The Planning Control
(LEP) proposed height
In preparing the draft LEP controls the Department of
Planning and Environment (DPE) Planning Proposal Authority (PPA) did not want
to present very prescriptive height controls, they wanted there to be
flexibility for developers to come up with other possible solutions in their
design.
Hassell who undertook the analysis of the Council proposal
also suggested some LEP planning controls. Note however that the Hasell
proposed controls on page 158 of their report is different from those that the
PPA have in the draft LEP and in the planning proposal document p45.
The heights in the LEP are shown in metres and not in
storeys this is because storey height may change depending on if it is
residential or commercial or if it is a podium etc.
Given the poor quality of the exhibited Planning Proposal
document for this map we have used an extract from the heights map in the
proposed LEP. This will be the starting point for the developer and its
architects as it sets the maximum height on different parts of the site.
These above diagram
shows the proposed Local Environment Plan maximum heights
The Design Guide
suggested heights
In preparing the planning controls the PPA got the earlier Council
proposal tested by Hassell in the Addendum to the Design study. Hassell with
the PPA proposed an improved design layout and made suggestions about the best
urban design and building heights. This has been incorporated in the Design Guide
in the form of height of buildings in storeys. The design guide has a lesser
status than the LEP planning controls and is advisory in status although it
must be addressed in the DA application.
Note that the height in storeys map in the planning proposal
page 47 is not the same as the design guide p50 or that in the design study
p167. Note also that Hassel has produced
a height in meters map on the same layout as the height in storeys map but it
does not appear to agree with the height in storeys map.
As the advisory height in storeys map operates a bit like a
reference scheme we assume that it will be the basis for the model and the fly
through even though it differs from the height planning controls and reflects a
suggested outcome from the design guide.
Height of Buildings
suggested in the Waterloo South Design Guide
Simplified Height of
Buildings
For the exhibition website a third approach was used, rather
than show actual heights (like the Design guide) or the proposed heights (in
the LEP) a simplified building heights map was produced which uses a low,
medium high schema was used.
Map showing
simplified Height of Buildings from DPI Exhibition Consultation Website
Urban Strategy Maps
In addition you will notice in other places that an urban strategy
is shown with which has green space added. These maps show the building height
colours from the design guide height in storeys but without a height legend.
This Urban Strategy map is from the Draft Design Guide and
has the same height layout as the storey height guide in this document.
This article references the following exhibition reports in
the following order of importance regarding height maps:
- Planning Proposal maps – Draft maps – Waterloo Estate (South) These are the draft maps proposed to be added to the Sydney Local environment
Plan (LEP). REDWatch has prepared an easy access version as explained above. - Draft design guide – Waterloo Estate (South) This
document is to guide the final implementation of the controls. - Planning proposal – Waterloo Estate (South) This is the
main document. - Gateway required study – Addendum to urban design report
(Hassell) – Waterloo Estate (South) - https://planning.nsw.gov.au/waterloo-haveyoursay