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Punchbowl and Wiley Park Precinct Plan

MAY 2025 | An alternative approach to TOD

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Punchbowl and Wiley Park Precinct Plan

Contents Executive Summary

1.0

Chapter 1 Introduction Project Introduction About Punchbowl and Wiley Park Response to TOD and LMRH Early Community Engagement Key Issues and Constraints Key Opportunities

2.0

Chapter 2 Vision and Principles Vision for Punchbowl Vision for Wiley Park Key Urban Design Moves

6 7 9 12 14 16 18

21 22 23 24

3.0

Chapter 3 The Precinct Plan Precinct Plan Streets and Open Space Priorities Built Form and Character Priorities

4.0

Chapter 4 Next Steps Where to From Here

27 28 35 44

Project and report

unchbowl and Wiley Park Precinct Plan - An P Alternative Approach to TOD

Date

May 2025

Client

City of Canterbury Bankstown Council

Version and date issued

Issue A (Draft #1) - 18/02/25

Approved by: OS

Issue B (Draft #2) - 14/03/25

Approved by: OS

Issue C (Final Draft) - 17/03/25

Approved by: OS

Issue D (Final Draft) - 30/04/25

Approved by: OS

Issue E (Final issue) - 06/05/25

Approved by: OS

Report contact

Oscar Stanish Senior Associate, Urban Design Jenina Tolentino Associate, Urban Design

This report is considered a draft unless signed by a Director or Principal

Approved by:

59 60

Punchbowl and Wiley Park Precinct Plan

Executive summary Introduction and purpose

An alternative approach to TOD

This Draft Precinct Plan report describes an alternative to the State Government-led approach for the Punchbowl and Wiley Park Transport Oriented Development (TOD) Precincts.

The draft Precinct Plan on the following page describes an alternative approach to the TOD that can achieve the following:

In mid 2024 Punchbowl and Wiley Park were nominated as part of the TOD State Environmental Planning Policy (SEPP), in which areas within 400m of the proposed Metro Stations would be subject to the new TOD SEPP controls, with the aim to increase housing around stations. Concurrently, the Low and Mid Rise Housing (LMRH) policy was announced with the aim to fill the housing gap between detached homes and high-rise apartments for nominated centres, implemented in two stages. The LMRH policy does not apply to Punchbowl or Wiley Park. Earlier in 2019, the City of Canterbury Bankstown Council (CBC) identified Punchbowl and Wiley Park as 'village centres' within a hierarchy of centres, in CBC's Local Strategic Planning Statement, Connective City 2036 (2022). The plan focused on new housing in existing centres, supported by enhanced public transport access, jobs and social infrastructure. The draft Precinct Plan provides an alternative approach to planning for future renewal based on sound urban design and planning principles, an understanding of local context and character, informed by design and technical studies, and engagement with the community and stakeholders. This draft report will be placed on public exhibition along with the Draft Recommended Planning Provisions report and supporting technical studies. CBC will continue to engage with the NSW Government through this process, with the aim to submit the Precinct Plan and proposed planning controls to the NSW Government for consideration as they finalise the TOD SEPP controls for both centres in June 2025.

Punchbowl and Wiley Park Precinct Plan

The Precinct Plan can deliver Housing capacity in line with State Government TOD+LMRH targets.

Place-based approach that considers local character, context and constraints

Increased housing in the right locations and ensuring height and density is context-responsive

Revitalised and vibrant villages that support street life and cultural expression.

New and enhanced parks and plazas in the heart of the centres.

Green connections and through site links that support walking and cycling. Alignment of community infrastructure and public domain enhancements with increased housing

Deliver more housing sooner in the short to medium term across the centres than the TOD Program

High quality built form outcomes based on robust design and testing that can be translated into clear LEP and DCP controls.

The Draft Precinct Plan Legend Punchbowl and Wiley Park village centre boundaries

12 storeys | 3:1 FSR 12 storeys | 2.8:1 FSR 9 storeys | 2.5:1 FSR

Key sites 1

6 storeys | 1.7:1 FSR

KGR/Lakemba St site| Open space 1,500sqm

4 storeys | 1.2:1 FSR

18 storeys | 4.25:1 FSR

Residential uses (R3 zone)

Sydney Water Pumping Station site | 1,500sqm open space and through site link

Canterbury Road/Wattle Street

3 storeys | 0.7:1 FSR

15 storeys | 2:1 FSR

E1 zone- 8 storeys | 2.9:1 FSR

Wiley Park village centre west block | 3m setback along Stanlea Parade and Lakemba Street for widened footpath and landscape

E1 zone- 6 storeys | 2.6:1 FSR

15 storeys | 4.2:1 FSR

E3 zone- 4 storeys | 1.7:1 FSR

E1 zone- 6 storeys | 1.9:1 FSR E1 zone - 4 storeys | 1.5:1 FSR

15 storeys | 4:1 FSR

12 storeys | 3.9:1 FSR

No change

Child care site | Restoration of heritage item, community facilities

Existing heritage item

18 storeys | 3.5:1 FSR

Links

2 storeys | 1:1 FSR ( Heritage-listed Baby Health Centre) 5

Punchbowl Community Centre site |Open space, community facilities 18 storeys | 4:1 FSR

Rossmore Avenue site | 500sqm open space 18 storeys | 4:1 FSR

Main street (E1 zone) 18 storeys | 5.5:1 FSR 12 storeys | 4.9:1 FSR

Punchbowl and Wiley Park Draft Precinct Plan

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Existing and proposed through site links - minimum 4m land dedication for new link or 3m land dedication for widening of existing link Widening of existing pedestrian link (Stanlea Parade) - 3m setback Active frontage East West Pedestrian and Cycle Link (EWPCL) delivered by TfNSW Green streets - targeted streetscape upgrades

12 storeys | 3.4:1 FSR

See also Transport Report (ARUP) supporting this Precinct Plan

15 storeys | 3:1 FSR

Open space

9 storeys | 3.2:1 FSR

Existing open space

9 storeys | 2.5:1 FSR

Potential civic plaza

6 storeys | 3:1 FSR

Open space provided on key sites

Residential uses (R4 zone)

Figure 1.

Proposed heritage item

18 storeys | 4:1 FSR

Investigation areas for open space provision

15 storeys | 4:1 FSR

Open space upgrades

Punchbowl and Wiley Park Precinct Plan

1.0 Setting the scene

Project Introduction Project background

Canterbury-Bankstown Local Strategic Planning Statement Centres hierarchy

Architectus' consultant team have been engaged by the City of Canterbury Bankstown Council (CBC) to prepare a Precinct Plan for the Punchbowl and Wiley Park village centres, to help guide the planning and growth of the centres into the future. Both centres are located along the new Sydney Metro City & Southwest corridor, a major NSW Government public transport project that may drive development around the new Metro stations.

Punchbowl and Wiley Park are designated as 'village centres'.

Future renewal along the Canterbury to Bankstown Metro Corridor was supported by CBC's Local Strategic Planning Statement Connective City 2036 (LSPS) and Local Housing Strategy (2020), which set out a centres approach to growth based on focusing future housing within existing centres. In late 2023, the NSW Government announced the Transport Oriented Development (TOD) program as the key strategy to increase housing in well-located areas focused around selected transport hubs. In mid 2024, Punchbowl and Wiley Park were announced as Tier 2 centres that would fall under the new TOD State Environmental Planning Policy (SEPP), which is due to take effect in June 2025 for the centres.

Punchbowl and Wiley Park boundary

This Draft Precinct Plan report describes an alternative approach for planning for future growth within the Punchbowl and Wiley Park village centres. CBC has closely engaged with the Department of Planning Housing and Infrastructure (DPHI) throughout the preparation of the Precinct Plan. Figure 2.

Connective City 2036 Plan (Extract, Local Stategic Planning Statement, CBC 2019)

Punchbowl and Wiley Park Precinct Plan

Purpose of this report The development of the Punchbowl and Wiley Park Precinct Plan provides the opportunity for CBC to interrogate the proposed controls under the TOD SEPP and LMRH policies and take a strategic and place-based approach to planning for these centres. This approach ensures that any new controls that increase height, density and capacity for housing within the centres are carefully considered, based on sound urban design and planning principles, reflective of the local context and community, and supported by jobs, services, transport infrastructure, amenity and public domain improvements.

2019 Local Strategic Planning Statement, Connective City 2036, completed identifying a centresbased approach to growth, including village centres City of Canterbury Bankstown Council

Mid 2024 Punchbowl and Wiley Park announced as Tier 2 precincts as part of the Transport Oriented Development (TOD) program Department of Housing, Infrastructure and Environment, NSW Government

Punchbowl and Wiley Park Precinct Plan

The Precinct Plan has been developed in close collaboration with CBC and a team of design and technical consultants encompassing: ◦ ◦ ◦ ◦ ◦

Urban design and planning (Architectus) Traffic and transport (ARUP) Flooding (ARUP) Economics (Savills) Community engagement (Gauge Consulting).

