Additional FAQs from webinars

We expect it will be made early 2023, if no further exhibition is required.

Housing is affordable if housing costs are less than 30% of gross household income. Households spending more than 30% of income on housing costs are described as being in housing stress. Housing stress impacts on quality of life and the ability to afford other living costs.

The Griffin Centre is a proposed heritage item at 120 Edinburgh Road.

DA approvals are valid for 5 years after which they lapse. Once construction commences there is no time limit to complete the approved works.

The draft LEP proposes a change in affordable housing clause in line with the Willoughby Local Strategic Planning Statement (LSPS) to increase the affordable contribution from 4% to 10% of gross floor area where there is a zoning uplift.  This will only apply to residential developments or mixed-use proposals where there is a residential component. The contribution can be either cash or kind, however provision of affordable housing units being incorporated in the new developments is preferred as this provides the housing in a more timely fashion.

To strengthen landscaping controls, new provisions have been added to the Draft LEP and supplemented in the Draft DCP for low-density areas.  DCP controls for higher density development incorporate quantitative and qualitative controls for landscape provision and protection.  

This will not change. 700 sqm for attached dual occupancy, 900 sqm for detached dual occupancy

You can make a submission at www.haveyoursaywillougby.nsw.gov.au or at email@willoughby.nsw.gov.au

Clause 6.23 Landscaped Areas in the draft WLEP  provides the minimum area required for soft landscaping for lots in the R2 Low-Density Residential and C4 Environmental Living zones. Minimum soft landscape areas for medium and high-density residential areas is 35% of the site area, with a range of 7% to 15% deep soil planting area of the site area to be included in the 35% landscape area total depending on lot size.  Refer to Willoughby Development Control Plan Part B: Residential Development – DRAFT 2021 Attachment 3 for more details on these provisions. These DCP controls are unchanged from the existing WDCP provisions.

We have a new Design Excellence Clause that will apply to high density residential areas as well as business centres.

Council is proposing to introduce maximum car parking rates for new developments in three areas:

1. Chatswood CBD
2. St Leonards precinct
3. Artarmon railway precinct

These areas are shown in maps on pages 24-26 of Part F (Transport and Parking Management) of Council’s draft Development Control Plan.

If endorsed by the elected Council, these new parking rates do not necessarily mean a reduction in the overall (i.e. existing) parking supply in these areas, but only that there will be less parking required for future (i.e. new) developments, compared to what would have been required in the past under Council’s existing/previous car parking rates (which are ‘target rates’ i.e. neither minimums nor maximums).

This proposed shift to maximum parking rates in these three areas was one of the recommendations from the Review of Parking Rates report completed by consultants Cardno for Council in 2021 (Available at https://www.willoughby.nsw.gov.au/Development/Plan/Planning-Rules/Planning-Strategies#section-13 ). Further details including the reasons are outlined in this report. 

Yes - we consult with neighbouring councils for proposed new plans. 

You can still lodge your application for a battle-axe dual occupancy and it will be assessed on its merits against current planning controls.  As part of Council's assessment consideration will also be given to the draft LEP currently on exhibition, however, this does not mean that your application will not be approved.

The Strategy to grow Chatswood is very long term in order to provide adequate space for residential and employment floor space into the future.  The long term impacts of the Covid pandemic are still to play out and Council will keep watch on the impacts in Willoughby.

Council is keen to retain Chatswood CBD as a focus for future jobs as it is identified as a strategic centre in the Sydney Metropolitan Strategy and up to 8,300 additional jobs are forecast to be created. The evidence is that the pandemic has not reduced the demand for future jobs in attractive and well located centres such as Chatswood.

Shop-top housing is a well recognised and successful housing form in local and larger regional centres such as Chatswood.  While not always feasible in all locations it offers the opportunities for mixed use developments that will provide both housing and commercial ground floor uses which contribute to the vibrant character of these areas.

The Chatswood CBD Planning and Urban Design Strategy proposes additional areas of open space where possible and encourages the inclusion of landscaped areas around new development and on podium levels.   These green roofs will also provide potential additional opportunities for communal recreation areas in the CBD.  Further improvements include pedestrian linkages throughout the CBD.

In Chatswood CBD the proposed change in building heights will be managed by a range of planning controls including setbacks, gradation in building heights to adjoining residential areas and sunlight and landscaping controls.

