122 Bronte Road, Bondi Junction Planning Proposal

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April 2021 project update: this planning proposal has been finalised by the Department of Planning, Industry and Environment. More information on this is here.

Notice is hereby given for the public exhibition of the planning proposal at 122 Bronte Road, Bondi Junction (the site). The planning proposal, which has been lodged by Urbis Pty Ltd on behalf of Rimon Field Pty Ltd seeks to amend Waverley Local Environmental Plan 2012 as follows:

  • Amend the Land Zoning Map to change the subject site from SP2 Infrastructure (Telecommunications) to B4 Mixed Use
  • Amend the Maximum Permissible Building Height Map to change the subject site from 15m to 18.5m
  • Amend the Maximum Permissible Floor Space Ratio Map to change the subject site from 2:1 to 4:1
  • Amend the Active Street Frontages Map to show the subject site as requiring an active street frontage

Any persons wishing to make a submission in relation to the Planning Proposal can do so in writing to the General Manager until Sunday 16 August 2020.

Please quote reference number SF20/2924, and address any correspondence to:

The General Manager
Waverley Council
PO Box 9
Bondi Junction NSW 1355

By post or email at info@waverley.nsw.gov.au

Please note that all submissions will form part of Council’s public record and as such can be made available for public viewing on request.

Telephone enquiries can be directed to Waverley Council’s Principal Strategic Planner on 9083 8057.

April 2021 project update: this planning proposal has been finalised by the Department of Planning, Industry and Environment. More information on this is here.

Notice is hereby given for the public exhibition of the planning proposal at 122 Bronte Road, Bondi Junction (the site). The planning proposal, which has been lodged by Urbis Pty Ltd on behalf of Rimon Field Pty Ltd seeks to amend Waverley Local Environmental Plan 2012 as follows:

  • Amend the Land Zoning Map to change the subject site from SP2 Infrastructure (Telecommunications) to B4 Mixed Use
  • Amend the Maximum Permissible Building Height Map to change the subject site from 15m to 18.5m
  • Amend the Maximum Permissible Floor Space Ratio Map to change the subject site from 2:1 to 4:1
  • Amend the Active Street Frontages Map to show the subject site as requiring an active street frontage

Any persons wishing to make a submission in relation to the Planning Proposal can do so in writing to the General Manager until Sunday 16 August 2020.

Please quote reference number SF20/2924, and address any correspondence to:

The General Manager
Waverley Council
PO Box 9
Bondi Junction NSW 1355

By post or email at info@waverley.nsw.gov.au

Please note that all submissions will form part of Council’s public record and as such can be made available for public viewing on request.

Telephone enquiries can be directed to Waverley Council’s Principal Strategic Planner on 9083 8057.

  • April 2021 Update

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    Thank you to everyone who provided a submission in the public exhibtion periods last year. 43 submissions were received by Council, 40 were against and 3 were for the Proposal.

    This Planning Proposal has now been finalised by the Department of Planning, Industry and Environment.

    The section below provides some background information as to the process.

    History of the Proposal

    A full outline of the history of the Planning Proposal is provided here (from page 254), reported to Council on 15 September 2020.

    The site has been the subject of two previous Planning Proposals, the first of which was withdrawn (PP-1/2017). The second was not supported by Council and was not supported by the Sydney Eastern City Planning Panel.

    During the Rezoning Review process of the second Proposal (PP-1/2018) in December 2018, Council defended the appropriateness of the existing planning controls for the area, for the following reasons:

    • any increase in height or FSR on the site would be detrimental to the character of the streetscapes of Bronte Road and Birrell Street,
    • the proposed controls would result in an overdevelopment of the site and damage the integrity of the heritage item
    • the proposal did not meet Aim 2(d) of the Waverley Local Environmental Plan “to provide an appropriate transition of building scale around the edge of the commercial centre to protect the amenity of surrounding residential areas”
    • amenity impacts on surrounding buildings were unacceptable.

    In addition, two recent Land and Environment Court cases were cited as evidence that the controls have generally been upheld in this area and should continue to be upheld.

