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.
This Planning Proposal would facilitate a new and revitalised full-line supermarket offering in Epping (subject to a future Development Application). Epping is currently under-serviced by supermarkets, with residents currently travelling to supermarket and retail offerings in Carlingford Court, Eastwood Shopping Centre, Top Ryde, Macquarie Centre, Beecroft and North Rocks. During construction residents will be serviced by the surrounding retail offerings and home delivery services.
This Planning Proposal would facilitate non-residential floor space which may include specialty retail, a supermarket and commercial space. The occupiers of the retail space, including the supermarket operator, will be determined by the owners of the site in the future (subject to a future Development Application).
The Planning Proposal concept scheme (subject to a future Development Application) includes provision for sufficient parking to meet the demands of the proposal in accordance with Parramatta City Council’s Development Control Plan. The provision of free parking will be determined at a Development Application stage, in conjunction with the future commercial tenants.
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).
