Cherrybrook Station Precinct

Cherrybrook Station Precinct Place

Cherrybrook Station Precinct Consultation Outcomes report

Cherrybrook Station Precinct What We Heard report

Cherrybrook Station Precinct Finalisation report

Cherrybrook Station SSP (Landcom site)

Potential increased affordable housing analysis

Response to retail issues in public submissions

Response to stormwater issues

Traffic and Transport assessment October 2022

SSP Final design guide

SSP Finalisation report

SSP rezoning

2022-08 Submission from The Committee, West Pennant Hills Valley Progress Association Inc.

Rezoning Proposal for Landcom site adjacent to Cherrybrook Station

The West Pennant Hills Valley Progress Association (WPHVPA) has been in existence for around 30 years and represents about 4,000 households and more than 10,000 residents. Our area is bounded by Castle Hill Rd in the north, Pennant Hills Rd in the east, the M2 & Darling Mills Creek in the south, and Excelsior Creek in the west. The Cherrybrook Station is across Castle Hill Rd just outside our northern boundary. The southern half of the Cherrybrook Precinct is located in West Pennant Hills Valley.

This submission addresses the following issues:

1. Building heights

2. Retail, open space, community space

3. Landscaping, pedestrian and cycle links

4. Parking, EV charging

5. Traffic

6. Infrastructure

7. Affordable Housing

1. Building heights

We support the proposed building heights of 5 storeys maximum when viewed from Bradfield Parade, together with the building heights of 20.5m for the B4 zone and 18.5m in the R4 zone, but the approving authority must ensure that developers adhere to these maximum heights. The higher limit in the B4 zone must not be used for additional storeys. Clause 4.6 height variation requests should only be considered for minor exceedances and must not be approved for additional storeys and/or increased yield.

2. Retail, open space, community space

We support the proposal for cafes, a local supermarket, and community space.

3. Landscaping, pedestrian and cycle links

All native vegetation should be protected and we support the aim of increasing the tree canopy. Pedestrian and cycle links should have natural shading from the tree canopy.

Some of the shared pathways are shown as 1.8m wide, which is too narrow. In NSW, the recommended path width for shared pedestrian and cycleways is 2.5m – 3m so that pedestrians and cyclists can pass safely.

The Landcom site and green village to the north of Castle Hill Rd should be connected to the area south of Castle Hill Rd by a grade separated crossing, preferably an overpass, suitable for both pedestrians and cyclists. Any extra time taken to use the overpass will be offset by not having to wait for traffic lights. An overpass will also improve traffic flow along Castle Hill Rd.

There should also be a ‘kiss and ride’ drop off zone on the south side of Castle hill Rd, to make it easier for residents to access the station from the south.

4. Parking, EV charging

Commuter parking at Cherrybrook Station is already inadequate. The station is likely to become more popular once the line is extended past Chatswood. Whilst providing additional parking may attract more cars, having a park and ride facility is a far better outcome than having commuters drive all the way to work. Additional parking must be provided at the station.

Many of the existing residents of West Pennant Hills Valley and Cherrybrook live too far from the station to walk there. Out of peak hours, the bus services are infrequent. Additional parking must be provided so that all local residents can access the station, new cafes and community space.

We do not support having additional parking restrictions on local roads because this simply shifts the problem rather than solving it. Also, a commuter going by train to the city may find that risking a parking fine is cheaper than the cost of driving with associated tolls and CBD parking

The parking for the proposed apartments is inadequate at less than 1 space per unit. A leading developer has recently been quoted in the press as saying: ‘The units I can’t sell or lease are not because of a small balcony or small storage. It’s because they don’t have adequate parking.’ Every unit must be provided with at least one parking space.

Having a walkable development adjacent to the station will increase the use of public transport, but there are many journeys that cannot be made by bus and train. For instance, there is no public primary school within walking distance and although school buses are an option, they do not generally service before and after school care. Working parents will need to drive children to school. Other destinations such as sporting fields, swimming pools, beaches, hospitals, family and friends may also be inaccessible by public transport. Taxis/Uber and share cars are not a viable option for families with young children due to safety requirements for car seats

We support the reduced use of cars but we are not living in a city such as Tokyo or London where multiple transport routes criss-cross the city. The metro is a single train line serving a limited number of destinations.

Additional parking must be provided for commuters and a more generous amount of parking must be provided for the apartments and users of the new cafes and community space.

The target of providing at least 10% of total parking spaces with EV charging is inadequate and will not future-proof the development. The NSW strategy for EV cars will ensure at least 50 per cent of new cars sales are EVs by 2030. It can be very difficult and expensive to retrofit EV charging capabilities at a later date. The majority of parking spaces for the apartments should have EV charging capability.

5. Traffic

The development will generate additional traffic through West Pennant Hills Valley, which is already congested in the morning and afternoon peak travel periods.