October 2024 Early community engagement for Punchbowl and Wiley Park village centres City of Canterbury Bankstown Council

December 2024 April 2025 Development of a draft Precinct Plan and proposed planning controls, and technical studies City of Canterbury Bankstown Council (with consultant team)

This draft report 'Punchbowl and Wiley Park Precinct Plan - An Alternative Approach to TOD', will be placed on public exhibition along with the draft Recommended Planning Provisions report and technical studies in May 2025 to gain community and stakeholder feedback on the Precinct Plan and proposed controls. Following exhibition, the updated Precinct Plan and proposed planning controls and provisions will be submitted to the DPHI, as an alternative to the TOD SEPP controls, with the intention of informing DPHI's planning and finalisation of the TOD SEPP for the two centres.

We are here May 2025 Public exhibition of the Precinct Plan report and Recommended Planning Provisions report City of Canterbury Bankstown Council

June 2025 Revised Precinct Plan and Recommended Planning Provisions reported to Council and submission made to DPHI City of Canterbury Bankstown Council (with consultant team)

June 2025 onwards TOD finalisation for Punchbowl and Wiley Park Department of Housing, Infrastructure and Environment, NSW Government

About Punchbowl and wiley park The area within and around Punchbowl and Wiley Park is Darug (sometimes spelt Dharug, Dharuk or Daruk) Country. Punchbowl and Wiley Park are located along the Lidcombe and Bankstown Line corridor within the Canterbury Bankstown LGA, approximately 14-15kms southwest of Sydney CBD, 13kms southeast of Parramatta CBD and 2-3kms east of Bankstown CBD.

Punchbowl

Wiley Park

The Sydney Metro corridor between Bankstown and Sydenham is currently being constructed (targeted 2026 completion), and will provide improved public transport to key destinations within and outside of the LGA.

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Punchbowl and Wiley Park Precinct Plan

Key features of the Punchbowl and Wiley Park village centres Punchbowl village centre is an established centre that extends across multiple streets, mostly focused along The Boulevarde. The Punchbowl Road overpass is the only pedestrian and vehicle link across the centre and poses some access and connectivity issues.

Wiley Park village centre consists of a small set of shops located along King Georges Road. The poor access and amenity caused by the busy road impacts the success of the retail main street.

Punchbowl predominantly consists of low and medium density housing (approximately 70%), with a few pockets of walk up apartments, along with recent high density mixed use development along The Boulevarde.

Walk up apartments are the predominant residential type (approximately 53% of housing), located around Wiley Park Station.

Punchbowl

Punchbowl provides significant social infrastructure including schools and places of worship, which is a unique feature of the area, and is characteristic of its diverse community.

Canterbury Road runs along the southern edge of this precinct and is a regional vehicle connector. The busy Canterbury Road consists of a mix of uses including large format retail, commercial, light industrial, houses and some mixed use development.

Punchbowl and Wiley Park Precinct Plan

Wiley Park

Historical buildings like the Wiley Park Public School, Lakemba Public School and station buildings contributes to creating local character.

Large parks with recreational and sporting facilities are located at the centres' peripheries, including Wiley Park, Punchbowl Park and Parry Park.

About Punchbowl and Wiley Park

Overview of Punchbowl and Wiley Park Legend Punchbowl and Wiley Park boundaries Existing E1 Local centre zone (village centres) Schools (public and private) Place of worship Community centre Open space Canterbury Road mixed use corridor Key streets

Figure 3.

Punchbowl and Wiley Park - overview of existing context

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Punchbowl and Wiley Park Precinct Plan

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Response to TOD and LMRH State Government Planning Priorities The TOD SEPP seeks to increase the supply of new housing in well-located areas around transport hubs. Punchbowl and Wiley Park are Tier 2 TOD Precincts that are being prioritised under the proposed TOD SEPP. Additionally the LMRH policy was recently announced with an aim to fill the housing gap between detached homes and high-rise apartment buildings. The TOD SEPP is set to be implemented by June 2025 for the nominated centres, while the LMRH policy was implemented in 2 parts; the Low Rise controls were implemented in July 2024, while the details and implementation of the Mid Rise controls were recently announced in February 2025. While the LMRH does not apply to Punchbowl and Wiley Park, a requirement of developing an alternative approach to TOD was to consider the dwelling numbers if the LMRH controls would apply within a 400 -800m radius of stations. Under the TOD program, councils are able to review and propose revised controls for their precincts so long as they can meet or exceed the expected number of dwellings under the TOD and LMRH. The proposed controls under the TOD SEPP and LMRH policy, summarised in the table adjacent, were tested to provide a base development scenario with which to compare an alternative approach to plan for Punchbowl and Wiley Park. An alternative approach to the TOD and LMRH can enable a more nuanced and place-based approach to plan for Punchbowl and Wiley Park that is based on a compelling vision, iterative built form testing, technical advice, economic feasibility, and understanding the needs of the centres and community.

Punchbowl and Wiley Park Precinct Plan

Testing the TOD and LMRH standard approach As part of the development of the Precinct Plan, the proposed controls under the standard TOD and LMRH policies were tested. Key findings include: ◦

◦

High level built form testing suggests that the proposed 2.5:1 FSR under the TOD program may not be achievable within a 6 storey height limit in residential zones while delivering an urban form and setbacks that are considered appropriate to the local context. Similarly, under the LMRH controls, the FSR of 1.5:1 was unable to be achieved within a maximum height of 4 storeys in most cases. The controls propose a blanket height of 6 storeys in the 400m radius and 2-4 storeys in the 400-800m radius of the station and town centres. The policies proposes to apply this approach to a range of centres despite the difference in centre size, role and character. As such, a one size fits all approach may not be appropriate for all centres. The TOD and LMRH controls, if implemented directly, would apply to the majority of both centres, as shown in Figure 4 adjacent. These controls do not consider the impact of busy road corridors, open space accessibility or local character which are important to Punchbowl and Wiley Park. Development and environmental constraints such as strata title, heritage, schools, places of worship, isolated lots, land ownership pattern and flooding should be considered to understand a more 'realistic' development potential under the TOD and LMRH controls. Additionally, an economic feasibility overlay should be considered to gain an understanding of the housing market, and inform where housing will be more likely be able to be delivered in the short to medium term.

400m radius of the station where TOD may apply - 2.5:1 and 6 storeys

Figure 4.

400m of stations and E1 main streets where LMRH may apply - 2.2:1 and 6 storeys

400-800m of stations and E1 main streets where LMRH may apply - 1.5:1 and 4 storeys in R3 and R4, 0.8:1 and 2-3 storeys in R2

Areas where TOD and LMRH may apply

Summary of TOD controls Feature

Control

Permissibility

R1, R2, R3, R4 zones = residential flat buildings (RFB) E1 and E2 zone - RFB and shop-top housing

Target area

within 400m of the station

Floor space ratio (FSR)

2.5:1

Building height

22m or approx 6 storeys (RFBs) 24m or approx 6 storeys (shop-top housing)

Lot width

Minimum 21m

Summary of LMRH controls Feature

Control

Permissibility

R3, R4 - mid-rise RFB R2 - low-mid-rise RFB

Target area/ Floor space ratio/ building height

For R3/R4 - within 400-800m ring of stations - 1.5:1 FSR, 16m building height (4 storeys) For R2 - within 400-800m ring of station - 0.8:1 FSR, 9.5m building height (2-3 storeys)

Lot width

R3, R4 - no minimum R2 - minimum 12m

An alternative approach to TOD and LMRH An alternative approach addresses overarching objective of the TOD program to deliver increased housing around key transport nodes while achieving a place-specific outcome that considers the unique characteristics and needs of Punchbowl and Wiley Park.

Place-based approach that consider local character, context and constraints The approach to height and density is based on the unique aspects of the local context and character of Punchbowl and Wiley Park. This place-based approach locates new housing in key strategic areas while also retaining and celebrating areas that have great local character. It also considers existing development and environmental constraints that may make some areas inappropriate for new housing. This includes strata title, heritage, schools, places of public worship, isolated lots, land ownership patterns and flooding.

Alignment of community infrastructure and public domain enhancements with increased housing

Increased housing in the right locations and ensuring height and density is context-responsive

Deliver more housing sooner in the short to medium term across the centres than the TOD

Open space provision and streetscape upgrades are proposed for areas that need it across the centres, and new development helps to deliver these initiatives. This will be essential to ensure that Punchbowl and Wiley Park remain places that people love to live and work in.

Rather than a blanket six-storeys within an 400m radius under the TOD controls, an alternative approach allows for a wellconsidered and tested built form strategy. This strategy helps locate increased height and density in the right places while preserving the character of other areas, and ensuring that there is adequate built form transition of height and scale.

Our alternative approach delivers more housing across both centres than the TOD Program and contributes to realising the strategic potential of Punchbowl and Wiley Park. The approach can also deliver greater housing diversity, more affordable housing, and better design quality for new buildings.

Punchbowl and Wiley Park Precinct Plan

early community engagement What we heard

Greater support for mid to high-rise development, with some support for low to mid-rise development

Early engagement was undertaken by CBC in October 2024. For further information see the Early Engagement Outcomes Report (Gauge Consulting 2025).