No

We recognise the importance of increasing tree coverage. The new LEP proposes a new landscaping clause which seeks to increase landscaped area and trees when new development or redevelopment occurs throughout the Willoughby LGA. 

Council's data shows that in 2016 the tree canopy cover in Willoughby was 36%.  Council's LSPS has a goal to increase tree coverage to 40% by 2036.

Council needs to respond to State government requirements for population growth to be catered for in all parts of Sydney and in regional NSW.  While population growth may have slowed during the pandemic, this has been identified as a short-term trend by the State Government and locations such as Sydney will continue to grow into the future.  Chatswood has been identified as a regional centre in the North District Plan and therefore there is a particular focus on this centre for future growth in both jobs and housing.

The Chatswood CBD Planning and Urban Design Strategy 2036 identifies a number of potential mid-block and through-site links that aim to improve walkability within the CBD. Other measures to improve walkability and the urban environment include building setbacks, ground floor activation and landscaping provisions.

The Chatswood CBD Planning and Urban Design Strategy have proposed building heights bordering the South Chatswood Conservation Area typically 23m (approximately 7 storeys).  The part of the conservation area with the CBD proposes a gradation of building heights from 90m down to 23m and 11m bordering the remainder of the conservation area.  There are also additional building setbacks and landscaping requirements within the draft LEP and DCP to reduce the impact on the adjoining conservation area.

The Chatswood CBD Planning and Urban Design Strategy proposes additional areas of open space where possible and encourages the inclusion of landscaped areas around new development and on podium levels.   These green roofs will also provide potential additional opportunities for communal recreation areas and address the heat island effect in the CBD. Further improvements include pedestrian linkages throughout the CBD. 

A Chatswood CBD Public Domain Plan and Technical Manual has been prepared as a guide to support and promote an active and healthy community through the delivery of resilient public realm and streetscape enhancement.  Like many arterial roads, the Pacific Hwy is a noisy, busy road corridor. Nevertheless, Council believes the appearance and amenity of the road can be improved and strengthened, primarily through the idea of a green setback as per page 21 of the Chatswood CBD Strategy. 

Note the Pacific Hwy is a state-controlled road and therefore traffic control and overall management is the responsibility of Transport for NSW. Nevertheless, Council works with Transport for NSW to improve safety at known blackspots.

It is inevitable with new development proposed in the Chatswood CBD that some existing views will be at least partially affected.  Consideration of the new development proposals will consider the impact on views from existing developments is part of a range of matters to be assessed.  Council considers the principle of view sharing for both existing and new developments are part of its planning assessments. 

An appropriate balance is sought between motor vehicles utilising this State significant road and pedestrians' ability to cross from one side to the other. Opportunities to improve access across the Pacific Highway is continually explored.  The Chatswood CBD is a fully developed urban area with very good accessibility by active (walking and cycling) and public transport (train, bus and metro) modes. Continued growth in travel by private vehicle would be difficult to be accommodated by the CBD road network, which has no capacity for further expansion. As such, Council is employing travel demand management (TDM) as one of the guiding principles of the Chatswood CBD Strategy and Chapter F (Parking and Traffic Management) of its draft DCP. TDM is a transport planning concept that employs various strategies to reduce and/or redistribute travel demand, including promoting trips by active and public transport modes over private vehicles. By using TDM strategies, Council aims to minimise further congestion in the Chatswood CBD into the future.

Live responses are included in the webinar recording made available the following day at https://www.haveyoursaywilloughby.com.au/lep-surveys-docs22

Some general comments from webinars have been made available here. 

Street activation is the uses, activities and building elements that provide interaction with people on the street such as shop display windows and alfresco areas.

Council uses demographers to assess future populations and households.  See link below:

https://forecast.id.com.au/willoughby

The Chatswood CBD Strategy has been previously referred to Transport for NSW. No objections from Transport for NSW were raised to setbacks proposed along the Pacific Highway or the principle of greening within setbacks and street trees. Any street tree planting would be done in consultation with Transport for NSW. In regards to planting within setbacks, a mix of trees (with appropriate canopy coverage) and low-level vegetation is envisaged. The Chatswood CBD Strategy is intended to work with other objectives such as traffic control and pedestrian safety. It should be noted that the illustrations are indicative only.

