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HOUSING 04
Housing
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4-2 City of Ryde Local Planning Study
Housing
TABLE OF CONTENTS
4.1 INTRODUCTION 4-7
4.1.1 Study purpose 4-7
4.1.2 Study area 4-7
4.1.3 Background 4-7
History 4-7
Ryde Planning Scheme Ordinance 4-8
1994 Residential Development Strategy 4-8
Council resolutions 4-9
4.1.4 Ryde 2030 4-12
4.1.5 Methodology 4-12
4.2 CONTEXT 4-15
4.2.1 Planning context 4-15
Metropolitan Strategy and Draft Inner North Subregional Strategy 4-15
Ryde Local Environmental Plan 2010 4-16
Comprehensive Local Environmental Plan 4-16
State Environmental Planning Policy (Housing For Seniors Or People With A Disability) 2004 4-17
State Environmental Planning Policy (Affordable Rental Housing) 2009 4-18
State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 4-19
4.2.2 Demographics 4-19
Age 4-19
Households 4-20
4.2.3 Housing stock 4-22
4.2.4 Dwelling numbers 4-25
Approved dwellings 4-25
Potential dwellings 4-27
Summary table 4-28
4.2.5 Key findings 4-29
4.3 COMMUNITY CONSULTATION 4-30
4.3.1 Background 4-30
4.3.2 Consultation process 4-30
4.3.3 Key issues 4-31
4.3.4 Strategic directions 4-32
4.3.5 Key findings 4-34
City of Ryde Local Planning Study 4-3
Housing
4.4 HOUSING OPPORTUNITIES 4-35
4.4.1 Household types 4-35
4.4.2 Dwelling types 4-35
4.4.3 Housing needs 4-36
4.4.4 Housing locations 4-36
4.4.5 Summary 4-36
4.4.6 Key findings 4-38
4.5 HOUSING TYPES 4-38
4.5.1 Purpose 4-38
4.5.2 Single free standing house 4-39
4.5.3 Granny flats 4-40
4.5.4 Duplex buildings 4-41
4.5.5 Separate small house – zero side setback on one side 4-42
4.5.6 Villas 4-43
4.5.7 Row housing 4-45
4.5.8 Townhouses 4-46
4.5.9 Small apartment buildings 4-47
4.5.10 Large apartment buildings 4-48
4.5.11 Shop top housing - 2 storeys 4-49
4.5.12 Shop top housing - over 2 storeys 4-50
4.5.13 Key findings 4-51
4.6 ISSUE: PLACES FOR FUTURE HOUSING 4-52
4.6.1 Town centres and Macquarie Park 4-52
Town Centres 4-52
Macquarie Park 4-52
4.6.2 Small centres 4-52
4.6.3 Neighbourhood centres 4-53
4.6.4 Residential transition areas 4-54
Current situation 4-54
Desired future character 4-56
Options 4-56
4.6.5 Low density residential areas 4-59
Generally 4-59
Large individual sites 4-59
4.6.6 Key findings 4-60
4-4 City of Ryde Local Planning Study
Housing
4.7 FUTURE DIRECTIONS 4-61
4.7.1 Future directions 4-61
4.7.2 Distribution of villa and duplex developments 4-61
Linear separation 4-61
Options 4-62
Potential additional dwellings - villa developments 4-66
Potential additional dwellings - duplex buildings 4-67
Preferred option 4-68
4.7.3 Design quality of villa and duplex developments 4-68
Villas 4-69
Duplex buildings 4-72
Options 4-74
Preferred option 4-75
4.7.4 Subdivision of duplex buildings 4-75
History of controls 4-75
Current controls 4-76
Options 4-77
Preferred option 4-82
4.7.5 Residential transition areas 4-82
Options 4-82
Potential future transition areas to the south of Macquarie Park 4-84
Preferred option 4-85
4.8 STRATEGY 4-86
4.9 RECOMMENDATIONS 4-91
4.9.1 LEP recommendations 4-91
4.9.2 DCP recommendations 4-92
4.9.3 Other recommendations 4-92
City of Ryde Local Planning Study 4-5
Housing
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4-6 City of Ryde Local Planning Study
Housing
4.1 INTRODUCTION
Ryde remained largely agricultural until the 20th
4.1.1 STUDY PURPOSE Century when its character changed from a largely
dispersed rural settlement to an area with more
The purpose of the Housing Study is:
closely settled residential localities. The
ensure that the expectations and housing suburbanisation of Ryde followed the expansion and
needs of the current and future City of Ryde upgrading of transport infrastructure such as railways,
community are met; trams, bridges and roads; and the subsequent
to inform the comprehensive Local industrialisation of certain areas and the subdivision
Environmental Plan (LEP2011); of rural allotments.