Enhanced village centres

Snapshot Respondents celebrated the centres’ ethnic diversity and proximity to transport options and amenities. Some praised the beautiful residential spaces in the centres and expressed concern that new development could impact solar access, visual amenity and traffic in these areas. Many others expressed support for higher density, especially around Punchbowl and Wiley Park Stations, to bring what they described as well overdue renewal to the area while providing more affordable housing for a wide range of residents. Community members were also generally supportive of improved village centres that provided spaces for community connection and support the success of local businesses. However, they suggested this development needed to come hand-in-hand with solutions for traffic congestion and car parking, activated green spaces, more trees, and improved waste and water infrastructure and management. Respondents also called for improved, greater access to safe and convenient footpaths and cycleways to encourage active transport and improve connections to public transport hubs and other amenities. They suggested village centres needed to be highly pedestrianised with multiple access paths.

Punchbowl and Wiley Park Precinct Plan

What we heard ◦

◦

More respondents advocated for taller building heights than for lower to mid-rise, especially along the railway corridor and arterial roads, with suggestions ranging from 4-15 storeys. Most of these comments focused on a 400m radius from Punchbowl and Wiley Park Stations, with some interested in development to an 800m radius. They saw higher density supporting more affordable housing for a wide range of residents while enabling overdue centre renewal. For many, this higher density would support improved public and green spaces, stronger local businesses and improved commuter car parking.

Response ◦ ◦ ◦

Maximising housing opportunities within a 5-10 minute walk of the stations. Retaining some low scale areas to maintain local character and provide housing diversity Providing planning and built form controls that ensure that high quality development outcomes can be achieved.

What we heard ◦

◦

Respondents identified particular opportunities for renewed development – with revitalised shops, services and/or above-shop apartments – to deliver improved and beautified village centres and support local businesses. Some noted that traffic would need to be slowed or diverted to fully realise a village feel.

Response ◦

◦ ◦

Increasing opportunities for shop top and mixed use development to create vibrant and active centres. Focusing retail activation of busy roads and along quieter streets. Providing new park and plazas at the heart of the village centres.

Improved green spaces, amenities and trees

Improved traffic, public transport and active transport

What we heard ◦

◦

Traffic was a key concern for respondents, especially if the population of the centres is set to increase. Congestion at Punchbowl Rd / The Boulevarde was of particular concern, followed by King Georges Rd.

What we heard ◦

◦

Respondents wanted to see improved public green spaces for people’s physical and mental wellbeing, social connection (especially for elderly and younger residents), and to combat heat. There was a particular emphasis on improving facilities in existing green spaces to activate multiple uses. Some also emphasised that these spaces should be safe, accessible and close to other amenities.

Response ◦ ◦ ◦

Commitment to delivering the EWPCL and providing supporting cycle links. Leveraging the accessibility to the Metro and encouraging public transport use. Ensuring that the existing road network will continue to function efficiently despite a growing centre.

Improved waste management

What we heard ◦

Some respondents suggested waste management would need to improve with an increasing population, to demonstrate pride in our streets. This included appropriate bin locations and regular cleaning of litter in streets and parks.

Response Response ◦ ◦ ◦

Providing new open spaces where there are gaps to access and enhancing existing green spaces. Making streets more walkable. Targeting key streets for public domain upgrades including increasing tree canopy to provide safe, well-shaded, and attractive connections to key places.

◦

Waste controls will be incorporated into the future Development Control Plan for Punchbowl and Wiley Park to ensure newer developments have appropriate waste servicing.

Punchbowl and Wiley Park Precinct Plan

KEY ISSUES AND CONSTRAINTS Open space and environment

Movement and streets

Built form and land use

Open space

Busy roads

Development context and constraints

◦

Wiley Park, Parry Park and Punchbowl Park are important open space assets however access is impacted by busy roads. These parks are also located at the peripheries of the precinct, about a 10-minute walk or more of the stations and most areas in the centres. Large areas through the centre of the precincts are beyond a 200-400m walk of open spaces which may not be appropriate for higher density development (according to the NSW Governments 'Greater Sydney Region Plan' 2018), as well as the opportunity to deliver new open spaces and related streetscape upgrades within these areas.

Tree canopy and urban heat island ◦

The current tree canopy and urban heat conditions are below the Canterbury Bankstown Local Strategic Planning Statement (LSPS) and NSW Government benchmarks. Most tree canopy is in the public domain, with a particular focus along the railway and within Wiley Park. Tree canopy within the private domain is less consistent. Increasing deep soil, tree canopy and vegetation will need to both rely on the private sector through development controls and incentives as well as the public sector through public domain and open space enhancements.

Punchbowl and Wiley Park Precinct Plan

◦

There are only 2 crossings over the railway line at Punchbowl Road and King Georges Road. Intensification may impact the capacity of already highly busy roads. Some areas (highlighted in yellow in Figure 6 on the following page) rely on busy roads (e.g. Punchbowl Road, King Georges Road) to access the main street and station. These areas may not be suitable for increased housing. Currently there are limited opportunities for pedestrians to cross King Georges Road and Punchbowl Road.

Punchbowl Road, Punchbowl ◦ ◦

Punchbowl Centre has limited space to accommodate competing movement and place functions along Punchbowl Road near the Punchbowl Centre. The Punchbowl Road overpass impacts movement between the north and south of the centre, and creates poor amenity for pedestrians (e.g. narrow footpaths, barriers, and ramping).

King Georges Road, Wiley Park ◦

King Georges Road significantly impacts the amenity, accessibility and connectivity of the Wiley Park Centre, which reduces the commercial and residential viability of the centre.

◦

A large number of existing strata titled apartments (including those with greater than 4 dwellings/units) are located within a 5-10 minute walk of Wiley Park Station. This may make redevelopment in close proximity to the station challenging. There may be piecemeal development adjacent to Wiley Park Station due to strata title and schools. The area around Punchbowl Station is less constrained by strata titled development, and there has been a recent development at corner of The Boulevarde and Broadway. A significant portion of Punchbowl in the area northeast of Punchbowl is all zoned R2 Low Density Residential. Realigning residential zoning with the rest of the precinct should be investigated in the Precinct Plan, as well as ensuring that any transitions to adjacent low scale areas is considered. Retail demand and viability in Wiley Park may be impacted due to its location on the busy King Georges Road.

Canterbury Road corridor ◦

Canterbury Road is a very busy vehicle corridor and may impact residential amenity and potential for housing uplift along that corridor.

Pedestrian connections and walkability

Flooding

◦

Several blocks over 400m long impacts pedestrian permeability, which means people have to walk further to get to their destination.

There is significant ponding along Renown Avenue between The Boulevarde and Hillcrest Street, and in the block between Punchbowl Road, Wattle Street and Koala Road, as well as potential increased impacts of overland and inter-allotment flows in areas around the existing concrete drainage channels. This may impact where additional housing can be located.

Key Constraints Legend Punchbowl and Wiley Park boundaries Busy arterial roads Main roads Rail corridor barrier and crossings Punchbowl Road - access and amenity issues King Georges Road - noise, access, amenity impacts Signalised pedestrian intersections on King Georges Road and Punchbbowl Road Existing R4 zoned area near Wiley Park with high number of strata title Strata title with 5 or more apartments owners redevelopment unlikely Strata title with less than 5 apartments/owners potential to redevelop Existing tall buildings - 5 storeys or more Walk > 100m along busy road to access station (approx.) Block lengths over 400m Areas that are beyond a 400m walk of open space Key open space assets bound by major roads Existing heritage items Provisional flood hazard 1% AEP- High risk Provisional flood hazard 1% AEP- Provisional Provisional flood hazard 1% AEP- Low Significant ponding area at Punchbowl Station

Figure 6.

Key issues and constraints map

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Punchbowl and Wiley Park Precinct Plan

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KEY OPPORTUNITIES Open space and environment

Movement and streets

Built form and land use

Open space

Pedestrian connections and walkability

Village centres

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◦ ◦

Deliver the precinct plan for the Wiley Park open space, and enhance Punchbowl Park, Rest Park and Mary Barry Park. Explore opportunities for new open space where there are gaps, and where delivery can coincide with development uplift. Investigate whether this can be achieved through land acquisition or dedication. Encourage provision of a publicly accessible open space/plaza on the large consolidated site at the corner of King Georges Road and Lakemba Street. Improve access to open space just outside the precinct boundaries such as Mount Lewis Park. Consider the potential for shared used of school open space, particularly at Punchbowl Boys High School, Punchbowl High School and Wiley Park Girls High School.

◦

Enhance pedestrian/cyclist amenity and usability to key open spaces and places of worship, including along Rossmore Avenue, Hillcrest Street and Highclere Avenue. Explore traffic calming measures within side streets in Punchbowl centre such as The Boulevarde and Breust Place to enhance pedestrian amenity and retail activation. Where feasible, investigate potential for new through site connections across long blocks to improve access for pedestrians within the local centre and to key destinations. Improve the laneway network as alternative pedestrian links to access the centre and station, including potential for retail to activate both the primary frontage and the laneway.

