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What is a Structure Plan?

A Structure Plan is a study that analyses an area and provides a policy framework to guide future development within that area.  It is not a rezoning document. It is a strategic document, which identifies by words and graphics, the best way for an area to be developed, how this should be done and what infrastructure would be required. It is intended to form a clear basis to guide future land use planning decisions, including rezoning of land.

Why has Council prepared a Structure Plan for Brookvale?

The State Government’s current Metropolitan Plan titled ‘A Plan for Growing Sydney (2014)’, identifies Brookvale - Dee Why as a Strategic Centre for the region.  Brookvale - Dee Why, as well as Frenchs Forest are the only Strategic Centres identified by the State Government on the Northern Beaches.

Council needs to plan for the future growth of these Strategic Centres. A Master Plan was adopted for the Dee Why Town Centre in August 2013 and a Structure Plan has recently been adopted for the precinct surrounding the new Northern Beaches Hospital at Frenchs Forest in August 2017.  Council has now prepared a draft plan for the future of Brookvale, taking into account the already identified role of the Dee Why Town Centre.

The Brookvale Structure Plan has been prepared to recognise the vital economic and employment contribution that Brookvale makes to the Northern Beaches and beyond. The Brookvale Structure Plan will guide future development of Brookvale over the next 20 years, providing a strategic framework for future land use planning decisions. 

What are the key findings of the Draft Brookvale Structure Plan?

·  Brookvale provides a vital economic and employment role for the Northern Beaches.

·  Projected employment growth will be in the retail and wholesale sectors, health care, social assistance and education/training.

·  Manufacturing related employment is expected to decline, however Brookvale’s industrial lands should be retained.  Redevelopment should be encouraged and an extended range of employment uses be considered within these lands.

·  Warringah Mall should be supported to retain its function as the major retail centre for the Northern Beaches, and continue its role as a major retail jobs contributor.

·  Mixed use development in the Brookvale Town Centre should be encouraged, but only if new development results in a net increase in employment floor space

What opportunities are there to be involved?

The Draft Brookvale Structure Plan is currently on exhibition for public comment until Monday 20 November 2017. There are also two community drop in sessions as follows:

Brookvale Community Centre, 2 Alfred Street, Brookvale on:

- Monday 16 October 5 – 7pm

- Saturday 21 October 1 – 3pm

To make sure you do not miss any opportunity to be involved, register your email to receive project updates. Also, keep an eye on this project page as information will be updated throughout the project.

How have the Investigation Area and Area of Influence been determined?

The Investigation Area is largely consistent with the suburb boundary of Brookvale. Some adjustments have been made to reflect possible implications of local transport routes and other infrastructure.  The long term objectives of a Strategic Centre at Brookvale – Dee Why have been tested in this area. 

To take into account the wider setting for Brookvale, an Area of Influence was determined as a 1.5 km radius from the existing traditional retail core of Brookvale, located on Pittwater Road. 

Will this bring new/ increased employment opportunities?

Council recognises the strategic importance of Brookvale’s industrial and commercial lands, in particular its importance in providing local jobs.  The Northern Beaches has a jobs retention rate that is higher than the Sydney average.  Having regard to the LGA’s limited transport options, it is important that into the future, this resource is retained and enhanced.

Will this bring new/ increased housing opportunities?

The NSW Government’s metropolitan planning recognises that Brookvale offers jobs and services for the Northern Beaches and the wider subregion.  Hence opportunities for growth in housing are limited to those that do not displace employment land.  Any new housing opportunities identified in the Structure Plan avoid potential conflicts between the desire for residential amenity and the operational needs of viable industry and business uses.

Transport network capacity, including consideration of the new B-Line Bus Rapid Transit System, has played a role in determining the amount of additional housing, where this should be located and what form this should take. Based on these factors, the Structure Plan envisions additional housing in the Town Centre through a rezoning of certain land from B5 Business Development to B4 Mixed Use. This will assist commercial redevelopment and provide housing choice and affordability to activate the Town Centre. 

What about transport?

The capacity for growth within the transport and access network has been assessed taking into account the new B-Line Bus Rapid Transit System. The Structure Plan also takes into account the additional parking supply and demand. The NSW State Government is currently constructing a car park in association with the Brookvale Community Health Centre that has a total of 475 parking spaces of which 250 are for commuters.