to review and respond to the directions and
actions of the Metropolitan Strategy and Draft In 1901 the Municipality of Ryde had 3,222 residents; a
Inner North Subregional Strategy; and decade later in 1911 the population had almost
to propose a way to meet the 12,000 dwelling doubled to 6,281. During the period 1901 to 1921 the
target set for the City of Ryde by the Draft number of dwellings had increased from 636 to 5,985;
Inner North Subregional Strategy. 1933 saw 27,861 people in 6,465 homes; and in 1945
there were approximately 35,000 people in 8,500
The Housing Study is a key component of Local residences.
Planning Study which will inform the comprehensive
LEP that is to be completed by 2011. Suburban growth in Ryde after the Second World War
was rapid but was not managed by planning
4.1.2 STUDY AREA measures other than through the proclamation of
“Residential Areas” which were localities supposedly
The study area is the whole of the City of Ryde Local (though not consistently) reserved solely for homes. In
Government Area. Ryde, the proclamation of Residential Areas arose as a
result of residents objecting to noisy and smelly
4.1.3 BACKGROUND industries being built near where they lived.
HISTORY Land use planning as currently understood was
introduced by New South Wales’s first statutory plan,
The City of Ryde is an established residential area, the County of Cumberland Planning Scheme, which
which includes the suburbs of Denistone, Denistone was gazetted in 1951. The scheme was a
East, Denistone West, West Ryde, Eastwood (part), comprehensive and coordinated town plan for
Chatswood West (part), Gladesville (part), Macquarie metropolitan Sydney the purpose of which was to
Park, Marsfield, Meadowbank, Melrose Park (part), guide and control growth. The Scheme introduced
North Ryde, Putney, Ryde, Tennyson Point, and West land use zoning, suburban employment zones, open
Ryde. space acquisitions, and the idea of a 'green belt' for
greater Sydney. Different land uses were separated
The original inhabitants of the Ryde area were the into different areas. These land uses included: living
Wallumedegal people. European settlement dates areas, restricted living areas, industrial areas, business
from 1792 when the first land grants were made along centre, special use, open space and green belt.
the northern bank of the Parramatta River.
City of Ryde Local Planning Study 4-7
Housing
In 1965, the Cumberland County Council Plan was Areas zoned for neighbourhood centres were
discarded, with the result that thousands of hectares permitted to have shop top housing, being a dwelling
of farmland were 'released' for housing, incrementally connected to the business below.
whittling away the green belt to accommodate
ongoing population increases due to immigration and 1994 RESIDENTIAL DEVELOPMENT
the post War 'baby boom'. STRATEGY
The City of Ryde LGA has historically had residential In 1996 Council adopted the Residential Development
areas characterised by a single house per allotment. Strategy, Improving Housing Choices and Housing
After the Conveyancing (Strata) Act was introduced in Opportunities. This Strategy has delivered
1961 which enabled the subdivision of a building into considerable diversification of housing choice within
strata lots each of which received its own certificate of the City of Ryde, encouraging in particular flat and
title, three storey walk-up flat buildings became villa development.
widespread.
The Strategy provided opportunities for additional
The most common kinds of dwellings in Ryde are medium and high density dwellings, as well as
separate houses, of which there were approximately increased opportunities for different dwelling types.
20,600 in 2006 (approximately 54% of Ryde's The key opportunities were achieved by allowing
dwellings). However, Ryde is an area which has seen increased dwelling numbers and diversity in urban
considerable diversification of its housing. In 2006 villages, villa development in low density residential
there were about 11,300 walk-up flats / units and areas, and the redevelopment of large vacant sites (or
5,700 townhouses / semi-detached properties. large sites with redundant uses). An outcome of this
Medium and higher density type properties have Strategy has been that the most common form of new
been the most commonly-developed dwellings over residential development became medium and higher
the previous five years, with approximately 6,500 density dwellings.
walk-up flats/units and 2,700 townhouses.