    Whilst the Sydney Eastern City Planning Panel in this instance did not support the Proponent’s proposal to continue to Gateway (public exhibition), the Panel did add in their advice (Attachment 4) that:

    ‘if the Department’s delegate considers that a Planning Proposal changing the zoning of the site to B4 Mixed Use has merit, the Panel would recommend the adoption of a height limit that would be achieved by the continuation of the existing parapet line of the Telephone Exchange and a FSR which would be appropriate for a building that continues that line (and is probably five storeys high).

    The basis for the Panel’s view is that a building of that height already exists adjoining the site and also that the Telephone Exchange is such an uncharacteristic built form that the more it can be obscured and ideally integrated into any development of the subject site, the better for the visual environment around the site. The Panel takes this view on the basis that the heritage item be restored to the 1926 built form which incorporated a door on the corner’.

    On 15 February 2019, the subject Planning Proposal (PP-1/2019) was lodged with Council. The Planning Proposal is in keeping with the advice of the Panel and was again the subject of a Rezoning Review as Council did not express support to progress the Proposal. The Panel supported the Proposal and recommended that it proceed to Gateway (public exhibition). This advice is included in Agenda of the Council report attached.

    Plan Making Process

    Council was offered the opportunity to accept the role of planning proposal authority (PPA), which requires that Council prepare a finalised Planning Proposal to submit to the Department of Planning, Industry and Environment (DPIE) for a Gateway determination. Once the Gateway determination is received, Council acting as the PPA then undertakes the public exhibition of the proposal and reports the results back to the DPIE for their final assessment.

    The role of PPA is different to the role of plan making authority (PMA). The role of the PMA is to undertake the post-Gateway assessment and determination of the proposal, and to make the final local environmental plan. The role of PMA was not given to Council in this instance, as Council had previously not supported the Planning Proposal and it was the subject of a Rezoning Review.

    As such, Council was not able to make the final determination for this proposal. In response to the submissions that were provided to the Department and concerns raised by Council, the Department did reduce the FSR of the proposal from 4:1 to 3.6:1.

    Further information provided by the Department on this matter is available at this website: https://www.planningportal.nsw.gov.au/ppr/lep-decision/122-bronte-road-bondi-juction

    On 26 March 2021, Amendment 21 was Gazetted on the NSW Legislation website, meaning that the Proposal has now been finalised as follows:

    • Rezone the site from SP2 Infrastructure (Telecommunications) to B4 Mixed Use
    • Increase the FSR from 2:1 to 3.6:1
    • Increase the Height of Building from 15m to 18.5m
    • Heritage – the site remains a heritage item
    • Inclusion on the Active Street Frontages map
    • Inclusion on the Key Sites Map to apply clauses 6.9 and 6.12
  • Rezoning Review – October 2018

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    A Rezoning Review has been lodged with the Department of Planning and Environment for a Planning Proposal at 122 Bronte Road, Bondi Junction.

    The Planning Proposal was originally submitted to Council (8 January 2018), and not supported by Council at its meeting on 7 August 2018. A Rezoning Review is an appeal of Council’s decision and will be determined by the NSW Government appointed Sydney Eastern City Planning Panel. The Panel will determine whether or not the Rezoning Review should proceed.

    Council resolved to submit a modified Planning Proposal (Council’s Proposal) to the Department of Planning & Environment.

    The Rezoning Review seeks to:

    • Rezone the site from SP2 (Telecommunications) to B4 Mixed Use
    • Increase the permissible floor space ratio of the site from 2:1 to 5:1
    • Increase the permissible height of the site from 15m to 28m

    Council’s Planning Proposal seeks to:

    • Rezone the site from SP2 (Telecommunications) to B4 Mixed Use
    • Increase the Active Street Frontages Map to apply to the remainder of Bronte Road

    The Rezoning Review submitted by the proponent, as well as the Council’s Strategic Planning and Development Committee is available to view at the following webpage: http://pgrtracking.planning.nsw.gov.au/rezoningproposaldetails.php?rid=RR_2018_WAVER_001_00

    Refer to Item DA/5.8/18.08 in the ‘Strategic Planning and Development Committee 7 August 2018 Agenda and Attachments.’

    Council welcomes submissions to the Rezoning Review that may inform Council’s submission to the Sydney Eastern City Planning Panel.

    For more information, please contact Jaime Hogan, Senior Strategic Planner on 9083 8057.

    Submissions should be made by 20 October 2018 to waver@waverley.nsw.gov.au email, quote TRIM reference PP-1/2018.