Planning Proposal for 53 - 61 Rawson Street Epping

A Planning Proposal (also known as a rezoning application) is a document that explains proposed changes to land use planning controls that are found in a Local Environmental Plan (LEP). 

A Planning Proposal details how the controls are proposed to change, for example, by changing zoning to allow different development in particular areas. It also sets out the justification for why changes are suitable for the site and an assessment of the potential impacts of the proposal. 

A Planning Proposal can be prepared by anyone, but usually it is either a landowner, developer, or the local council.
 

The Planning Proposal’s objective is to amend controls in the Parramatta Local Environmental Plan 2023 to increase the total permissible commercial floorspace ratio (FSR) to 1.5:1 at 53-61 Rawson St, Epping. The Planning Proposal supports the role of Epping Town Centre as a key commercial hub by facilitating 13,677 sqm of commercial floor space on the site and creating approximately 311 jobs.

It is intended that the future mixed used redevelopment would include a full line supermarket, 3147 sqm of retail (shops, cafes, restaurants), 7430 sqm of office space and 420 apartments. Any future development would be subject to a separate Development Application process. 
 

Council is developing a long-term vision for Epping Town Centre with more vibrant laneways, more accessible and safer pedestrian connections and better access to public open space. The vision for an Epping Town Centre Masterplan will take into account the objectives of Planning Proposal at 53-61 Rawson Street.
 

Council is currently in the early stages of preparing the Epping Town Centre Masterplan which seeks to establish a long-term vision for future development within western side of Epping Town Centre. More information can be found at Epping Town Centre Masterplan.

Council is also developing a concept plan for public domain improvements on the eastern side of Epping Town Centre. Road and paving upgrades are proposed to be carried out in Oxford Street, Pembroke Street and Cambridge Street. More information can be found at Oxford St Upgrades.
 

Any future development would be levied with development contributions as per Council’s Outside CBD Contribution Plan. If the Concept Scheme was developed (subject to a future Development Application) then approximately $9.3 million would be levied by Council in contributions. These contributions would go towards delivering infrastructure items listed in the Outside CBD Contribution Plan.
 

The Planning Proposal would facilitate a mix of land uses, including commercial, retail and residential. The future uses on the site are shown below and include a full-line supermarket, retail tenancies and commercial office space. The exact use of the retail tenancies and commercial office space would be subject to future Development Applications, but is likely to include uses such as restaurants, cafes and other services.

The building height controls are proposed to be a maximum of 122m (36 storeys) and 112m (33 storeys) on parts of the site. This would facilitate a future two tower development of 36 and 33 storeys (inclusive of a 3-5 storey podium). 

Building height controls are proposed to be increased as they are required to facilitate the existing permissible residential floorspace and the additional proposed commercial floorspace. For reference the existing 48m building height control would require a four-tower scheme to accommodate the existing permissible 4.5:1 FSR. 

The proposed taller two tower concept scheme would reduce the perception of bulk and scale, improve views to the sky between and around towers, and improve outlook from the towers. In comparison an alternative (not supported) shorter three tower development would reduce consolidated areas of open space and would significantly increase perceived bulk and scale due to lack of separation between towers. 
 

The Planning Proposal’s concept scheme would facilitate approximately 420 residential apartments across the two towers (subject to a future Development Application).

The Planning Proposal’s concept scheme (subject to a future Development Application) would include approximately 234 non-residential basement car parking spaces. Parking spaces for residential uses would be additional and dependent on the apartment mix.
 

The Planning Proposal is supported by a detailed Traffic Impact Assessment (TIA) (Appendix 4 to the Planning Proposal). The TIA estimates the concept scheme (subject to a future Development Application) will increase traffic by 3% on adjacent intersections.

As part of a future Development Application (DA) the developer will be required deliver upgrades to the traffic network surrounding the site. 

Overshadowing impacts are minimal. Modelling shows that the concept scheme (subject to a future Development Application) would only partially overshadow Boronia Park between 9am and 10am in the middle of winter. 
 

The Planning Proposal would facilitate a publicly accessible 1230sqm park and 3,370sqm plaza on the ground floor of the development (subject to a future Development Application).