The objectives of the Residential Development
The demographics of the City of Ryde are further Strategy included the following;
discussed in Section 2. ensure that Ryde City Council retains control
of planning for residential development in its
RYDE PLANNING SCHEME ORDINANCE local area;
ensure a variety of housing forms to meet
On 1 June 1979 Ryde Planning Scheme ordinance was
different housing needs;
gazetted. This scheme established 17 residential
zones which permitted a variety of residential reinforce the direction of the 1994 Housing
dwelling types and a detailed list of permitted land Strategy of urban renewal and gradual
uses within each residential zone. dispersal of new housing development; and
Maintain current level of average annual new
While most of the LGA area was zoned for low density dwelling approvals.
residential development, areas at the edge of Ryde,
Eastwood, Gladesville and West Ryde town centres The strategy was based upon the promotion of urban
and areas to the north of Epping Road, were zoned to villages, removal of street block density restrictions on
permit 3 storey walk up flat buildings. the development of villas and the application of linear
separation controls for villa developments of 3 or
more dwellings and dual occupancy developments.
4-8 City of Ryde Local Planning Study
Housing
consultation plan which had been prepared by
The Strategy maintained particular emphasis on infill
specialist consultant, Elton Consulting, for the
development by continuing to allow villa
Housing Strategy. The broad objectives of the
developments, which had been permitted since 1983,
consultation were to:
and duplex developments.
understand the views of the community with
A more detailed description of the development of regard to existing and future housing needs;
the Strategy forms Appendix A. inform the community of the draft Housing
Strategy and to seek their views with regard to
COUNCIL RESOLUTIONS the draft Strategy; and
promote ownership of the Housing Strategy.
The scope of the Housing Study was first reported to
Council on 16 October 2007 and at this time the scope On 15 April 2008 Council resolved
included:
That the Consultation Plan prepared by Elton
provide for additional dwelling numbers as Consulting be endorsed
required by the Inner-North Subregional Plan;
consider the social needs of existing and future The Housing Study was again reported to Council on
residents of the City of Ryde (affordable housing, the 20 May 2008. The purpose of this report was to
housing for seniors and those with a disability);
provide Council with a status update of the
ensure appropriate lands are designated for
preparation of the study and community consultation.
identified housing needs and for a range of
housing types; The report included advice that specialist consultants
provide for a staged increase in dwelling numbers ID Solutions had been engaged to prepare a housing
(Stage 1 up to 2021, Stage 2 up to 2031); opportunities and constraints analysis to forecast
ensure that the future development is feasible housing numbers and growth locations in the City.
with regard to both housing types and staging;
and The report also stated that the Department of
contribute to a distinctive urban character and Planning had advised that, in determining the
sense of place. dwelling numbers planned for under the Local Study
and comprehensive LEP, Council must:
This first report to Council also proposed that the
preparation of the Housing Study would include demonstrate that the dwelling take-up rates on
extensive consultation with the community on the which the dwelling numbers to the year 2021 are
housing issues facing the City now and into the future based, are achievable;
and that it was intended that options for the Housing describe the proposed housing mix and how this
is appropriate for the City’s projected
Study will be prepared and work-shopped with
demographics; and
Councillors.
set out a strategy for how the dwelling numbers
will be achieved for the years from 2021 to 2031.
On the 16 October 2007 Council resolved The Report to COW 20 May 2008 Council resolved:
(a) That the City of Ryde Local Study be prepared as That the City of Ryde Local Planning Study be
outlined in the report. prepared as outlined in the report of the
Strategic Planner dated 7 May 2008 and titled
The Housing Study was again reported to Council on
City of Ryde Local Strategy and Comprehensive
the 15 April 2008. The purpose of this report was to
Local Environmental Plan.
seek approval from Council for the community
City of Ryde Local Planning Study 4-9
Housing
The Housing Study was again reported to Council on Council resolved on 2 December 2008
2 December 2008. The purpose of this report was to
present to Council the findings of the community That the report Talking Future Housing dated 19
consultation which had occurred between March and September 2008 prepared by Elton Consulting,
August 2008. Overall, the majority of participants and circulated with the report of the Acting
valued Ryde’s unique identity – comprised of its open Team Leader – Strategic Planning dated 4
space, functional town centres, large blocks, the November 2008, be endorsed.
heritage character of its historic suburbs and
streetscapes, its distinctive natural features and strong An analysis of the subdivision of duplex buildings in
sense of community. They appreciated the the low density residential areas of the City of Ryde
contribution that these elements make to the overall was reported to Council on 21 July 2009. The report
quality of life of its residents, workers and students. provided options for Council to consider in relation to
The key findings of the consultation are listed below. enabling the subdivision and strata subdivision of
dual occupancy (attached) developments in the R2
There is a desire to make it easier to use public Low Density Residential zone, as well as a review of:
transport and to walk and cycle.
