Planning for the Ashmore precinct
The planning process
Located in Erskineville and on the border of Alexandria, the Ashmore precinct is one of the City of Sydney’s biggest urban development projects.
The planning controls for Ashmore have been developed over a number of years in close consultation with the community and landowners. We want sustainable and responsible development that meets the needs of a growing population but respects and protects the character of surrounding suburbs.
We are now in the process of updating the Ashmore DCP and incorporating it into the Sydney Development Control Plan 2012. The 2 Goodman-owned sites will also be included in the Sydney LEP 2012.
The vision for the site
Approved by Council in 2006, the Ashmore DCP outlines the vision for Ashmore as a mainly residential area within the suburb of Erskineville. Terraces, townhouses and apartments will be fronted by tree-lined streets and residents will be able to make use of a new network of pedestrian and bike routes to get to work, shops and the city. A retail area with cafes and a small supermarket will be next to a new large park, providing a focal point for residents of this new neighbourhood to relax and socialise.
Key DCP guidelines are:
- Building design that is sustainable and innovative, that respects the character of surrounding areas, and provides a range of dwelling types.
- Staging to ensure that all development sites, within the overall precinct, can develop independently without adverse impacts on neighbouring areas.
- The buildings to be designed so as not to overshadow adjacent properties or block city views from Sydney Park.
- A quality public domain with a new large park and attractive tree-lined streets.
- Pedestrian, cycle and traffic links to the city, public transport and local facilities.
- Traffic management for a safe residential environment.
- Critical infrastructure elements to manage stormwater.
Meeting new targets
In 2007, the City embarked on the process to develop new planning controls for the whole City of Sydney local area. As part of this process, a study was done in Erskineville and Alexandria that included Ashmore. This study looked at opportunities to increase building heights and densities to meet housing targets set by the NSW Government’s Metropolitan Plan for Sydney 2036 and the City’s Sydney 2030 plan.
As a result, the Sydney LEP 2012 now includes the following changes to the Ashmore planning controls:
- Building heights of mostly 5 to 7 storeys, with a maximum of 8 storeys (Note: the Goodman owned sites are not included in the Sydney LEP 2012).
- Increased the Floor Space Ratio from 1:1 to to 1.5:1 and 1.75:1 across the precinct.
- Increased amount of open space from 7,400 square metres to 15,000 square metres.
- A more rationalised street network.
Updating the controls
The Sydney LEP 2012 covers planning controls for Ashmore, but needs to be updated to include the 2 sites owned by Goodman. We also need to update the 2006 Ashmore DCP so it aligns with the Sydney LEP 2012 and Sydney Development Control Plan 2012.
The draft amendment to the 2006 Ashmore DCP was publicly exhibited from 16 December to 29 February 2012. We have now reviewed all submissions and undertaken a review of the proposed built form, a traffic and parking assessment and a social sustainability assessment in response to issues raised in the submissions.
The urban design study looked at appropriate building heights and types for Ashmore, staging of development, economic viability and the context of the development. The review recommended the Ashmore precinct should incorporate a variety of building types and heights, reduce the impact of building at street level and provide designated urban space. As a result, the planning controls have a predominant building height of 5 and 6 storeys, lower building heights near conservation areas and a floor space ratio from 1.5 to 1.75:1.
The social sustainability study looked at how to ensure Ashmore becomes a socially sustainable precinct. The study has 5 key areas of focus: a range of housing options, good transport connections, quality open spaces, accessible community facilities and a unique sense of place. From these principles our planning controls ensure the precinct will have 15,000 square metres of open space, suitable sites for child care facilities, diversity through affordable housing opportunities, and a strong local identity through public art and street names.
The traffic and parking study assessed current transport and traffic conditions in the area, and the potential impacts of Ashmore on the local road network and on-street parking. The study found that when Ashmore is fully developed in 2027, the local road network in the morning peak will not be able to support vehicle demand. The City needs to continue working with the NSW government to improve public transport connections in the area.
The City is previously exhibited updated planning controls for Ashmore Precint. The exhibition included a draft planning proposal for the sites at 57 Ashmore Street and 165-175 Mitchell Road owned by Goodman and an associated draft amendment to the Sydney Development Control Plan 2012 (Sydney DCP 2012) for the entire Ashmore precinct.
The draft planning proposal for the Goodman sites seeks to amend the Sydney Local Environmental Plan 2012 by including building heights, land use zoning and floor space ratio controls. The supporting draft amendment to the Sydney DCP 2012 provides detailed controls for the entire precinct including minimum setbacks, heights in storeys and the public domain design.
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Last updated: Wednesday, 24 July 2013