Tree canopy and deep soil

Active transport connections

◦

Provide increased street tree planting on key streets that may be integrated with new development and other streetscape upgrades such as active transport links. Ensure that built form outcomes consider deep soil, tree canopy and landscape opportunities within private lots to encourage high amenity outcomes and are translated into DCP controls to guide future development.

Flooding and stormwater management ◦

Implement DCP controls that address site coverage, setbacks and surface permeability that may help to tackle challenges with stormwater and overland flow.

◦

Support Sydney Metro's delivery of the East West Pedestrian and Cycle Link (EWPCL), with active transport connections on key streets across the precincts. Investigate key active transport link between Wiley Park and the M5 Linear Park.

◦

Height and density ◦ ◦

◦

Punchbowl and Wiley Park Precinct Plan

Explore the potential for increased height and density behind the main street in key areas. Explore potential for higher density housing within a 5-minute walk of the station, while also allowing for low to moderate development within a 10-minute walk. Consider the potential for key sites to deliver increased height and density in exchange for public benefit e.g. new links, open space, community facilities.

Canterbury Road corridor ◦

Investigate opportunity to expand the existing local centre zone in: ◦ Wiley Park to the west in the block between Shadforth Street and Wiley Lane, to encourage retail activation away from the busy King Georges Road. ◦ Punchbowl to incorporate the Community Centre site and car park to enable a mixed use community precinct. Focus retail activation and pedestrian activity on the side streets in Punchbowl Centre - The Boulevarde, Breust Place, Highclere Avenue, Rossmore Avenue. Explore the potential to focus active frontage on the side streets in Wiley Park such as Lakemba Street and Stanlea Parade, or internally within key sites, and away from King Georges Road. Retain and celebrate the fine grain main street character in Punchbowl, while allowing for some uplift (up to 4-6 storeys).

Retain employment uses in existing employment zones along Canterbury Road, and minimise residential uplift.

Key Opportunities Legend Punchbowl and Wiley Park boundaries Existing E1 Local Centre zone Potential expansion of the E1 main street Existing E3 zones Focal point for retail activation/pedestrian activity Residential uplift moderate Residential uplift high Key/opportunity sites for investigation Areas within a 5-minute walk of the stations Areas within a 10-minute walk of the stations Enhanced laneways New rear laneway Green connections New and enhanced through site links East West Pedestrian and Cycle Link Cycle connections Open space upgrades Open space investigation areas Schools Potential shared use of school open space Places of worship

Figure 7.

Key opportunities map

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Punchbowl and Wiley Park Precinct Plan

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Punchbowl and Wiley Park Precinct Plan

2.0 vision and principles

Vision for punchbowl Punchbowl will be a thriving village centre with a web of retail, services and food and beverage destinations. The Boulevarde will continue to be a focal point for the centre, vibrant and walkable with direct access to the proposed Metro Station, and a new civic plaza for community activities and events. Punchbowl will celebrate and support its religious and cultural diversity that makes the place special, and ensure key spiritual and community destinations are easy to access. Punchbowl will provide diverse housing opportunities for people and families of all sizes.

Concept for the future of The Boulevarde, Punchbowl.

Punchbowl and Wiley Park Precinct Plan

Vision for Wiley park

Wiley Park will have a new village heart that provides everyday services and amenities and attracts people to spend time in the centre. King Georges Road, will continue to provide necessary vehicle connections across Greater Sydney, while the pedestrian environment will be improved, particularly around the village centre. Residential streets will be enhanced an provide alternative walking routes off the busy road. Concept for the future of Stanlea Parade, Wiley Park

Wiley Park will create safe and leafy places and streets for children and families to access schools and new and enhanced open space. Punchbowl and Wiley Park Precinct Plan

Key urban design moves Streets and open space

Provide connections to special places and community attractors

Encourage walking and cycling and support a vibrant street life

Ensure that most people have easy access to new and enhanced open spaces.

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Support walking and cycling connections to key community destinations including schools, places of worship and community facilities to create a network of cultural places. Create walkable centres that prioritise pedestrian activity and create safe, inclusive places for the community with high amenity.

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Punchbowl and Wiley Park Precinct Plan

Target streetscape upgrades along key streets that connect important places and attractors for the community. Create pedestrian and child-friendly streets, ensuring that streets are walkable, safe, and well-shaded. Provide alternative walking routes away from the busy King Georges Road and Punchbowl Road, where the street environment is quieter more pleasant to walk through. Collaborate with the State Government to support the delivery of the key east-west active transport link along the railway line and support with local cycling connection to key destinations.

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Incentivise key large sites to deliver much need open space for the community, while also providing housing and a mix of uses. Investigate the provision of new open space in the core of the precincts where there is currently a gap and improve walking and cycling access.

Built form and land use

Revitalise the village centres and create welcoming and vibrant places for the community

Focus increased housing within walking distance of the Metro Station and around key destinations

Support a continued mix of uses along Canterbury Road with a focus in services, retail and business

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Continue to grow Punchbowl as a flourishing village centre through supporting renewal and activation opportunities while reinforcing the existing high street by retaining the fine grain built form. Encourage renewal within the Wiley Park village centre to provide a mix of services and amenities, relocating them from the main road Enable moderate expansion of the local centre zoning in Wiley Park to support additional activation opportunities off busy roads where there is greater amenity. Adopt a key sites approach, where uplift is tied to the delivery of community benefits.

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Focus additional housing opportunities in areas within a 5-10 minute walk of the Metro Stations and village centre while enabling modest growth in other areas. Provide a range of housing types including low to medium density housing (detached homes, dual occupancies, terraces and multi dwelling housing), midrise (4-6 storey residential flat buildings), high rise (8 storeys or greater) and mixed use development. Ensure appropriate scale transitions between different built form types and density, particularly as the area undergoes change over time. Avoid intensification on sites with environmental constraints, including flood-prone land, existing culverts, topography and heavily trafficked roads.

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Retain employment uses along Canterbury Road to provide a mix of commercial uses such as showroom retail, bulky goods, food and beverage, allied health and wellbeing uses and mixed business. Reinforce the mixed use nodes and localities along Canterbury Road to align with the Canterbury Road Review. Minimise the provision of high density housing along Canterbury Road and focus additional residential uses in areas where there is greater amenity and access to the stations and services.

Punchbowl and Wiley Park Precinct Plan

3.0 the precinct plan

Precinct plan

Precinct Plan *Legend to be read with map overleaf

Legend Punchbowl and Wiley Park village centre boundaries Key sites 1

The draft Precinct Plan summarises the approach to land uses, built form height, scale and character, key sites, new and existing enhanced open spaces, streetscape improvements, and pedestrian and cycle connections.

Residential uses (R3 zone) KGR/Lakemba St site| Open space 1,500sqm 18 storeys | 4.25:1 FSR

Sydney Water Pumping Station site | 1,500sqm open space and through site link

High quality built form outcomes based on robust design and testing that can be translated into clear LEP and DCP controls.

Punchbowl Community Centre site |Open space, community facilities

No change Existing heritage item Proposed heritage item

Links Existing and proposed through site links - minimum 4m land dedication for new link or 3m land dedication for widening of existing link

18 storeys | 4:1 FSR

Widening of existing pedestrian link (Stanlea Parade) - 3m setback

Rossmore Avenue site | 500sqm open space

Active frontage

18 storeys | 4:1 FSR

East West Pedestrian and Cycle Link (EWPCL) delivered by TfNSW

18 storeys | 5.5:1 FSR 12 storeys | 4.9:1 FSR 12 storeys | 3.4:1 FSR

Green streets - targeted streetscape upgrades See also Transport Report (ARUP) supporting this Precinct Plan Open space

15 storeys | 3:1 FSR

Existing open space

9 storeys | 3.2:1 FSR

Potential civic plaza

9 storeys | 2.5:1 FSR 6 storeys | 3:1 FSR

Open space provided on key sites Investigation areas for open space provision

Residential uses (R4 zone) 18 storeys | 4:1 FSR 15 storeys | 4:1 FSR 12 storeys | 3:1 FSR

9 storeys | 2.5:1 FSR 6 storeys | 1.7:1 FSR 4 storeys | 1.2:1 FSR

Punchbowl and Wiley Park Precinct Plan

E3 zone- 4 storeys | 1.7:1 FSR

Child care site | Restoration of heritage item, community facilities

12 storeys | 2.8:1 FSR

E1 zone - 4 storeys | 1.5:1 FSR

12 storeys | 3.9:1 FSR

2 storeys | 1:1 FSR ( Heritage-listed Baby Health Centre)

Green connections and through site links that support walking and cycling.

E1 zone- 6 storeys | 1.9:1 FSR

15 storeys | 4:1 FSR

Main street (E1 zone)

New and enhanced parks and plazas in the heart of the centres.

E1 zone- 6 storeys | 2.6:1 FSR

15 storeys | 4.2:1 FSR

Revitalised and vibrant villages that support street life and cultural expression.

E1 zone- 8 storeys | 2.9:1 FSR

Wiley Park village centre west block | 3m setback along Stanlea Parade and Lakemba Street for widened footpath and landscape

18 storeys | 3.5:1 FSR

Housing capacity in line with State Government TOD+LMRH targets.