Maintaining a diversity of housing choice is current controls for duplex buildings under
desirable. the Ryde Planning Scheme (RPSO) and dual
Accessibility to dwellings for older people and occupancy (attached) developments under
those with disabilities should be improved. Ryde LEP 2008;
Housing is increasingly unaffordable, especially the history and rationale for the existing
for young families and linguistically diverse
controls relating to the subdivision of duplex
(CALD) groups.
buildings; and
Higher densities should be concentrated in town
centres. survey results of surrounding Council’s views
The character of the low density areas should be and controls on the subdivision of dual
retained. occupancy (attached) development.
Transitions in built form should be made between
higher density areas and areas of lower densities. At the meeting of 21 July 2009 Council resolved:
Future housing should be environmentally
sustainable. (a) That the report of the Strategic Planner, dated
Town centres are good places for increased 26/06/2009 on RYDE LOCAL ENVIRONMENTAL
residential densities, but new buildings should be PLAN 2008 - Subdivision of dual occupancy
well designed and accessible.
(attached) development in the R2 Low Density
Housing should be close to places of
Residential Zone, be received and noted.
employment.
There is the potential for increased residential
(b) That Council defer any decision in regard to the
densities in small centres. This would help
support local businesses. subdivision or strata subdivision of dual
Infill development should be grouped in defined occupancy (attached) developments until the
areas rather than spread throughout the low completion of the Housing Study.
density residential areas.
Free-standing houses on small allotments,
together with villas and duplex buildings are
appropriate for infill development in low density
residential areas.
4-10 City of Ryde Local Planning StudyHousing
On 13 October 2009 the Small Centres Study was The study concluded that there is a need for
reported to Council. This study investigated the affordable housing in the City of Ryde.
option of small allotments at the edges of small
centres. Council resolved: Council resolved on 2 December 2008:
That small allotments sizes, suitable dwelling (b) That the report City of Ryde Council Affordable
types and appropriate locations for these Housing Strategy: Stage 1 Final Background
allotments be investigated as part of the Housing report prepared by Judith Stubbs and Associates
Strategy. and dated 31 October 2008, be endorsed.
Affordable housing was one of the background (c) That the affordable housing project proceeds to
studies investigated as part of the preparation of the Stage 2 – Investigation of Options for Affordable
Housing Study as a result of Council’s resolution of 15 Housing.
May 2007:
(d) That the options for affordable housing have a
That consideration of options for affordable particular focus on key workers, seniors and
housing provisions in Ryde be included as a
people with special needs.
consideration in the preparation of a housing
strategy as part of the preparation of a Local
Study for Ryde (e) That the consultant and the relevant staff be
thanked for their work on this matter.
As a result of this resolution a joint project was
established with Council’s Community Life unit and a The findings of Stage 2 of the Affordable Housing
background report on the need for affordable Study (exploring mechanisms to create opportunities
housing in the City of Ryde was undertaken by for affordable housing) were reported to Council on
specialist consultants, Judith Stubbs and Associates. the 17 November 2009. The draft recommendations
This matter was reported to Council on 2 December of the report were:
2008. include within the comprehensive LEP a
general aim, zone objectives and local clause
The background study (stage 1 of this project) which specifically address affordable housing;
prepared by Judith Stubbs and Associates identified include within the comprehensive LEP height
the key issues for affordable housing in the City of and FSR incentives for town centres, the
Ryde as being: purpose of these incentives being the
provision of affordable housing;
lack of affordable housing for rental by low to Council to undertake affordable housing
moderate income households; developments;
lack of affordable housing for purchase for assessment of the impact of the loss of
low to moderate income households, affordable housing as part of the
particularly families; development assessment process; and
ensuring a supply of adaptable and accessible the use of voluntary planning agreements to
smaller dwellings for an aging population in deliver affordable housing.