These elements have been identified as fundamental components of the Structure Plan that will accommodate the additional recommended growth.

To improve the functionality of the Brookvale – Dee Why Strategic Centre, pedestrian and cycle connectivity between these two suburbs has also been a major consideration. A number of Green Streets and Green Links have been identified that would improve pedestrian and cycle movement. The Structure Plan recommends that a Public Domain Strategy be undertaken to further investigate the delivery of infrastructure such as green streets, public spaces and parking.

Does the plan make changes to my land?

The Structure Plan itself will not rezone any land. It makes recommendations for changes to land uses, but the rezoning process will be a separate process after the Structure Plan has been adopted.

What changes to planning controls does the Structure Plan recommend?

The Brookvale Structure Plan recommends that the following changes are made to the current planning controls: 

·  Change the existing B5 Business Development zone in the identified Town Centre to B4 Mixed Use zone;

·  Extend the Town Centre and the B4 Mixed Use zone into the existing IN1 General Industrial zone (west) so that the Town Centre extends to the eastern side of Dale Street;

·  Require a minimum of two levels of retail/commercial floor space in the Town Centre (ground floor and first floor levels);

·  Introduce affordable housing requirements in the Town Centre;

·  Change the existing IN1 General Industrial zone of the Aldi site to B3 Commercial Core, consistent with the surrounding zoning of Warringah Mall;

·  Include a number of additional permitted uses in the existing industrially zoned land such as food and drink premises - to the included in the industrial area (East), and business premises and office premises to be included in the industrial area (West).

·  Within the Town Centre, change the maximum building height from the existing level of 11 metres (3 storeys) to 21 metres (6 storeys) and, in the identified Transition Area, to 15 metres (4 storeys). 

Will there be more residential development?

The changes to the planning controls proposed by the Structure Plan will result in greater capacity for residential (unit) development within the Town Centre.  This will be delivered in the form of shop top housing above ground floor and first floor retail/ commercial uses (employment floor space).

Outside of the Town Centre the Structure Plan does not propose any residential uplift.  This is because a primary objective of the plan is to retain jobs in Brookvale.  The proposed increased capacity for shop top housing in the Town Centre is based on economic advice that increased residential potential is needed in the Town Centre to make redevelopment of existing buildings feasible.  It is also based on accessibility to the B-Line.

Will there be affordable housing in Brookvale?

The Brookvale Structure Plan recommends the introduction of affordable housing requirements in the Town Centre. 

Retail in Brookvale

The Structure Plan recognises the role of the existing Town Centre as a support area for surrounding employment lands and seeks to maintain and support Warringah Mall as the major retail core for the Strategic Centre.

What does the Brookvale Structure Plan propose for Brookvale Park?

The Structure Plan does not propose any changes to either Brookvale Oval or to the park adjoining the oval to the north. 

However, the draft Plan does recognise that Brookvale Park is located at the northern Gateway for the Brookvale Town Centre.  As such, it recognises that future opportunity exists to investigate enhancement of the existing recreation facilities which may include the introduction of additional uses.

What are the timeframes and when will the Plan be finalised?

The Draft Structure Plan is currently on public exhibition until Monday 20 November 2017.

Once the exhibition period closes, submissions will be assessed and a final Structure Plan prepared to be reported to Council for final adoption in early 2018.

What changes to planning controls does the Structure Plan recommend?

The Brookvale Structure Plan recommends that the following changes are made to the current planning controls: 

·  Change the existing B5 Business Development zone in the identified Town Centre to B4 Mixed Use zone;

·  Extend the Town Centre and the B4 Mixed Use zone into the existing IN1 General Industrial zone (west) so that the Town Centre extends to the eastern side of Dale Street;

·  Require a minimum of two levels of retail/commercial floor space in the Town Centre (ground floor and first floor levels);

·  Introduce affordable housing requirements in the Town Centre;

·  Change the existing IN1 General Industrial zone of the Aldi site to B3 Commercial Core, consistent with the surrounding zoning of Warringah Mall;

·  Include a number of additional permitted uses in the existing industrially zoned land such as food and drink premises - to the included in the industrial area (East), and business premises and office premises to be included in the industrial area (West).

·  Within the Town Centre, change the maximum building height from the existing level of 11 metres (3 storeys) to 21 metres (6 storeys) and, in the identified Transition Area, to 15 metres (4 storeys).