Canterbury Road/Wattle Street

15 storeys | 2:1 FSR

The Precinct Plans can deliver

3 storeys | 0.7:1 FSR

Open space upgrades

1:7,500

Figure 8.

Punchbowl and Wiley Park Draft Precinct Plan

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Punchbowl and Wiley Park Precinct Plan

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Punchbowl village centre - aerial view from south

Punchbowl and Wiley Park Precinct Plan

Wiley Park village centre - aerial view from north

Punchbowl and Wiley Park Precinct Plan

Proposed Land Use The proposed land uses for Punchbowl and Wiley Park is provided in Figure 9 adjacent. Further detail on the proposed planning controls are described in the Recommended Planning Provisions Report.

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Punchbowl and Wiley Park boundaries

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Legend

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R3 Medium Density Residential R4 Medium Density Residential No change

Figure 9.

Punchbowl and Wiley Park Precinct Plan

Proposed land uses

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Proposed maximum building height The proposed maximum building heights for Punchbowl and Wiley Park is provided in Figure 10 adjacent. Further detail on the proposed LEP planning controls are described in the Recommended Planning Provisions Report.

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Punchbowl and Wiley Park boundaries

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Figure 10.

Proposed maximum building heights

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Punchbowl and Wiley Park Precinct Plan

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Proposed Floor Space Ratio The proposed floor space ratio (FSR) for Punchbowl and Wiley Park is provided in Figure 11 adjacent. Further detail on the proposed LEP planning controls are described in the Recommended Planning Provisions Report.

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Legend Punchbowl and Wiley Park boundaries

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Figure 11.

Punchbowl and Wiley Park Precinct Plan

Proposed Floor Space Ratio

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Streets & Open space Priorities Public domain Streets ◦

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Improve the accessibility and public domain amenity of the village centres by: ◦ Celebrating and enhancing the Punchbowl village centre with improved access and connections, vibrant streetscapes and a potential Civic Plaza at the end of Arthur Street. ◦ Supporting the ongoing function of King Georges Road, while exploring opportunities to enhance the public domain where possible, and providing alternative pedestrian connections and activation opportunities on quieter streets. Enhance connectivity to key attractors and special places, including schools and places of worship. Make the centre more walking and cycling friendly through targeted streetscape upgrades along key streets that connect to important destinations, including Highclere Avenue, Broadway, Hillcrest Street, Rossmore Avenue, Viola Street, Arthur Street, Ferguson Avenue, Shadforth Street and Alice Street South. Collaborate with Sydney Metro to deliver the EWPCL along the railway line. Investigate cycling connections along key streets including along Highclere Avenue, Broadway, Arthur Street, Viola Street, Hillcrest Street and Ferguson Street and Shadforth Street. Support pedestrian permeability through long blocks by providing through site links dedicated through development where feasible. Align urban renewal with delivery and streetscape upgrades. Collaborate with future development to deliver enhanced public domain outcomes.

Heritage ◦

Identify heritage items to help preserve the historical character and significance of the centres.

Open space ◦

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Investigate the delivery of new and/or expanded open space within Punchbowl and Wiley Park where there is a lack in access (beyond 200m and 400m), whether through land acquisition or land dedication, including: ◦ Punchbowl north area in the blocks between Mount Lewis Avenue and Acacia Avenue. ◦ Wiley Park north area in the blocks between Rosemont Street North and Shadforth Street. ◦ Punchbowl/Wiley Park south area in the blocks between Rossmore Avenue and Ferguson Street. Encourage large sites to provide through site links and open space as part of development. Nominated key sites for open space include: ◦ King Georges Road/Lakemba Street key site minimum 1,500sqm open space ◦ Sydney Water Pumping Station key site (owned by Sydney Water) - minimum 1,500sqm open space and through site link ◦ Punchbowl community centre key site (Councilowned) - open space subject to further investigation. ◦ Rossmore Avenue key site - 500sqm open space. Explore the provision of open space upgrades to Wiley Park, Punchbowl Park, Rest Park, Mary Barry Park, Johnsen Square and Defoe Street Reserve. Advocate for the shared use of school open space and sports fields including at Punchbowl Boys High School, Punchbowl Public School, Wiley Park Girls High School, and Lakemba Public School.

Community and open space precinct (Matron Ruby Grant Park and Joynton Avenue Creative Centre, Green Square, NSW)

Pedestrian through site links (Green Square, NSW)

Tree Canopy ◦

Increase tree canopy within the public domain, including on key streets and within open space upgrades. Target 25% tree canopy generally in residential zones, 15% in business zones and 40% in open space areas.

Active transport connections (Erskineville, NSW) Punchbowl and Wiley Park Precinct Plan

Public Domain and Heritage Legend Punchbowl and Wiley Park boundaries Potential to close street for a new Civic Plaza Potential pedestrian and cycle bridge connection Green connections streetscape and public domain enhancements New and enhanced through site links (Minimum 4m land dedication) East West Pedestrian and Cycle Link Cycle connections 3m setback for widened footpath, landscape and outdoor dining New open spaces delivered on key sites Open space upgrades Open space investigation areas Potential shared use of school open space

Existing heritage item Proposed heritage item

Figure 12.

Public domain, community infrastructure and heritage strategy

Punchbowl and Wiley Park Precinct Plan

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Punchbowl and Wiley Park Precinct Plan

Community infrastructure ◦ ◦ ◦

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Support a vibrant and inclusive community life. Deliver an enhanced community and open space precinct for Punchbowl. Acknowledge and honour cultural and religious spaces and structures as special places for the community and reflective of the centres' diverse identity. Collaborate with existing landowners and education providers to investigate future enhancement of community infrastructure.

Punchbowl Community Centre precinct

Investigate the long term opportunity to provide an enhanced community and open space precinct on the existing site of the Punchbowl Community Centre and car park. The community centre precinct can offer: ◦ ◦ ◦

Expanded or enhanced community facility New open space in the centre of Punchbowl Car parking provided with a new mixed use development.

Community Infrastructure Legend

Seniors living Child care or early learning centre Key parks

Punchbowl and Wiley Park boundaries

Location for community precinct

Mixed use village centre

Location for new open space/urban plaza

Schools

Existing heritage item

Places of worship

Proposed heritage item

Community centre

Connections to key community attractors

Figure 13.

Punchbowl and Wiley Park Precinct Plan

Existing and proposed community infrastructure

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Punchbowl village centre ◦ ◦

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Collaborate with Sydney Metro to deliver the EWPCL, including an upgrade the existing pedestrian underpass. Enhance Rest Park including the interfaces with the renewed Baby Health Centre, and the northern entrance into the Metro Station. Investigate adaptive reuse of heritage-listed former Baby Health Centre including community facilities and retail activation. Investigate provision of new open space on the existing Punchbowl Community Centre site. Investigate options for a new pedestrian bridge over the railway line adjacent to the existing overpass (see following page). Investigate potential for a pedestrian crossing over Punchbowl Road adjacent to Rest Park in the long term. Investigate the delivery of a new Civic Plaza at the end of Arthur Street, with an improved crossing at The Boulevarde aligned to the Metro Station and plaza.

Punchbowl Centre - Public domain and community infrastructure

Improved public domain at bridge and underpass entrances Existing signalised pedestrian crossing

Legend

New signalised crossing

Existing Metro plaza

New pedestrian refuge Potential new Civic Plaza

Existing commuter car park

Key sites

Pedestrian lane

Enhanced community and open space precinct

Figure 14.

Delivered by Sydney Metro project

Rest Park - upgrades

Metro concourse

Heritage-listed (former) Baby Health Centre

East West Pedestrian and Cycle Link (EWPCL)

Potential pedestrian and cycle bridge

Underpass upgrade

Punchbowl village centre public domain and community infrastructure approach

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Punchbowl and Wiley Park Precinct Plan

100M

Concept for the future of The Boulevarde, Punchbowl.

Punchbowl and Wiley Park Precinct Plan

Potential new pedestrian bridge to improve walking and cycling experience along Punchbowl Road

A new pedestrian-only bridge in Punchbowl will contribute to providing improved pedestrian connections across the railway corridor. The bridge will be separated from the existing vehicle traffic on the Punchbowl Road overpass, making it safer for pedestrians. The bridge will also improve connections particularly to the north and northwestern parts of Punchbowl.

The location and configuration of the bridge is subject to further detailed study and collaboration with Sydney Metro. A preliminary concept for the bridge and associated public domain works is shown in Figure 15 and includes: 1

A 'clip-on' bridge on the western side of the Punchbowl Road overpass. The feasibility of this will be the subject of future investigations.

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Demolition of existing ramp between Breust Place and the Punchbowl Road overpass.

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New pedestrian bridge

Legend Delivered by Sydney Metro

Upgraded public domain at the bridge landings. This may include enhancement of the public domain along Breust Place such as widened footpaths and street trees, as well as the cycle connection associated with the EWPCL (delivered by Sydney Metro).

Enhanced Metro Station concourse Upgraded Metro Station plazas

Widened pedestrian underpass East West Pedestrian and Cycle Link

Delivered by Council in collaboration with others

Widened pedestrian underpass to be delivered by Sydney Metro.

