Written by
26/06/2023
Canada Bay’s Local Environmental Plan was officially amended last week to facilitate the redevelopment of the Bushells factory site at 160 Burwood Road in Concord.
With a historic industrial zoning, the amendment formally rezones the land to part E1 Local Centre, R3 Medium Density Residential and public open space.
The net effect of this rezoning is to provide predominately a residential land use, rather than general industrial use that is more likely to generate heavy vehicle traffic. What is intended is diverse housing types integrated with retail and urban service uses in an accessible location. There is also opportunity for a cultural and recreational hub for the local community, given the site benefits from a waterfront location and the factory building can be repositioned to facilitate creative industries and civic activities.
393 dwellings are proposed across 3 – 6-storey buildings, including shop top housing, apartment complexes and terrace homes. At least 10,000 square metres will be dedicated to non-residential uses, including a minimum of 3000 square metres of light industrial floorspace and a maximum of 1000 square metres for each shop tenancy.
Concept plan of the project
Located on 3.9-hectares, the site was used as a coffee manufacturing facility and has been in operation since the early 1960s. The site is an isolated industrial site on the Parramatta River and surrounded by low-density residential areas.
Bushells factory is the main building, comprising a multi-storey brick and concrete factory with an existing roof height of 46.6 AHD and a 78-metre chimney stack.
The planning proposal was first lodged in June 2017 and was not supported due to the density proposed and the distance of the site from a major centre and high frequency public transport.
However, the local planning panel considered the proposal via a rezoning review and determined it had strategic and site-specific merit due to the unique circumstances of the site.
Clause 6.12 of the Canada Bay LEP includes an affordable housing contribution levy of 5% of the relevant floor area of the site, while the Affordable Housing Contribution Scheme has been amended to include a 10% contribution.
The proponent negotiated a planning agreement with Council to provide:
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