The Chatswood CBD Planning and Urban Design Strategy 2036 addresses floor plate size maximums, setbacks to adjoining areas through building setbacks and landscaping controls. The intention is for proposals to satisfactorily address the slender tower objective, and provide design solutions that mitigate building bulk and scale.

Council will be involved in any redevelopment of the dive site. Improving traffic movement around the dive site will be an objective of Council. It should be noted that the Pacific Highway is a State significant road, and as such the final decisions in regards changes to the Pacific Highway will be made by Transport for NSW.  Council staff are continuing to liaise with Sydney Metro and Transport for NSW regarding any changes to this intersection. However, it must be acknowledged that any upgrades would be difficult and expensive given the location of heritage items on three of the four corners of the intersection. Transport for NSW would lead a comprehensive engagement process to ensure that any changes proposed are supported by the majority of affected residents and businesses.

The CBD Strategy proposes a reduction in building heights from 90m to 53m for the Metro "Dive" site on Mowbray Road.

The opportunities for 'hectares of new parkland' are limited in a CBD context. An objective of the Chatswood CBD Strategy is to achieve landscaping at ground level within setbacks and deep soil planting, green roofs at podium levels (in particular visible from the street), and vegetation on walls and at roof tops in an appropriate setting. A further objective is to increase the public realm via through site links, pocket parks, widened footpaths and increased ground level public spaces. It is further intended to embellish existing public open space through improvements.

In Chatswood CBD the proposed change in building heights will be managed by a range of planning controls including setbacks, gradation in building heights to adjoining residential areas (including heritage conservation areas) and sunlight and landscaping controls.

The draft LEP looks to align with the Complying development rules for dual occupancy development.  We are seeking public views on this change.

"With increasing density and traffic in centres it will become more important for these areas to be less reliant on private cars and parking and more dependent on public transport and active transport modes.  It is now generally understood that there is a strong correlation between road space/parking supply on the one hand and traffic generation/congestion on the other. Traffic expands to fill road space due to the phenomenon of ‘induced demand’. Furthermore, in an already built-up area like the Willoughby local government area, there is little scope to continue to expand roads and intersections.

Given these facts, the growth in population and employment in the Willoughby local government area is planned for areas close to railway/metro stations and existing CBDs and local centres. This is known as ‘transit oriented development’ and the overall intention is that residents and workers in these areas will be able to walk, cycle or use public transport for a greater proportion of their trips, instead of private car. This will not only minimise further travel by private car and traffic congestion but also contribute to greater health and wellbeing, lower emissions and greater amenity in general.

"There are no specific plans for an indoor recreation centre in Chatswood at this stage. Chatswood however has a wide range of sports choices for local residents depending on their recreation interests. These recreation choices are spread over various sites, and not centred in one location due to the facility needs of each sport. Residents can choose basketball, netball, tennis, cricket, croquet and rugby within the Chatswood CBD. There are also indoor fitness centres offering the full range of exercise programs.

Within the City boundaries, there is the Willoughby Leisure Centre which offers swimming and indoor court sports, such as netball, basketball , badminton and volleyball. Other sport choices within the City are squash, baseball, golf, lawn bowls, football and futsal."

In Chatswood CBD the proposed change in building heights will be managed by a range of planning controls including setbacks, gradation in building heights to adjoining residential areas and sunlight and landscaping controls. After careful urban design analysis including sunlight impacts on the public domain and nearby areas it was determined that a maximum building height of 90m in peripheral CBD areas as appropriate, with a gradation of reduced heights to adjoining areas including the heritage conservation areas. For areas in the commercial core of the CBD, including to the west of the Pacific Highway, maximum heights up to RL 246m are permissible (this maximum height varies depending on the site, but is approximately 150m).  This is the maximum height permitted due to aircraft flightpath limitations. It should be noted that solar access protection affects some of the RL 246.8m and 90m maximum height areas. This means in these affected areas a lower maximum height is achievable. Impacts on height adjacent heritage conservation areas has been considered, with transition provided where appropriate, which has been supported by Department of Planning and Environment in their endorsement of the Chatswood CBD Strategy on 9 July 2020.  

700 sq m for attached dual occupancy and 900 sq m for detached dual occupancy.

