Have Your Say Canterbury Bankstown
Consultation has concluded
We’re preparing a submission to the NSW Government’s TOD and Low to Mid Rise Housing Program and updating the community on how it will affect Belmore.
The NSW Government’s TOD and Low to Mid Rise Housing Program is part of state planning reforms aimed at building new homes near key train stations, including Belmore. This involves setting standard rules for zoning, building heights, and density within 800 meters of the station.
While the intent of these NSW Government programs to increase housing supply is good, we do not believe that the best way of achieving this is to propose a blanket approach across the state.
In its February 2024 submission to the NSW Government's TOD and Low to Mid Rise Housing Reforms, Council requested to continue progressing its place-based master planning for Belmore. Despite this request, Belmore was confirmed as a TOD Precinct in May 2024.
The NSW Government has mandated short timeframes for CBCity to complete any local planning work in Belmore. In August 2024, the NSW Government released a guide for councils on how to undertake local planning of TOD precincts. This document outlined that the intended changes to planning controls in the TOD precincts has already been communicated to the public and they have therefore recommended a targeted two-week engagement period.
To better suit the needs of our community, we have developed an alternative approach and are seeking your feedback until 28 October 2024.
What’s Council Doing?
We’ve been working on a Master Plan for Belmore that focuses on responsible growth, ensuring that new developments come with the right infrastructure and community benefits. Our concern with the TOD Program is that it takes a one-size-fits-all approach, which may not deliver the best outcomes for our community.
To better suit the needs of our community, we have developed an alternative approach to meet the aims of the TOD and Low to Mid Rise Housing Program for new housing, but more importantly, would also take a more holistic view of planning for Belmore. Our approach takes employment, open space, community needs, heritage, transport and environmental constraints into close consideration. We believe that this place-based approach is essential for ensuring that Belmore grows into a place that our community loves and takes pride in.
Council’s Alternative Approach
The NSW Government has given us until December 2024 to submit our feedback. Based on our master plan work, we’ve developed an alternative to the TOD Program that better fits Belmore needs. Our plan focuses on:
In 2019, we completed our Local Strategic Planning Statement Connective City 2036. This document set out a high-level land-use vision for Canterbury-Bankstown, including a centres approach to growth. A centres approach to growth means that most of our future jobs and housing growth will occur in existing centres with infrastructure and transport access.
We have completed master plans for our City’s two largest centres, Bankstown and Campsie. We are also in the process of master planning for three of our local centres – Canterbury, Lakemba and Belmore. CBCity’s master planning program has earned recognition from both government and industry for its innovative approach in planning for jobs growth, sustainability, urban design and managing community risk through orderly planning.
In December 2023, the NSW Government announced the TOD and Low to Mid Rise Housing Program for Greater Sydney, Hunter, Central Coast and Illawarra regions. Their planning reform aims to ensure that NSW is well placed to meet its commitments under the National Housing Accord and statewide housing targets. The program comprises of a series of changes to planning controls to areas within 800 metres of identified train stations and town centres, which in Canterbury-Bankstown includes Canterbury, Belmore, Lakemba, Wiley Park, Punchbowl and Bankstown, along with potential other centres (which have not yet been announced) through the Low to Mid Rise Housing Program. The changes include:
From May 2024, the NSW Government began implementing these changes to planning controls in several precincts through the State Environmental Planning Policy (Housing) 2021 (Housing SEPP). For precincts where Councils were already undertaking local planning work, the NSW Government mandated timeframes for this local planning to be done. For Belmore, the mandated deadline is December 2024.
The NSW Government has indicated that if CBCity’s master planning for Belmore is not completed by this deadline, the planning controls described above would be implemented and remain in place until the finalisation of any local planning work. The NSW Government also requires any master planning in TOD precincts to deliver the same, or a greater amount, of housing than would be expected under the TOD Program.
More information on the TOD Program and the requirements for Council’s undertaking strategic planning in these precincts can be accessed here.
Place-based approach to renewal within Belmore and Lakemba
An approach to height and density that is based on the unique aspects of the local context and character of Belmore and Lakemba, locating new housing in key strategic areas while also retaining and celebrating areas that have great local character.
