4 yearss since the Department initially invited the landowners to enter into a PAP and some 18 months since the execution of VPA 1 forr the landowners to the south. The owners now respectfully request clear direction from the Greater Sydneyy Commission as to how this matter will be resolved for the benefit of releasing much needed land for housing. 15