New pedestrian bridge Demolished ramp Upgraded ramp to underpass

Coordination between Council and Sydney Metro to re-align the existing ramp to the underpass to avoid switchbacks.

A new Metro Station concourse and entry plazas, delivered by Sydney Metro.

New pedestrian crossing on Punchbowl Road.

Public domain upgrades Existing and new trees associated with public domain works

Figure 15.

Punchbowl pedestrian bridge - preliminary concept

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Punchbowl and Wiley Park Precinct Plan

50M

Wiley Park village centre ◦

Encourage urban renewal on the Sydney Water site, including adaptive reuse of the existing heritage-listed water pumping station building, and delivery of a new open space and through site link.

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Delivery of a publicly accessible open space on the key site at the corner of King Georges Road and Lakemba Street.

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Support re-orienting the existing centre with active frontages along Lakemba Street and Stanlea Parade to encourage retail activity and high amenity spaces for people off the busy King Georges Road.

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Provide a 3m setback along Lakemba Street to enable improved public domain such as expanded footpaths, increased street tree planting and opportunities for outdoor dining.

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Encourage future development to provide a 3m setback along Stanlea Parade to widen the existing pedestrian link along the railway.

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Collaborate with Sydney Metro to deliver the EWPCL. Wiley Park Centre Public domain and community infrastructure Legend Key site (Sydney Water) - provision of open space and through site link Key site - provision on open space 3m setback for expanded footpath, street trees and outdoor dining opportunities Active frontages East West Pedestrian and Cycle Link (EWPCL) - Delivered by Sydney Metro

Figure 16.

Punchbowl and Wiley Park Precinct Plan

Wiley Park village centre public domain and community infrastrcuture approach

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Concept for the future of Stanlea Parade, Wiley Park

Punchbowl and Wiley Park Precinct Plan

Built form and character Priorities Built form approach Punchbowl ◦

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Within the Punchbowl village centre (E1 zone): ◦ Retain the fine grain character of The Boulevarde and the southern portion of Punchbowl Road, while enabling some increased shop top housing opportunities up to 6 storeys. ◦ Encourage mixed use development along the southern entry point into the centre on Highclere Avenue ranging between 9-18 storeys to enable enhanced built form and streetscape outcomes. ◦ Investigate the potential long term renewal of the existing Council-owned child care and heritagelisted Baby Health Centre to provide enhanced community facilities and mixed use development. Provide increased housing (4-9 storeys) in areas that are within a 5-10 minute walk of the station and key community attractors and streets, including along Highclere Avenue and Broadway. Provide increased housing opportunities along the railway line between centres, including along Urunga Parade and The Boulevarde between Punchbowl and Wiley Park, and along South Terrace between Punchbowl and Bankstown. Maintain areas of high-quality low density character, particularly in areas that are beyond a 10-minute walk of the station, including in the northwest, southwest and northeastern parts of Punchbowl. Ensure appropriate built form transition between different housing types and density, particularly to low scale housing. Provide opportunities for housing diversity including medium density housing such as terraces and dual occupancies.

Punchbowl and Wiley Park Precinct Plan

Wiley Park ◦

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Within the Wiley Park village centre (E1 zone): ◦ Focus uplift including mixed use development ranging between 12-18 storeys within Wiley Park village centre to encourage the much-needed revitalisation of the centre, whilst respecting Wiley Park's role in the centres hierarchy. ◦ Expand the E1 Local Centre zoning to the block between Lakemba Street, Stanlea Parade, Shadforth Street and Cornelia Street to encourage retail activation on side streets including along Lakemba Street and Stanlea Parade. This provides opportunities to create retail attractors and places for people to stay and linger off the busy King Georges Road. Minimise increased housing along King Georges Road except where access (both vehicular and pedestrian) and amenity issues can be overcome through viable development. Retain existing controls in areas that are considered to have high hazard flooding risks, including in the blocks between Renown Avenue and Ferguson Avenue. Enable increased housing (4-9 storeys) in areas that are within a 5-10 minute walk of the station, and where the land is least constrained by access, strata title and flooding issues. Maximise hew housing in the 800m radius overlap between stations, including in the blocks between Dudley Street and Defoe Street, and Rosemont Street South and Faux Street. Ensure appropriate built form transition between different housing types and density, particularly to low scale housing. Retain existing zoning in locations with very poor open space accessibility south of the station, which may also allow for housing diversity within the precinct as a whole.

Good design of buildings and streets together will be essential to the future character of Punchbowl and Wiley Park

Character areas

4 distinct character areas with 14 neighbourhoods have been identified, each with specific built form and streetscape qualities. This section describes and guides the desired future character of the centres.

The built form in this section has been specifically considered to respond to local context, provide appropriate scale transition, and to deliver high quality outcomes with regard to greening and landscape amenity. Further design guidance will be provided through DCP controls.

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Legend

Mixed use village centres/main streets

Mid-high rise residential neighbourhoods

Punchbowl village centre

Wiley Park village centre

Broadway-The Boulevarde neighbourhood

Rossmore-South Terrace neighbourhood

Legend

Highclere Avenue neighbourhood

Low-rise low to medium density neighbourhoods 9

Punchbowl Park neighbourhood

Salmon Reserve and Dorothy Reserve neighbourhood

Wiley Park neighbourhood south

Sidings Park neighbourhood

Wiley Park neighbourhood north

Punchbowl Road north neighbourhood

Urunga Parade neighbourhood

Wiley Park village west

Mixed use commercial corridor 14

Canterbury Road Corridor

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Punchbowl and Wiley Park Precinct Plan

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Mixed use village centres The Punchbowl and Wiley Park village centres will be enhanced to provide vibrant, activated and inclusive places for the community with a range of everyday retail, services and amenities. The village centres will also provide increased housing opportunities just steps from the station. The architectural character of both centres will include fine grain retail, street walls that defines a human-scale street and enhanced streetscapes. The use of tactile materials such as brick and timber will be encouraged. Punchbowl will continue to evolve around the structure and character of the existing high street shops. Wiley Park will change as the focus of local shops is reoriented away from King Georges Road towards Lakemba Street and Stanlea Parade. Both centres will encourage residential intensification appropriate to their role as village centres and placebased design considerations. Punchbowl and Wiley Park village centres each have a unique role and context, and opportunities for revitalisation, described on the following pages.

Punchbowl and Wiley Park Precinct Plan

Above: Mixed use development - Hills Showground Precinct (visualisation) Below: Shop top housing - Cookson, Camberwell (visualisation)

Punchbowl Village Centre

Design guidelines

The Punchbowl Village Centre is a vibrant and multinodal centre with various retail, food and beverage and community destinations that extends north and south of the railway line. The Boulevarde will continue to be the heart of Punchbowl Village Centre with fine grain shopfronts and direct access to the Metro Station and potential Civic Plaza. In the longer term, an enhanced mixed use, community and open space precinct at the site of the existing Punchbowl Community Centre will support the growing centre. The northern side of the centre will consist of new high density mixed use development with retail activation, bolstered by improved streetscape outcomes. Breust Place will retain its fine grain character, while Highclere Avenue will be a vibrant corridor that connects the mixed use centre with a range of community facilities further north. The architectural character of the centre will respond to the existing 'high street' character of two-storey shops along the Boulevarde, Punchbowl Road and Breust Place, including through provision of fine-grain retail and humanscale street walls encouraging brick and masonry elements.

Indicative built form - Punchbowl village centre

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Retail activation at the ground floor with awnings and opportunity for outdoor dining.

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Street wall heights: ◦ 3 storeys along The Boulevarde, Punchbowl Road and Breust Place. ◦ 4 storeys along Rossmore Avenue, Arthur Street, Highclere Avenue, Kelly Street and Urunga Parade

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Setbacks: ◦ Nil front setback on lots along The Boulevarde, Punchbowl Road and Breust Place. ◦ Minimum 3m front setback on all other streets within the E1 zone. ◦ Minimum 3m rear setback to laneways. ◦ Setbacks and separation to ensure Apartment Design Guide and DCP requirements.

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Slender and well-separated tower form, set back minimum 3m from the street wall.

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Basement and service access from the rear laneway, or side streets where possible.

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Communal open space at ground or rooftops.

Punchbowl and Wiley Park Precinct Plan

Wiley Park Village Centre

Design guidelines

The Wiley Park Village Centre will transform into a vibrant centre that provides a range of everyday services and amenities, as well as being a place that will attract the community to stay and linger. An expanded centre will focus retail activation off the busy King Georges Road and along side streets on Lakemba Street and Stanlea Parade, where it is quieter and there is greater amenity. Additional setbacks will assist in re-imaging these as higher quality environments for active uses.

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Retail active frontages focused along Lakemba Street and Stanlea Parade with awnings and opportunity for outdoor dining and footpath widening.

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Street wall heights: ◦ 4 storeys along King Georges Road, Stanlea Parade, Shadforth Street and The Boulevarde. ◦ 5 storeys along Lakemba Street.