'Realistic' scenario that takes into consideration existing constraints
The approach to renewal needs to take into consideration existing development and environmental constraints that may make some areas inappropriate for new housing or increases in density. This may include strata title, heritage, schools, places of worship, isolated lots, land ownership patterns and flooding.
Plans for future growth within the centres holistically, instead of focusing uplift within 800m
There is potential for increased housing beyond the 400m - areas within a 10-minute walk to the station is considered reasonable. There are also opportunities for moderate uplift in other areas that may have great amenity and access to services and key attractors.
Allows for variations in height and density that is context-responsive
Rather than a blanket 6-storeys within the 400m radius under the TOD controls, an alternative approach may allow for a well-considered and tested built form strategy that locates increased height and density in the right places while preserving the character of other areas, and ensuring that there is adequate built form transition of height and scale.
Ability to align community infrastructure and public domain enhancements with increased housing
Community infrastructure provision and open space and streetscape upgrades can be targeted in areas that need it across the centre, and new development may help deliver these initiatives. This will be essential to ensure that Belmore and Lakemba remain places that people love to live and work in.
Able to deliver more housing across the centre than the TOD program
An alternative approach to the TOD may deliver more housing across both centres than the TOD program and contribute to realising its strategic potential. The approach can also deliver greater housing diversity, more affordable housing, and better design quality for new buildings.
Early engagement with the community and landowners.
Council is seeking feedback on our alternative to the NSW Government's TOD Program, based on our master planning.
Timeline item 1 - complete
Early Engagement
Monday 19 September – Sunday 23 October 2022
Council is seeking early contributions and ideas from the community.
Timeline item 2 - complete
Review of early engagement and preparation of technical report
The Belmore Master Plan was developed by Council’s multidisciplinary team of experts, with input from technical consultants and consideration of the early engagement findings.
Timeline item 3 - complete
Transport Oriented Development Program announced
The NSW Government announced the TOD program in December 2023, which took effect in May 2024 for identified train stations. The NSW Government also mandated deadlines for Councils to finalise their own local planning work. For Belmore this deadline is December 2024. In August 2024, the NSW Government released a guide for councils on how to undertake local planning of TOD precincts. This document outlined that the intended changes to planning controls in the TOD precincts has already been communicated to the public and they have therefore recommended a targeted two-week engagement period.
Timeline item 4 - complete
Engaging with the community on our alternative approach and submission
Tuesday 15 October 2024 – Monday 28 October 2024 5:00PM
We are seeking feedback from the community on the proposed alternative approach to the TOD program for Belmore.
Timeline item 5 - active
Review of submissions
Following this engagement period all submissions and feedback received will be reviewed to refine the on the proposed approach for planning for Belmore.
Timeline item 6 - incomplete
Report to Council
The alternative approach will be reported to Council in November for their consideration.
Timeline item 7 - incomplete
Implementation
If supported by Councillors, CBCity will formally make a submission to the NSW Government. The NSW Government is responsible for deciding on changes to planning controls in Belmore.
In any case, we will also prepare amendments to our Development Control Plan, undertake more detailed public domain planning and revise our Local Infrastructure Contributions Plan to support any changes to planning in Belmore. These will provide more detailed guidelines for future built form, create a roadmap for enhanced public space and outline Council’s approach to funding and delivering local infrastructure in Belmore. This will involve further engagement and consultation with the community.
If you have questions or want to learn more about the event, please contact the Council officers listed below.
| haveyoursay@cbcity.nsw.gov.au | |
| In writing | By post to Mr Matthew Stewart, CEO, City of Canterbury Bankstown PO Box 8, Bankstown NSW 1885 |
The City of Canterbury Bankstown acknowledges the traditional custodians of the land, water and skies of Canterbury-Bankstown, the Darug (Darag, Dharug, Daruk, Dharuk) People. We recognise and respect Darug cultural heritage, beliefs and relationship with the land. We acknowledge the First Peoples’ continuing importance to our CBCity community.
