Rezoning of Arncliffe and Banksia redevelopment precincts finalised

The state government is proposing an infrastructure levy of $9000 on each additional dwelling built in the Arncliffe and Banksia redevelopment precincts.

The draft Special Infrastructure Contribution will apply across the board – from single homes and dual occupancies to each new unit in medium density developments and apartment blocks of up to 22 storeys.

The draft levy was included in an announcement on Friday by the Department of Planning and Environment that the rezoning of Arncliffe and Banksia had been finalised.

A mix of 3900 new homes – more than 1000 less than originally proposed – will be created under the Bayside West 2036 Plan.

They will range from  apartments, townhouses and terraces to freestanding homes

Areas where the highest developments will be allowed have been reduced following community protests.

“In the Arncliffe Precinct, buildings up to 22 storeys high have been limited to the area between the railway line and Princes Highway and on the eastern side of the Princes Highway north of the Forest Road and Princes Highway intersection,” the Finalisation Report said.

“The rezoning provides a graduated development density and height to surrounding suburban areas not proposed to be rezoned.

“In the Banksia Precinct the area between Banksia Railway Station and on both sides of the Princes Highway has been proposed for buildings six to eight storeys in height.

“The remainder of the rezoning would limit buildings to 4 storeys.”

The report said the department recognised local residents had raised concerns about the height of buildings, especially west of Arncliffe train station, where buildings up to eight storeys were to have been allowed.

Following a workshop with residents and further investigation of the impacts, “this area has been deferred from the rezoning proposal”, the report said.

“The western area of Arncliffe will be the subject of further investigation to consider opportunities for greater master planning and high quality urban design outcomes.

“The department will work closely with Bayside Council throughout its comprehensive local environmental plan (LEP) review to further investigate the area west of Arncliffe Station for rezoning.”

Department of Planning and Environment acting deputy secretary for planning and design, Brett Whitworth, said the rezoning would “provide certainty for the community and put the Bayside West 2036 Plan into action”.

He predicted “a bright future, with open space, well-designed buildings, homes and jobs close to public transport”.

Mr Whitworth said the Special Infrastructure Contribution (SIC) plan set out how more than $86.4 million worth of critical infrastructure would be paid for or delivered directly by the developers.

There would be investment in primary and secondary schools, open space, road upgrades and improvements to pedestrian and cycle links.

“Good design has a critical role to play in creating great communities for people to live and work,” he said.

Mr Whitworth said any new building over three storeys would be subject to Bayside Council’s design review panel and any building over 12 storeys would need to go through a design competition process.

“The precinct will be a great place to live for everyone, with new homes, shops, parks and jobs within walking distance of the existing train stations at Banksia and Arncliffe,” he said.

Mr Whitworth said the 3900 new homes would include about 600 social, affordable and private homes to be built on the NSW Land and Hosing Corporation site at Eden Street.

“Expanding the existing Arncliffe and Banksia centres and maintaining the Princes Highway’s position as an employment area will pave the way for 4,000 new jobs in the precinct,” he said.

A Green Plan would “guide planning and design of open space and tree canopy cover in the precinct”, the department said.

It would create “an interconnected network of open spaces, through biodiversity corridors and ensuring tree canopy cover in open spaces and streets”.

The state government has committed $10 million to upgrade  Arncliffe Park and Gardiner Park and revamp  Arncliffe Town Centre.

A new park is also planned on RMS land opposite Scots Club.

Mr Whitworth said the state government would “continue to work with the council to ensure great opportunities and strategic planning for Cooks Cove is done at a local level”.

“We have provided $2.5 million to Bayside Council to help update its local strategic planning and the local environment plan, which is the primary tool to guide planning decisions for the council to ensure local development is done appropriately,” he said.

The draft SIC is on public exhibition for community consultation until November 23.

To view the final plans for Bayside West, the draft SIC and the Green Plan, or to make a submission on the draft SIC, visit: