What is the K2K Planning Proposal about?
The K2K Planning Proposal currently on exhibition seeks to amend the Randwick Local Environmental Plan 2012 (RLEP 2012) and establish a new vision for the Kensington and Kingsford town centres. It has been prepared in accordance with State government guidelines to explain the proposed legislative changes. It introduces a range of new provisions relating to building heights and density, community infrastructure, affordable housing, design excellence and building setbacks. It provides an explanation and justification for the proposed changes in the RLEP 2012, and outlines improvements to the public domain to enhance liveability, sustainability and economic prosperity of both the Kensington and Kingsford town centres. The Planning Proposal and K2K Planning Strategy have been informed by an award winning international urban design competition held in 2016. The competition entries from around the world submitted innovative ideas and visioning to enhance the town centres and make them more liveable, vibrant and productive.
Why has Council prepared the Planning Proposal?
For a number of years, Randwick Council has been receiving unsolicited ad hoc planning proposals from developers seeking to build taller buildings along Anzac Parade. To date all proposals have been rejected and Council has been working with the Department of Planning, Industry and Environment to produce its own Planning Strategy to guide and control future development. The K2K Strategy takes a holistic and integrated planningapproach. It underpins the Planning Proposal by incorporating strategies and implementation actions to guide sustainable growth and physical development of the two centres.
What land is included in the Planning Proposal?
The Planning Proposal applies to areas zoned B2 Local Centre in the Kensington and Kingsford town centres, and three locations immediately adjoining the Kingsford town centre comprising 16, 18 and 20 Barker Street, 582-584 and 586-592 Anzac Parade, 63 Harbourne Road and 12, 14, 16 and 18 Rainbow Street, Kingsford. The interactive map available on Council’s Yoursay page can assist in determining what properties are included in the Proposal, current and proposed planning controls.
What are the proposed heights and densities?
The Planning Proposal proposes to increase the maximum building heights across the majority of the Kensington and Kingsford town centres from 6/7 storeys to 9 storeys (31 metres). Sites located within the Todman Square and Strachan Street strategic nodes propose a maximum building height of 18 storeys (60 metres) and sites located within the Kingsford Junction and Rainbow Street strategic node propose a maximum building height of 17 storeys (56 metres). These heights will only be achievable if design excellence requirements are met. The Planning Proposal proposes a Floor Space Ratio control of 4:1 along the majority of the sites within the Kensington and Kingsford town centres and up to 5:1 at the Todman Square, Strachan Street, Kingsford Junction and Rainbow Street strategic nodes. Refer to the interactive map on Council’s Yoursay page.
What if Council does nothing?
Without a Planning strategy in place, it is likely that more ad hoc planning proposals will be lodged. Potentially developers of the refused planning proposals which were up to 25 storeys high may re-lodge their proposals. In the absence of a clear and robust strategy, proponents could seek State Government support to approve one of the 25 storey proposals which once approved is likely to set an undesirable precedent for more height without the public benefits proposed by Council.
How will public benefits and local improvements be achieved?
The Planning Proposal proposes to introduce a community infrastructure clause (CIC) that is to apply to all land within the Kensington and Kingsford town centres. The clause will enable community infrastructure to be developed to support the growth of the centres. The intended effect of the community infrastructure provision is to allow for additional building heights and density (from the existing requirement in the RLEP 2012) within the Kensington and Kingsford town centres if the development provides community infrastructure.
A draft guideline ‘Providing community infrastructure in Kensington and Kingsford town centres’ has been prepared and is included in Appendix 3b of the Planning Proposal which outlines the rationale and how community infrastructure can be delivered through the development process and planning agreements.
Council has also prepared a draft 7.12 Contributions Plan (also currently on exhibition) which requires a monetary payment based on the cost of carrying out development. The contribution will apply as a condition of development consent or a complying development certificate if the cost of the works exceeds $100,000. The maximum levy is 3% for works over $250,000.
Will housing for key workers be provided within the centres?
To ensure that low to moderate income households can live in Kensington and Kingsford town centres, the Planning Proposal proposes that future new development be required to provide a proportion of affordable housing. This will be achieved by incorporating inclusionary zoning provisions within the Randwick Local Environmental Plan 2012 based on a staged approach which seeks an equivalent proportion of 3% increasing to 5% of the total floor area in all new developments. The provision applies to the residential component of new development. This will provide more than 200 essential affordable housing dwellings for key workers in the area. The draft Affordable Housing Plan can be found in Appendix B.