new developments;
proving affordable housing which allows However, these options were not considered
people to age in place rather than having to necessary to pursue as the recently released State
move away from an area where they may
Environmental Planning Policy (Affordable Rental
have support and community connections;
Housing) 2009, were considered appropriate to
and
affordable housing for key workers adequately deal with the provision of opportunities
City of Ryde Local Planning Study 4-11Housing
for affordable housing in the City. The following The community has identified the following hopes
approach was suggested: and concerns with regard to density and
development:
research to be undertaken into the subdivision
of dual occupancies; current infrastructure provision is not keeping
research to be undertaken into the need to pace with increased population and demand
introduce local planning provisions for
taller buildings should be kept to a minimum
secondary dwelling (granny flats) within the
Development Control Plan 2008; and should not encroach on established
exploration of the use of planning incentives to residential areas, and not displace leafy
encourage the provisions of affordable housing streetscapes for which Ryde is known
within the City’s town centres (B4 zone). The taller buildings should be located adjacent to
delivery of this stock would be via the voluntary railway stations, larger shopping centres and
planning agreement process along major roads. They should be better
designed, people friendly and at the forefront
Council resolved on 17 November 2009 that the
of environmental sustainability
report of the Senior Strategic Planner, dated
9/11/2009 on Affordable Housing, be received and business parks have impacted on the
noted. surrounding residential areas
4.1.4 RYDE 2030 4.1.5 METHODOLOGY
The Ryde 2030 Community Strategic Plan will provide The Housing Study is based on a number of
a vision for the Ryde Local Government Area. It will background studies and has been informed by a
provide a 'blueprint' to help respond to challenges number of community consultation events as well as
and opportunities that face the City of Ryde into the consultation with Councillors and a range of Council
year 2030. The strategies to address the vision will rely staff. The background studies are:
on the involvement of all levels of government, Small Centres Study, September 2009
business, community groups, residents and visitors to Small lots study, March 2010
Ryde. Council will lead this process, but it is a Urban Design study by Ruker Urban Design,
community plan. July 2008
Dwelling numbers study, February 2010
As part of the formulation of this Plan a survey was
Dwelling Opportunities Analysis for City of
recently conducted of local residents, and housing
Ryde Council prepared by id (informed
was included as an issue. The results of the survey
decisions, December 2007
concluded that the community wants affordable
housing so that: Community profile prepared by id (informed
decisions
those who grew up in the area can continue
to live in Ryde
students at the many educational institutions
can live in Ryde
there is accommodation appropriate to the
needs of a diverse community.
4-12 City of Ryde Local Planning StudyHousing
The community consultation events were:
The following workshops were held with Councillors:
Community workshop 1 – identifying key
Councillor workshop on the Small Centres Study
issues April 2008
September 2009
City of Ryde Access Committee focus group
Councillor workshop 11 March 2008
May 2008
Councillor workshop 22 September 2009
Older people focus group May 2008
Councillor workshop 25 May 2010
Chinese communities focus group May 2008
Councillor workshop 26 June 2010
South Asian (Indian and Sri Lankan)
Councillor workshop 20 July 2010
communities focus group May 2008
Housing Industry representatives interview The Housing Study responds to the Metropolitan
May 2008 Strategy and Draft Inner North Subregional Strategy.
Apartment dwellers focus group May 2008
Community workshop 2 – Setting the The Housing Study has been prepared by Council’s
directions July 2008 Urban Planning Unit.
Mixed community and housing industry
workshop July 2008 It was outside the scope of this study to undertake a
broad scale investigation of the character of different
Housing Industry workshop July 2008
residential areas.
The information about dwelling numbers relating to
developments approved by Council was obtained
from a manual checking of Council’s database. The
identification of relevant developments was
dependent on the description of each development
entered into the database.