The strong focus of the State Government's strategic planning for Sydney is that higher density living areas are located in close proximity to existing centres.  This is to ensure that areas closest to employment and service centres as well as public transport are the focus for a higher population increase due the enhanced access available for these areas.  This policy is reflected in the North District Plan and Council's Local Strategic Planning Statement and Housing Strategy.  This policy also protects the character of existing low density areas.

The affordability requirement of 10% is included in the draft LEP and will be a condition of development consent.

Future apartment developments and adjoining developments in the Chatswood CBD will be required to meet State Government legislation in relation to noise abatement and control.  This will ensure that an acceptable living environment will be achieved for these developments.

The draft LEP can be viewed on the NSW Planning Portal at the following link www.planning.nsw.gov.au/About-Us/NSW-Planning-Portal.

While there has been a temporary slow down in population growth in NSW the population is forecast to contnue to grow.  Further information on population forecasts for Willoughby LGA is available at https://forecast.id.com.au/willoughby

Council has carefully considered the overshadowing impacts of the proposed height controls for Chatswood, with particular regard to key public spaces. Heights have been reduced to ensure key public spaces are protected. In regards other overshadowing, the CBD Strategy has a suite of controls that are designed to allow thin towers that have fast moving shadows - maximising solar access between 9am and 3pm. Meaning that on the western side of the Pacific Highway, properties may be affected in the early morning, however as the day progresses the shadowing will move to the eastern side of the Pacific Highway.   

The zoning for the Chatswood Bowling and Croquet Club is RE2 Private Recreation zone. There is no plans to change this zone in the draft LEP.

The Crows Nest Metro Over Station Development is a State Significant Development, meaning a Local Council is not the determining authority for the proposed Over Station Development

Council supports The RNS health precinct being retained for health-related purposes.  

We are consulting with Sydney Airport and The CAA regarding proposed heights. Dept of Health is also being consulted as part of this exhibition.

A 3m setback is required under the St Leonards Crows Nest 2036 Plan.  Any impact on plane trees would be assessed at DA Stage.

The Draft LEP includes a new Sun Access Clause to protect kep public open spaces such as Chatswood Oval.

The St Leonards 2036 Plan considered this and included a proposed funding mechanism for this type of infrastructure..  This is now subject of review by NSW government.

For proposals on state, government sites would come to Council for assessment, Council's policy is that 3 trees replace any one removed.  It is the responsibility of the State government department to uphold Council's assessment.   Stage 2 of Gore Hill has no final design at this stage. Chandos Street - street planting is assessed when sites are redeveloped.  The playground at Gore Hill is proposed to have shade sales as requested by playground users.  Refer to the following link regarding the question on bicycle paths as this relates to a separate project.   Please view https://www.haveyoursaywilloughby.com.au/Chatswood_StLeonards_PBN

Any proposed new development is subject to a development application that requires an assessment with regards to aspects such as overshadowing, view loss, setbacks, requirements in the Apartment Design Guideline, and many more controls to take into consideration. I agree with you that high-density buildings should be designed with a high level of quality to ensure living standards can be maintained.

Street activation is an important consideration for the Planning Proposal for The Quadrangle, particularly for Edinburgh Road. The draft LEP proposes that Active Street Frontages map will apply to all the commercial sites in the Castlecrag commercial centre, including 3 The Postern site. This means that active street uses such as commercial or community uses must be located on the ground floor and directly address the street. The DA approved for 3 The Postern is for commercial uses.  If you wish, you may lodge a submission for the Planning Proposal when it is on public exhibition.

Council propose to change the Floor Space Ratio to a Gross Floor Area calculation for lots in the residential zones not within Heritage Conservation Areas or Conservation Living Zones.  The resulting floor area will depend on site area and the DA process will still be merit based.

Despite the loss of the existing  spaces for public parking outside the Griffin Centre in Castlecrag, it is intended that current levels of parking spaces available in the Castlecrag commercial centre for the public will be maintained.  This will include provision of adequate car spaces in the proposed Quadrangle development to compensate for loss of parking spaces in front of the Griffin Centre.

No changes are proposed in the draft LEP for the Innisfallen Estate.

No changes are proposed for what we call "secondary dwellings" to a maximum of 60 square metres.