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Setbacks: ◦ Nil front setback along the western edge of King Georges Road. ◦ Minimum 3m front setback along the eastern edge of King Georges Road, Lakemba Street, Shadforth Street and The Boulevarde to allow for footpath widening and landscaping. ◦ Minimum 3m setback along Stanlea Parade to enable widening of existing pedestrian link and opportunity for outdoor dining. ◦ Setbacks and separation to ensure Apartment Design Guide and DCP requirements.

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Slender and well-separated tower form, set back minimum 3m from the street wall.

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Basement and service access from the rear laneway, or side streets where possible.

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Communal open space at ground or rooftops.

Increased height and density within the centre is proposed in order to incentivise new mixed use residential development adjacent to the Metro Station, that may achieve positive urban outcomes for the centre. A continuous and active 4-5 storey street wall is proposed along King Georges Road, Lakemba Street and Stanlea Parade to provide a consistent built form character. Tower forms are to be set back from the street and be wellseparated to ensure good solar access and view sharing outcomes. The architectural character will include a human-scale street wall incorporating tactile materials such as brick and timber, defining a new character focused on the new active street frontages.

Punchbowl and Wiley Park Precinct Plan

Indicative built form -Wiley Park village centre

Key sites

Location of key sites in Punchbowl (left) and Wiley Park (right)

Key sites are single sites or precincts that have high renewal potential with the opportunity to provide increased housing and retail uses along with supporting community infrastructure, such as a new open space and pedestrian through site links. These sites have been selected due to their close proximity to the station and main streets, significant size (over 2,000sqm), and predominantly consolidated land ownership pattern. The sites are mapped adjacent and include: 1 2 3

4 5 6

Lakemba Street/King Georges Road site (large consolidated site) in Wiley Park. Sydney Water Pumping Station site (owned by Sydney Water) in Wiley Park. Wiley Park village centre west block (blocks between King Georges Road, Lakemba Street, Stanlea Parade and Shadforth Street, multiple owners). Existing Punchbowl Children's Centre site and former Heritage-listed Baby Health Centre (Council-owned). Punchbowl Community centre and car park site (Council-owned). Rossmore Avenue site, Punchbowl.

Larger sites have the potential to deliver precinct-style development that can support a variety of uses and opportunities for activation. These key sites will have increased height and density to incentivise positive development and community infrastructure outcomes. It will also allow these sites to become urban landmarks, helping to draw people to the centre. These sites will be further developed in the DCP, to provide clear and well-considered design principles that help guide high quality built form and public outcomes of nominated key sites.

4 3

Examples of large key site developments of a similar scale in other Sydney locations

Paper mill, Liverpool

Flour Mill Precinct, Summer Hill

Newmarket, Randwick

Concept for Sydney Water site, Waterloo (Visualisation, Architectus) Punchbowl and Wiley Park Precinct Plan

Mid-High Rise Residential Neighbourhoods These neighborhoods provide opportunities for increased housing given their strategic location within walking distance to future Metro Station, village centres, services and amenities. Built form will range from 4 to 15 storeys.

Building typologies Indicative built form 12 storey residential flat building 7

The residential typology is based on a 'garden-style' apartment with landscaped front, side and rear setbacks that maximise deep soil and planting opportunities. This will encourage greening opportunities and also allow for appropriate interface to neighbouring sites. A 4-storey street wall height, with upper levels further setback from the street, provides an appropriate interface and transition to lower scale development. The street wall height and front setbacks will create a comfortable pedestrian scale to the street. Development should utilise materials such as brick and stone within the street wall and front boundary fences to provide tactile design and respond to the existing materiality of the neighbourhoods. Taller buildings should be designed to be conscious of their visual impact in distant views. At the edges of these neighbourhoods, scale transitions ensure an appropriate interface with adjoining lower scale areas. Renewal within these areas can also contribute to creating enhanced streetscape character and amenity.

Punchbowl and Wiley Park Precinct Plan

Above: High-rise residential development - Harold Park, Forest Lodge Below: Mid-rise residential development The Gantry apartments, Camperdown

4 6

n m mim 3 3

Residential | 12 storeys | FSR 3:1 Design guidelines 1

Minimum 36m lot frontage and 1,500 sqm lot size (approx 3-4 lot amalgamation)

Minimum 3m front setback - trees, landscaping and garden apartments

Minimum 6m side for deep soil and landscaping

Minimum 9m rear setbacks or deep soil and landscaping

4-storey street wall with additional 3m setback for 6m m upper3levels in 3m mi

mm 3

3m Communal open space at ground and rooftops 6

Maximum 12 storeys

3m 6m

6m 6m mi

n m mim 3 3 6m

Indicative built form 9 storey residential flat building

n m mim 3 3

3m mi

n m mim 3 3

Indicative built form 6 storey residential flat building

mi 6m

Indicative built form 4 storey residential flat building

7 6

6 5 6 6m

n m mim 3 3

6m mi

n m mim 3 3

3m mi

n m mim 3 3

m1i n3

Residential | 9 storeys | FSR 2.5:1

Residential |6 storeys | FSR 1.7:1

Residential | 4 storeys | FSR 1.2:1

Design guidelines

Minimum 36m lot frontage and 1,500 sqm lot size (approx 3-4 lot amalgamation)

Minimum 30m lot frontage and 1,500 sqm lot size (approx 2-3 lot amalgamation)

Minimum 30m lot frontage and 1,200 sqm lot size (approx 2-3 lot amalgamation)

Minimum 3m front setback - trees, landscaping and garden apartments

Minimum 6m side for deep soil and landscaping

Minimum 9m rear setbacks or deep soil and landscaping

4-storey street wall with additional 3m setback for 6m 3m upper levels n m mim 3

4-storey street wall with additional 3m setback for upper levels

3-storey street wall with additional 3m setback for upper level

2 3m

3 6m

Communal open space at ground and rooftops 6m

Communal open space at ground and rooftops

Maximum 9 storeys

Maximum 6 storeys

Maximum 4 storeys

Punchbowl and Wiley Park Precinct Plan

Mid-High Rise Residential Neighbourhoods

4 1 6 5 3

Neighbourhoods 1

Highclere Avenue neighbourhood

Highclere Avenue is home to several special places for the community including a number of places of worship and schools, which contribute to creating local character and a sense of place. Highclere Avenue is an important pedestrian connection providing access between these community attractors and the station and village centre. Future development within this area will be focused at the southern end of Highclere Avenue closest to the station, and transitioning to mid-rise development further north. At the edges of the character area, built form will transition to 4 storeys to provide an appropriate interface with adjacent existing low scale neighbourhoods. Taller built form should be developed conscious of its visual impact in distant views. Development should reinforce the existing street tree character and diverse mix of uses. It may need to respond to sensitive side interfaces including existing multidwelling housing adjacent or the requirement for provision of important mid-block links. 2

Broadway-The Boulevarde neighbourhood

This neighbourhood is focused around two key connective streets in Punchbowl - Broadway and The Boulevarde.

Punchbowl and Wiley Park Precinct Plan

Broadway is a heritage-listed attractive green avenue, wider than the typical street, with a grassed central verge and generous street trees. Broadway provides a connection between Punchbowl village centre and the mixed use node on Canterbury Road. Future development within this area can reinforce the role of Broadway as a key pedestrian and cycle connection, and contribute to enhancing the streetscape character. 9 storeys is proposed along this street, which steps down to 6 storeys, then 4 storeys to transition with surrounding lower scale areas. Development should seek to increase consistency in streetscape character including built form massing and landscape response to deliver the desired future character.

The Boulevarde is a key connection between Punchbowl and Wiley Park Stations. Increased housing of 4-9 storeys along this corridor can reinforce this link and place more people within a 5-10 minute walk of two centres. Taller buildings along The Boulevarde should be carefully designed to respond to views as they may be seen from the north and south. 3

Rossmore-South Terrace neighbourhood

This neighbourhood is located to the south of the Punchbowl village centre focused around Rossmore Avenue and along South Terrace. The Rossmore Avenue neighbourhood is a well-located residential area within a 5-10 minute walk of the station and village centre. It provides increased housing opportunities up to 9 storeys adjacent the centre, and transitioning down to 6 and 4 storeys. The neighbourhood is also characterised by a number of schools and places of worship that form focal points within a complex street structure. This neighbourhood has convenient connections to Punchbowl Park and Canterbury Road. Parts of this neighbourhood already contain residential flat buildings while others include houses. New development will have to respond to both of these contexts. South Terrace is a key link between Punchbowl and Bankstown located further to the west. Increased housing opportunities are proposed along this important vehicle and cycle connection and will contribute to creating a distinct character for this corridor. 4

Wiley Park neighbourhood north

This neighbourhood will refocus from the north-south King Georges Road, which will continue as a key vehicle connection, to the east west Lakemba Street as a focus for density as well as shops. Increased housing is encouraged away from the busy road, where the existing

residential streets are quieter, and more pleasant to walk down. Greater height and density between 6-15 storeys is proposed closer to the centre, while blocks further away along King Georges Road are anticipated to maintain its existing character, given the access and amenity constraints relating to King Georges Road. A 4 storey street wall with appropriate interfaces will help to provide a scale relationship with existing strata and low-rise housing as the area evolves over time. 5

Wiley Park neighbourhood south

The area to the south of Wiley Park Station is characterised by a number of school campuses, 'Wiley Park' park and a mix of housing types, situated along King Georges Road. The area to the west of King Georges Road is envisioned for low change given the high number of existing strata residential development and constraints created by the busy King Georges Road (including access and amenity). The existing zoning is retained on areas of King Georges Road where an urban form that can overcome the amenity issues associated with this road is not viable. The area to the east of King Georges Road is anchored by Wiley Park, a significant green open space. Increased housing focused around the park will have a green outlook and benefit from the accessibility and amenity of Wiley Park, while also being a 5-10 minute walk from the station. The area also has a strong relationship to Lakemba. 6

Urunga Parade neighbourhood

Urunga Parade is a key pedestrian and cycle connection along the north of the railway line between Punchbowl and Wiley Park. 4-9 storey development is proposed along this corridor to increase housing within walking distance of both stations and improve the overall streetscape and amenity. Taller buildings along Urunga Parade should be carefully designed to respond to views as they may be seen from the north and south.