City of Ryde Local Planning Study 4-13Housing
STATE GOVERNMENT CITY OF RYDE COUNCIL
Urban Design
Study
BACKGROUND STUDIES
For community
workshops
Ryde 2030
Community Strategic Plan
CITY OF RYDE LOCAL PLANNING STUDY
CITY OF RYDE LOCAL ENVIRONMENTAL PLAN 2011
CITY OF RYDE DEVELOPMENT CONTROL PLAN 2011
4-14 City of Ryde Local Planning StudyHousing
4.2 CONTEXT
The objectives of the Metropolitan Strategy with
4.2.1 PLANNING CONTEXT regard to housing are:
METROPOLITAN STRATEGY AND DRAFT C1 Ensure adequate supply of land and sites for
INNER NORTH SUBREGIONAL STRATEGY residential development.
C2 Plan for a housing mix near jobs, transport
Housing is a key focus of the Metropolitan Strategy and services
and Draft Inner North Subregional Strategy (Draft
C3 Renew local centres
INSS) and both documents include directions and
C4 Improve housing affordability
actions which seek to deliver housing.
C5 Improve the quality of new development and
The Metropolitan Strategy states that housing should urban renewal.
meet the aims of the Metro Strategy in the ways
The draft Inner North Subregional Strategy was
described below.
released in July 2007. One of the purposes of the draft
It addresses enhanced liveability by providing Strategy is to provide the detail required to guide the
for growth in new or existing areas with good preparation of local councils’ principle local
services and infrastructure, and high quality environmental plans.
public open space. It also aims to provide for a
range of dwellings suited to the changing Key directions of the draft Inner North Subregional
population. Strategy are:
It addresses economic competitiveness by Improve housing choice and create liveability
ensuring there will be dwellings across the type and sustainable communities.
and size spectrum to house a diverse labour force. Encourage use of public transport.
It addresses fairness by planning for housing to
The draft Inner North Subregional Strategy has 7 ‘sub-
be concentrated near to, or accessible to,
strategies’. The aims of the Housing sub-strategy are:
shopping, jobs and services at prices which match
the capability of Sydney’s residents to pay. More housing opportunities to support a
diverse workforce and population.
It addresses environmental protection by
planning for growth which minimises the spread Increase housing choice as part of the
of Sydney’s urban footprint and by requiring new housing target.
dwellings to met strict energy and water Plan for 30,000 new dwellings.
conserving standards. Enable communities to ‘age in place’.
It addresses improved governance by providing A key action of the Draft Inner North Subregional
for genuine partnerships between State
Strategy is the setting of a target of 12,000 additional
Government and local government which will
mean decisions about growth and development dwellings to be delivered by the City for Ryde’s
are made at the appropriate level and will follow principle local environmental plan by 2031.
consultation with the community.
A detailed response to the relevant Directions and
Actions of the Metropolitan Strategy and Draft Inner
North Subregional Strategy is included in Appendix B.
City of Ryde Local Planning Study 4-15Housing
RYDE LOCAL ENVIRONMENTAL PLAN 2010 COMPREHENSIVE LOCAL ENVIRONMENTAL
PLAN
Ryde LEP 2010 is used as a reference for this Study as
it is this document which will be used as a basis for Standard instrument
the comprehensive LEP.
The City of Ryde is required to prepare a
LEP 2010 translates the Ryde Planning Scheme comprehensive local environmental plan (LEP) by
Ordinance into the standard LEP template required by 2011. This LEP is required to be done in the standard
the Department of Planning. This means that land form prescribed in the Standard Instrument (Local
zonings, land uses and developments standards for Environmental Plans) Order 2006. The Standard
height and FSR are included in LEP2010. Instrument LEP has mandatory clauses for zones and
land uses which can be tailored to suit local
LEP2010 permits residential uses in the following conditions. The mandated residential zones are:
zones:
Residential Zones
R1 General Residential R1 General Residential
R2 Low Density Residential R2 Low Density Residential
R3 Medium Density Residential R3 Medium Density Residential
R4 High Density Residential R4 High Density Residential
B1 Neighbourhood Centre R5 Large Lot Residential
B4 Mixed Use
Residential uses are also permitted in business zones:
LEP2010 is supplemented by Draft LEP2010
Business Zones
Gladesville Town Centre and Victoria Road Corridor
B1 Neighbourhood Centre
which includes planning provisions which will provide
B2 Local Centre
additional dwellings in Gladesville. Draft LEP2010
Amendment 1 (Macquarie Park) amends LEP2010 and B3 Commercial Core
will also provide additional dwelling numbers in B4 Mixed Use
Macquarie Park. B5 Business Development
B6 Enterprise Corridor
LEP2010, Draft LEP2010 Gladesville Town Centre and B7 Business Park
Victoria Road Corridor and Draft LEP2010 Amendment
1 (Macquarie Park) will deliver most of the dwelling Ministerial Directions
numbers required to meet the 12,00 target set by the
Draft Inner North Subregional Strategy. Apartments Section 117 of the Environmental Planning and
form the largest number of dwelling types delivered Assessment Act allows the Minister for Planning to
by these controls. give directions regarding the principles, aims,
objectives and/or policies to be achieved or given
effect to, in the preparation of LEPs. Section 117
Directions relevant to housing are:
3.1 Residential Zones
3.3 Home Occupations
3.4 Integrating Land Use and Transport
4-16 City of Ryde Local Planning StudyHousing
The objectives of Direction 3.1 Residential Zones are: housing for older people and people with a disability)
with a new policy, State Environmental Planning
(a) to encourage a variety and choice of housing
types to provide for existing and future Policy (Senior Living) 2004. The policy was amended
housing needs, and renamed in September 2007 to State
(b) to make efficient use of existing infrastructure Environmental Planning Policy (Housing for Seniors or
and services and ensure that new housing has People with a Disability) 2004.