If the proposed development meets the criteria under the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 it can be assessed under this SEPP as complying development. These criteria are numerous and can be viewed in the SEPP but include such things as forward of the established building line on the street frontage. If it does not meet the requirements of the SEPP a development application will need to be lodged with Council and assessed by either Council or a private certifier.

It is intended that current levels of parking spaces available in the Castlecrag commercial centre will be maintained. Despite the loss of the existing  spaces for public parking outside the Griffin Centre in Castlecrag, it is intended that current levels of parking spaces available in the Castlecrag commercial centre for the public will be maintained. This will include provision of adequate car spaces in the proposed Quadrangle development to compensate for loss of parking spaces in front of the Griffin Centre.

The heights at 114-118 Edinburgh Road are not proposed to be changed from the existing height of 9m. The proposed height of building of 100 Edinburgh Road is proposed to change from 9m to 11m on Edinburgh Road and from 9m to 14m on the rear half of the site. You can lodge a submission regarding this at https://www.haveyoursaywilloughby.com.au/lep-surveys-docs22

This is not part of the LEP / DCP proposals.  It is presumed that the question might relate to the Northbidge public domain proposals.  However, that project does not propose to reduce road lanes.

The requirement for the five year period before subdivision can occur for a dual occupancy is proposed to be removed to align with the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 for dual occupancies.

Heights are proposed to transition down to lower controls  as they get closer to lower density residential areas  to the south.

The LEP minimum lot size.

The proposed height will be stipulated in metres in the WLEP. Any breach in height limit will require a request to exceed the height limit in accordance with Clause 4.6 of the WLEP.

This refers to the proposed lower parking requirements for new developments close to the three railway stations in the Willoughby local government area - Chatswood, Artarmon and St Leonards. This is to recognise the excellent accessibility of these areas, particularly by public transport and to minimise further traffic congestion. These rates were recommended in the Review of Parking Rates report completed for Council last year. This report is available here: https://www.willoughby.nsw.gov.au/Development/Plan/Planning-Rules/Planning-Strategies#section-13

You are correct that there is always high demand between different parking uses in a place like St Leonards-Naremburn (e.g. residents, workers, commuters). Council's Street Parking Strategy defines how Council manages these competing demands and can be found here: https://www.willoughby.nsw.gov.au/Residents/Parking-and-Transport/Parking/Willoughby-Parking-Strategy

To make a submission go to  on what the LEP / DCP is proposing go to www.haveyoursaywilloughby.com.au

The WLEP and WDCP currently stipulates that demolition of a building in a heritage conservation area is not supported by Council and there is no change to this policy. Any proposal to demolish a building within a heritage conservation area is required to provide information in accordance with the requirements as stipulated within Helou v Strathfield Municipal Council [2006] (paragraph 43-46), which is a recognised planning principle with regards to demolition of buildings within heritage conservation areas.

Landscaping requirements for sites are generally expressed as a percentage of site area (i.e. a percentage of the site must be impervious surface). Council encourages native plants, and specific landscaping requirements are also dependent on the land zoning; for example a heritage conservation area, or the type of development.

You may contact the Strategic Planning Team on 

Phone:     02 9777 1000 or

Email:     email@Willoughby.nsw.gov.au

Housing is classified as affordable if housing costs are less than 30% of gross household income. Households spending more than 30% of income on housing costs are described as being in housing stress. Housing stress impacts on quality of life and the ability to afford other living costs. More information can be found here: https://www.willoughby.nsw.gov.au/Community/Community-services/Affordable-Housing

The urban heat clause will apply to both commercial and residential development.

There are no changes proposed to existing setbacks in industrial areas.  See this section Willoughby Development Control Plan Part E: Industrial Development

The issue relates more to the suitability of the use in an industrial location.  Childcare centres across all of Willoughby’s industrial areas are recommended to be prohibited for the health and wellbeing of children due to potential hazards associated with industrial activities such as excessive noise, pollution and the operation of heavy machinery / vehicles within the area. Childcare centres would be encouraged to locate in more suitable alternative locations which would provide a healthier environment for children.  Whereas doggy day care is seeen as apporpriate in an industrial area as the use may generate noise and odours and is proposed to be able to be accommodated in East Chatswood Industrial area without impacting amentity if located away from residential areas.