The Proposed Floor
Space Ratio (FSR) Map
This is an interesting map because it allocates 2.78
times the area across the entire site rather than to the proposed buildings. So
the roads, walkways and public spaces all have the allocated FSR. The proposal
uses a lower level planning document the design guide to say where that floor
space should go rather than allocate it building by building. This provides
great flexibility for the developer, lack of certainty for the community and probably
a higher price for the Transit Asset Management Entity (TAME) selling the site.
The Proposed Land Use
Map
Probably because of the decision to place FSR across the entire site
the whole of the site is zoned as mixed use. As a consequence the 20+% of the
site that are public areas are not protected as recreational zones, which makes
it possible to change controls later without having to ask for a land use
change. REDWatch is of the view that all public space should be protected by appropriate
zoning.
The Proposed Height
of Buildings Map
This is the map that defines the possible building
envelopes and the area within which the maximum heights might be used. The
reference scheme used in the graphics is just one of many possible options
possible under the controls. The developers can move that height anywhere
within the height controls. How much floor space is in the building, ie if it
is thin or fat, is constrained only by the guide rather than an allocation in
the LEP.
Note that the 3 meter height proposed for public areas is said to facilitate any public facilities but it is REDWatch’s understanding these are permissible anyway under a recreational zoning.
The Proposed Heritage
Map
This is the same as the existing map. When compared to the height map
it shows that all heritage buildings except the Paint Shop are to stay at existing
heights and are protected. The proposal for the paint shop shows that an up to
63.6 m building can be placed anywhere above the paint shop, how much of the
paint shop is covered by a building and how much floor space can go there is
again defined only by the guide and a future design excellence process that
could change the guide. It is important to note that some visuals on display,
such as parts of the aerial fly through do not show the proposed building above
the paint shop.
All Maps are found in the Explanation of Intended Effect Paint Shop Sub Precinct – Explanation
of Intended Effect