appropriate access to infrastructure and
services, and The purpose of this Policy is to encourage the
(c) to minimise the impact of residential provision of housing which meets the needs of
development on the environment and seniors or people with disabilities. Seniors are anyone
resource lands. 55 years or older. People with a disability can be any
age.
The objective of Direction 3.4 Integrating Land Use
and Transport is to ensure that urban structures, The SEPP can be used for
building forms, land use locations, development
designs, subdivision and street layouts achieve the healthy active seniors
following planning objectives: housing for young people with a disability
people requiring a little or a lot of help with
(a) improving access to housing, jobs and their care
services by walking, cycling and public
transport, and The aims of this policy are described below.
(b) increasing the choice of available transport 1. This Policy aims to encourage the provision of
and reducing dependence on cars, and housing (including residential care facilities)
(c) reducing travel demand including the that will:
number of trips generated by development a. increase the supply and diversity of
and the distances travelled, especially by car, residences that meet the needs of seniors
and or people with a disability, and
(d) supporting the efficient and viable operation b. make efficient use of existing infrastructure
of public transport services, and and services, and
(e) providing for the efficient movement of c. be of good design.
freight.
2. These aims will be achieved by:
A copy of the relevant Directions is included in a. setting aside local planning controls that
Appendix C. would prevent the development of housing
for seniors or people with a disability that
The Department of Planning has also released a meets the development criteria and
standards specified in this Policy, and
number of planning circulars and practice notes
which provide guidance on the way in which the b. setting out design principles that should be
followed to achieve built form that
Standard LEP is to be used in the development of new
responds to the characteristics of its site
LEPs. and form, and
c. ensuring that applicants provide support
STATE ENVIRONMENTAL PLANNING POLICY
services for seniors or people with a
(HOUSING FOR SENIORS OR PEOPLE WITH A disability for developments on land
DISABILITY) 2004 adjoining land zoned primarily for urban
purposes.
In March 2004, the Department of Planning replaced
SEPP 5 (the planning policy that previously dealt with
City of Ryde Local Planning Study 4-17Housing
STATE ENVIRONMENTAL PLANNING POLICY The SEPP includes incentive provisions which seek to
(AFFORDABLE RENTAL HOUSING) 2009 encourage a range of affordable accommodation
types to meet different needs:
On 31 July 2009 the NSW State Government released
State Environmental Planning Policy (Affordable Infill housing (dual occupancies, villas and
Rental Housing) 2009. This SEPP aims to encourage residential flats)
home owners, social housing providers and Secondary dwellings (granny flats)
developers to invest and create new affordable rental Boarding houses
housing to meet the needs of both a growing Supportive accommodation. (An existing
population and existing residents. The Department of residential flat buildings or boarding house
Planning has stated that the new SEPP, in particular: used for a person who needs on-site support
services.)