Data collection has been focussed on the major intersections close to the station and has not considered the wider impacts. For instance, an increase to traffic using Highs Rd, will also impact traffic in Taylor Street, Aiken Road, Oakes Road and Jenkins Road. This route is already heavily congested during morning and afternoon peak periods. Further investigation of traffic impacts is necessary.

There will be an increase in traffic heading south through West Pennant Hills Valley to Parramatta. The metro does not service this destination and there is no direct bus route. A direct bus route linking Cherrybrook Station to Parramatta via West Pennant Hills Valley must be introduced to reduce traffic congestion on this route.

Minor upgrades to intersections are promised by 2031, with major upgrades for some intersections by 2041. The intersection at Castle Hill Road/Highs Road/County Drive is already operating below an acceptable standard and must have a full upgrade before any development commences. The effect downstream through West Pennant Hills Valley must also be investigated.

6. Infrastructure

There are no plans for additional active open space and the development will exacerbate the existing shortfall of playing fields in our area. Added to the increased demand due to development at 55 Coonara Ave, there is a need for additional playing fields. The shortfall cannot be addressed by converting any existing surfaces to synthetic turf, because existing synthetic surfaces in the Hills Shire are not fully utilised and attract fewer bookings than natural turf playing fields.

7. Affordable Housing

The target of providing only 5% affordable housing for our essential workers is inadequate. The government owned land adjacent to the station is the ideal place to have a much higher target which can be agreed before the land is sold for development. Essential workers such as teachers, police, fireman, nurses, aged-care workers etc must be provided with affordable housing close to public transport. It has recently been reported that Cities and Infrastructure Minister Rob Stokes, has called for a 30% target for affordable housing on government owned land adjacent to public transport.

The housing study recommends that affordable housing is tenure blind, but then states that affordable housing will be concentrated in a single building to improve management efficiencies. This is not best practice. To be truly tenure blind, affordable rental housing should be scattered throughout the development.

Thank you for the opportunity to comment on the rezoning proposal of government owned land adjacent to the station.

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2022-08 Submission from The Committee, West Pennant Hills Valley Progress Association Inc.

Cherrybrook Station Precinct Place Strategy

The West Pennant Hills Valley Progress Association (WPHVPA) has been in existence for around 30 years and represents about 4,000 households and more than 10,000 residents. Our area is bounded by Castle Hill Rd in the north, Pennant Hills Rd in the east, the M2 & Darling Mills Creek in the south, and Excelsior Creek in the west. The Cherrybrook Station is across Castle Hill Rd just outside our northern boundary. The southern half of the Cherrybrook Precinct is located in West Pennant Hills Valley.

This submission addresses the following issues:

1. Proposed Growth Area

2. Building heights

3. Landslip

4. Traffic

5. Landscaping, pedestrian and cycle links

6. Parking

7. Infrastructure

8. Option for implementing the strategy.

1. Proposed Growth Area

We support the proposed growth area which restricts development to an area within 400m, or 5 minutes’ walk, to the new station and recognises the fact that the steeper topography south of Castle Hill Rd represents a slightly longer walk to the station than for land north of Castle Hill Rd.

There is land to the east and west of the green village which is identified as land that may be considered for future development of terraces and semi-detached housing in 10 years’ time. The land is too steep and too far from the station to be included in the current growth area, and neither of those factors will change after 10 years. It would be better to provide certainty for landowners by removing these areas from the Precinct Place Strategy.

2. Building heights, street wall heights, setbacks

We support the proposed maximum building heights of 5 storeys and maximum heights of 18.5m, but the approving authority must ensure that developers adhere to these maximum heights.

Clause 4.6 height variation requests should only be considered for minor exceedances and must not be approved for additional storeys and/or increased yield. The current DAs being considered for 55 Coonara Ave will test the resolve of planning authorities. This site lies within the wider precinct and has already been rezoned with a height limit of 22m, but the developer has submitted a clause 4.6 height variation request for extra storeys and heights up to 27m. If approved, it makes nonsense of maximum height limits and will set an unwelcome precedent for the rest of the precinct.

We do not support developers being allowed to exceed height limits to increase yield and build extra storeys.

The street wall height of 3 storeys should apply to all streets in the planned growth area, including development fronting Castle Hill Rd. The additional setback on this major road is necessary to mitigate traffic noise and pollution and should not be used as an excuse to have a 5-storey street wall.

Additional setbacks may be required on the south side of Castle Hill Rd where the proposed growth area adjoins areas for future consideration. There are no roads on these boundaries to assist with the transition from 5 storeys to 1-2 storeys.

3. Landslip

Much of the land south of Castle Hill Rd is subject to landslip. It is not clear whether this has been taken into account in the Place Strategy when deciding the density of development and location of new roads and links. Further geotechnical investigations may be necessary.

4. Traffic

The development will generate additional traffic through West Pennant Hills Valley, which is already congested in the morning and afternoon peak travel periods.

