What to do with 2 adjoining blocks in Sydney's North West

Hi guys,

I’m an absolute newb in this area so hoping to get some guidance on how best to approach this.

We have a decent size block of land (2,300 sqm) and house in Sydney’s North West (The Hills Shire Council)- located approximately 850 from the soon to be opened Norwest station. Our neighbours block is even larger- just over 3,000 sqm. Both our blocks are currently zoned R2 and literally across the road from R3 with townhouses (we really lucked out there!).


The site is situated near the crest of a northerly trending main ridgeline, and with this the blocks both currently have a Restricted Development Area (RDA) which relates to a need to preserve the view corridors of the ridge that runs through and from the site. The RDA was introduced into the planning framework in 1981 and sought to maintain view corridors across the ridge line. It also intended to create a ‘green edge’ or vegetated backdrop to what was then considered to represent the northern limit of residential development. Since 1981 the area has changed significantly- with many high rise building erected throughout Norwest and with the development of townhouses directly in line with what was the ridgeline of our property.


Now, a neighbour two houses down had a block of around 3,500 sqm which was also impacted by this RDA. This neighbour subdivided their block in 2017 into 3 smaller blocks of approx. 700 sqm each. During the DA application for their subdivision the RDA was removed so I’m hopeful that if we go down this path, the RDA is something that could be revaluated for ours and our neighbour’s properties too.


The question is- what are the best steps to evaluate the potential of both ours and our neighbour’s lots? The council’s DCP has minimum lot sizes of 700 sqm and although the neighbour two houses down subdivided into 3 residential lots, we wanted to see if there was anything else that could be done to better utilise the space. We wouldn’t develop ourselves, but our initial thoughts are that we would want to make the properties as attractive as possible for a developer.



Again, we are newbies to all this- our thoughts have been:

• Possible sight for over 55’s development?
  
  
• Will the new medium density housing rules benefit us (The Hills Shire Council have deferred the implementation of this until 2019)?
  
  
• Do we try to have the zoning amended to R3?
  

Any thoughts or suggestions would be greatly appreciated.

 

Contact a town planner who has experience in the LGA, they should be able to advise what the likelihood of a rezoning proposal would be and the possibility of subdivision, conformance with any SEPP which may give a greater development outcome.

 

I would be careful with a potential over 55s development. It reduces your market considerably and may be getting to the point of saturation. Traditionally, over 55s developments command a lower price. Get some advice from a planner though.

 

Spot rezoning is next to impossible for your and neighbour site circumstances. If you do go down that path then allow in excess of $200k + and over 3 years to get rezoning with 20% chances.
I suggest you consider child care centre which will fetch good rental return or sale value after building it.
Feel free to ask any questions

 

Thanks for the input 6993. Do you know if the medium density housing rules would possibly allow for terrace style houses whilst maintaining the R2 zoning? Understand that spot zoning would be highly unlikely, just seems like there would be better ways for council to utilize housing in such a large area- particularly with supporting infrastructure close by with the rail and city/parramatta/castle towers buses literally within 100m.
Can you make any recommendations on a good town planner? Thanks again

 

This is the latest circular from the Dept of Planning and Environment re the Medium Density Code.It has the links to the deferral info, the Design Guide and contact details for the specific department in charge of all of this.

Unfortunately, Hills Council is writing a letter to the Planning Minister Anthony Roberts and the GSC Comissioner Lucy Turnbull, asking for permanent deferrals from the Code :

"a) Reiterating the need for the deferral to align with the LEP review program to allow
holistic and efficient review of the implications of the proposed new housing
types.
b) Seeking an exemption of the growth centres from the Code and associated
legislation given that previously raised density and infrastructure concerns are yet
to be resolved.
c) Seeking exemption of Sydney Metro Station Precincts from the Code and
associated legislation given the precinct planning process, has and will continue
to, examine more specifically the desired diversity of housing and how that is
delivered."

(Meeting Minutes of the Hills Council 10th July, 2018 : Item 5, pp167-184)

 

Thanks very much Lisa. Will be interesting to see the outcome from the state government. If you have anymore news please let us know!