Punchbowl and Wiley Park Precinct Plan

7.5 m 7.5 m

Building typologies

Low-rise low to medium density residential neighbourhoods

Indicative built form dual occupancy

Indicative built form terraces

1.5

3 4

6.0

7.5 7.5

These areas are zoned either R2 Low Density Residential or R3 Medium Density Residential which enables moderate renewal for a range of low to medium density typologies including single dwellings, dual occupancies, terraces/townhouses and multi dwelling housing. The existing low scale character of these ares are retained and celebrated, while new development can enhance streetscape outcomes such as increased landscaping and tree canopy within front setbacks and front gardens, and fewer driveway crossovers. New development should draw upon the design and materiality of existing dwellings including responding to the pattern of pitched roofs, generally brick and masonry materiality and landscape character of setbacks and front boundary fences.

7.5 7.5

6.0

7.5 12 m 15 .0 .0 7.5 m

6.0

7.5 6m

Dual occupancy |2 storeys | FSR 0.5:1

Terraces | 2-3 storeys | FSR 0.7:1

Design guidelines 1

For attached dual occupancies: Minimum 15m lot frontage for subdivision For terraces: 20minimum lot frontage and 1,000sqm site area (approx 2-lot amalgamation)

6m front setback - to compliment existing character and provide opportunity for trees, landscaping within front gardens

6.0 within Maximise trees within the backyard with planting 5 . 7 generous setbacks 7.5

. 50 Maximum 2 storeys (potential for7.additional attic/ 5 6.0 mezzanine levels for terraces7.5

7.5

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Minimise driveway crossovers to provide increased 12 15 .0 .0 opportunity for street trees and landscaping

0m 1m

Terraces - Ashbury terraces, Ashbury

Punchbowl and Wiley Park Precinct Plan

Neighbourhoods 1

This neighbourhood is focused around Punchbowl Park. The blocks closer to Punchbowl Station are identified for R3 Medium Density Residential that will support housing diversity. Development is anticipated to have some design variation to respond to the uniquely diverse lot and street geometries of this area. Buildings should be oriented to address the street.

2 5 1

Punchbowl Park neighbourhood

Salmon Reserve and Dorothy Reserve neighbourhood

This neighbourhood is located around Salmon Reserve and Dorothy Reserve and is within a 5-10 minute walk of Punchbowl Station and village centre. The existing character consists of a mix of detached housing, townhouses and duplexes. Parts of this area is proposed to be up-zoned from R2 to R3 which will support housing that can provide additional density and maintaining the existing more regular block pattern. The blocks between Griffiths Avenue and Mulga Avenue have an attractive, green streetscape character, consisting of wide planted verges and bungalow-style houses with front gardens. Low to medium density development will enable increased housing close to the station, while retaining the existing local character. 3

Punchbowl Road north neighbourhood

This neighbourhood is focused on the northeastern side of Punchbowl Road. The area consists of a mix of single dwellings, dual occupancies, townhouses and villas, and will continue to provide a variety of low to medium density housing within a 10 minute walk of Punchbowl station and Parry Park. 5

Wiley Park village west neighbourhood

The Wiley Park village west neighbourhood is located in the blocks between Hillcrest, Ferguson and Rawson Streets, located within a 10-15minute walk of Wiley Park and nearby to Canterbury Road. The area is characterised by long narrow blocks. A concrete drainage channel branching from Coxs Creek extends between the Boulevarde and Canterbury Road creates some localised flooding impacts within the area. The area is anticipated to have low change in the form of dual occupancies. Future development should draw upon design details of existing buildings in the area including roof pitches, front boundary fence treatment and landscaped setbacks.

Sidings Park neighbourhood

The Sidings Park neighbourhood will maintain its existing low scale residential character, consisting of predominantly detached housing, attractive streetscapes with grassed verges and street trees. Some development in this area may occur in the form of dual occupancies which will provide some additional housing whilst retaining the local character, including around Sidings Park which enjoys a consistent and unique character within Punchbowl.

Punchbowl and Wiley Park Precinct Plan

Canterbury Road Corridor The Canterbury Road corridor bounds the Punchbowl and Wiley Park precincts along the south. Canterbury Road will continue to be an important vehicle connection as well as provide employment opportunities for the local area. While housing is permitted in some areas along Canterbury Road, additional housing is prioritised in other parts of the centres closer to the station. Canterbury Road will continue its character as a major corridor consisting of a mix of uses with a focus on commercial and retail. Mixed use development will be concentrated at key nodes including where the corridor intersects with Broadway, Dudley Street and the Mall, as well as a smaller node at the intersection of Canterbury Road and Punchbowl Road. The corridor links back to Punchbowl village centre via enhanced connections along Broadway and Rossmore Avenue.

The corridor will support mixed use and commercial infill opportunities ranging from 4 to 8 storeys. A minimum 5m ground floor can support large format commercial uses including showroom retail, bulky goods, as well as mixed business. Within mixed use development, residential uses are located above the ground floor. They are well separated and oriented away from the busy roads to provide the best amenity outcome. A minimum 3m setback from Canterbury Road enables opportunities for streetscape improvements including widened footpaths, verges and streets. Similarly, a minimum 3m rear setback and 3m setback on side streets will enable increased opportunities for deep soil and greening. Medium density is being retained along this corridor to provide housing choice and to deliver the outcomes of Council's Canterbury Road Review.

Punchbowl and Wiley Park Precinct Plan

Above and below: Mixed use development along a key vehicle corridor - Botany Road, Rosebery

Building typologies Indicative built form Mixed use development

Indicative built form Commercial development

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3 1

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mimin n 3 30 0m m 3m3m 3m3m

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mimin n 3 30 0m m

3m3m 3m3m

3m3m

Mixed use (E1) | 5-8 storeys | FSR 1.9-2.9:1

Employment use (E3) |4 storeys | FSR 1.4:1

Design guidelines

Ground floor retail activation (minimum 5m floor to floor height)

Minimum 3m setback to Canterbury Road

Minimum 6m rear setback (deep soil and/or servicing)

5 storey street wall with a 3m setback for upper levels

3 storey street wall with a 3m setback for upper levels

Vehicle access, servicing and loading from side street or rear laneway

Communal rooftop garden

Punchbowl and Wiley Park Precinct Plan

4.0 next steps

Where to from here Next steps The draft Punchbowl and Wiley Park Precinct Plan will be placed on exhibition in May 2025 along with the draft Recommended Planning Provisions report and supporting analysis and technical studies to gain feedback from the community and key stakeholders. The Precinct Plan will be further developed following the community engagement period to refine the approach to built form and public domain. The revised Precinct Plan and proposed planning controls will be reported to Council, after which CBC will prepare

October 2024 Early community engagement for Punchbowl and Wiley Park village centres City of Canterbury Bankstown Council

a submission to the Department of Planning, Housing and Infrastructure (DPHI) with the intent of informing DPHI's finalisation of the TOD SEPP for the two centres. CBC will continue to engage with DPHI through this process. CBC will also prepare amendments to its Development Control Plan and Local Infrastructure Contribution Plan to provide further guidance on the built form, landscape and public domain objectives and outcomes. Further engagement with the community will be an important part of this process.

December 2024 April 2025 Development of a draft Precinct Plan and proposed planning controls, and technical studies

We are here May 2025 Public exhibition of the Precinct Plan and Recommended Planning Provisions report

June 2025 Revised Precinct Plan and Recommended Planning Provisions reported to Council and submission made to DPHI

City of Canterbury Bankstown Council (with consultant team)

City of Canterbury Bankstown Council

City of Canterbury Bankstown Council (with consultant team)

Punchbowl and Wiley Park Precinct Plan

June 2025 onwards TOD finalisation for Punchbowl and Wiley Park Department of Housing, Infrastructure and Environment

Mid 2025 Preparation of the Development Control Plan and Local Infrastructure Contributions Plan City of Canterbury Bankstown Council (with consultant team)

Punchbowl and Wiley Park Precinct Plan