Data collection has been focussed on the major intersections close to the growth area and has not considered the wider impacts. For instance, an increase to traffic using Highs Rd, will also impact traffic in Taylor Street, Aiken Road, Oakes Road and Jenkins Road. This route is already heavily congested during morning and afternoon peak periods. Further investigation of traffic impacts is necessary.

There will be an increase in traffic heading south through West Pennant Hills Valley to Parramatta. The metro does not service this destination and there is no direct bus route. A direct bus route linking Cherrybrook Station to Parramatta via West Pennant Hills Valley must be introduced to reduce traffic congestion on this route.

Minor upgrades to intersections are promised by 2031, with major upgrades for some intersections by 2041. The intersection at Castle Hill Road/Highs Road/County Drive is already operating below an acceptable standard and must have a full upgrade before any development commences. The effect downstream through West Pennant Hills Valley must also be investigated.

5. Landscaping, pedestrian and cycle links

All native vegetation should be protected and we support the aim of increasing the tree canopy. Pedestrian and cycle links should have natural shading from the tree canopy.

Some of the shared pathways are shown as 1.8m wide, which is too narrow. In NSW, the recommended path width for shared pedestrian and cycleways is 2.5m – 3m so that pedestrians and cyclists can pass safely.

The Landcom site and green village to the north of Castle Hill Rd should be connected to the area south of Castle Hill Rd by a grade separated crossing, preferably an overpass, suitable for both pedestrians and cyclists. Any extra time taken to use the overpass will be offset by not having to wait for traffic lights. An overpass will also improve traffic flow along Castle Hill Rd.

There should also be a ‘kiss and ride’ drop off zone on the south side of Castle hill Rd, to make it easier for residents to access the station from the south.

6. Parking

Commuter parking at Cherrybrook Station is already inadequate. The station is likely to become more popular once the line is extended past Chatswood. Whilst providing additional parking may attract more cars, having a park and ride facility is a far better outcome than having commuters drive all the way to work. Additional parking must be provided at the station.

Many of the existing residents of West Pennant Hills Valley and Cherrybrook live too far from the station to walk there. Out of peak hours, the bus services are infrequent. Additional parking must be provided so that all local residents can access the station, new cafes and community space.

We do not support having additional parking restrictions on local roads because this simply shifts the problem rather than solving it. Also, a commuter going by train to the city may find that risking a parking fine is cheaper than the cost of driving with associated tolls and CBD parking.

The new developments should all have generous parking provisions for residents and visitors. All apartments must be provided with at least one space. If an apartment can be bought without a space it will encourage residents to use street parking. Even if street parking has time limits, it can be far cheaper to pay a few fines than to pay extra for a carpark space.

The majority of parking spaces for the apartments should have EV charging capability in order to futureproof the buildings. The NSW strategy for EV cars will ensure at least 50 per cent of new cars sales are EVs by 2030. It can be very difficult and expensive to retrofit EV charging capabilities at a later date.

Having a walkable development adjacent to the station will increase the use of public transport, but there are many journeys that cannot be made by bus and train. For instance, there is no public primary school within walking distance and although school buses are an option, they do not generally service before and after school care. Working parents will need to drive children to school. Other destinations such as sporting fields, swimming pools, beaches, hospitals, family and friends may also be inaccessible by public transport. Taxis/Uber and share cars are not a viable option for families with young children due to safety requirements for car seats

We support the reduced use of cars but we are not living in a city such as Tokyo or London where multiple transport routes criss-cross the city. The metro is a single train line serving a limited number of destinations.

Additional parking must be provided for commuters and users of the new cafes and community space. The new apartments must all be provided with at least one parking space and there must be a generous allocation for visitors.

7. Infrastructure

There is a need for 2 additional playing fields, preferably within 2km of the precinct. Although a possible funding source has been identified, the fields have not been costed and a location has not been found. There is already a shortfall of playing fields in West Pennant Hills Valley, and Hills Council has been unable to find any suitable land in our suburb. A location must be identified in Cherrybrook before any land is rezoned. Acquisition of the land must be costed so that infrastructure contributions can be accurately set.

There is a need for an additional public primary school and high school. Possible sites for these new schools must be identified before any land is rezoned. The primary school must be within easy walking distance of the proposed growth area.

8. Option for implementing the strategy.

There are three options presented for implementing the plan. We do not support the State led rezoning presented as Option 1. We also do not support option 3 which allows individual planning proposals to be brought forward by landowners. We do support option 2 which allows each Council to prepare their own planning proposal to implement the rezoning. However, Hornsby and Hills Shire Councils will need to collaborate closely to ensure that developer contributions are fairly apportioned and cover the costs of infrastructure upgrades such as the new sports fields.

Thank you for the opportunity to comment on the rezoning proposal of government owned land adjacent to the station.