encourages partnerships between private
Residential flat buildings built by housing
developers and community non-for-profit
providers, public authorities and joint
housing providers
ventures
assist with the provision of housing close to
Residential development by the Land and
major employment areas
Housing Corporation (Department of
mitigates against the loss of any existing
Housing)
affordable housing
Group homes
supports innovative housing styles, including
granny flats and new generation boarding Since the introduction of this SEPP there has been
houses; and keen interest in building new granny flats, but little
delivers good urban design outcomes. interest to date in the other forms of affordable rental
development. The Department of Planning is
Affordable housing is defined as housing for very low
monitoring the impact of the SEPP across Sydney but
income households, low income households or
no figures are yet available..
moderate income households, being such households
as are prescribed by the regulations or as are provide
for in an environmental planning instrument. A
household is taken to be a very low income
household, low income household or moderate
income household if the household has a gross
income that is less than 120 per cent of the median
household income and pays no more than 30 per cent
of that gross income in rent. The median household
weekly income in the City of Ryde LGA is $1,158; 120%
of this amount is $1,390 (about $72,260 per annum).
Affordable housing is also considered to be any
residential development undertaken on land owned
by the Land and Housing Corporation (Housing NSW).
4-18 City of Ryde Local Planning StudyHousing
STATE ENVIRONMENTAL PLANNING POLICY The Department of Planning has advised that future
(EXEMPT AND COMPLYING DEVELOPMENT amendments to the Codes SEPP will introduce other
CODES) 2008 development types including single detached
dwellings on lots less than 450 square metres and
This SEPP, known as the NSW Housing Code, came attached dwellings.
into effect on 27 February 2009, and contains
provisions setting out how detached The 450m2 minimum lot size of the Housing Code
dwellings/homes, extensions to dwelling houses and indicates that consideration could be given to
ancillary development such as swimming pools can whether the minimum lot size within the City of Ryde
be undertaken as complying development on lots should be reduced to match that of the Code. The
450m² or greater. Housing Code also contains a series of development
standards including those for site coverage, setbacks,
Part 2 of the Codes SEPP comprises the General car parking, privacy and landscaping. There are
Exempt Development Code. It specifies 40 types of discrepancies between Council’s DCP dwelling houses
development of minor environmental impact that controls and those of the Housing Code which raises
may be carried out as exempt development without the issue of potential disparate development within
the need for approval under the NSW planning the low density residential areas of the City of Ryde.
system.
4.2.2 DEMOGRAPHICS
Part 3 of the Codes SEPP contains the first stage of the
General Housing Code and specifies how residential
Demographic information has been provided by
developments, including:
id(informed decisions) and is available on Council’s
detached single and two storey dwelling website.
houses
alterations and additions AGE
other ancillary development, such as
The total population of Ryde, based on the 2006
swimming pools can proceed in certain zones
Census, is 96,764. Most of the residents of the City of
on lots 450 square metres and greater as
Ryde are within the 25 to 49 year age group. Some key
complying development.
aspects of the population are described in the charts
below. However, the percentage of older residents is
increasing, as are 18 – 24 year olds. The increase of
this younger age group is likely to be a result of
students moving into the area to attend University or
college and young adults staying at home longer.
City of Ryde Local Planning Study 4-19Housing HOUSEHOLDS The size of households in general follows the life-cycle of families. Households are usually small at the stage of relationship formation (early marriage), and then increase in size with the advent of children. They later reduce in size again as these children reach adulthood and leave home. However, household size can also be influenced by a lack, (or abundance) of affordable housing. Further, overseas migrants and indigenous persons often have a tradition of living with extended family members and/or other families. 4-20 City of Ryde Local Planning Study
Housing City of Ryde Local Planning Study 4-21
Housing
Analysis of the number of persons usually resident in a 4.2.3 HOUSING STOCK
household in the City of Ryde shows that most
residents live in households of 2 to 4 people (64.4%) The types of dwellings that are common to areas are
but that single person households form a significant important determinants in the role and function that
percentage (26.7% ). There are relatively few the area plays in the housing market. A greater
households of 5 people or more (8.9%). concentration of higher density dwellings is likely to
attract more young adults and smaller households;
The largest changes in the number of persons usually while larger, detached or separate dwellings are more
resident in a household in the City of Ryde between likely to have families and prospective families living
2001 and 2006 were an increase in single person and in them, although this is not a mutually exclusive
3 and 4 person households. pattern. The residential built form often reflects
market opportunities as well as planning policy such
Car ownership has also changed. The 2006 Census
as the building of denser forms of housing around
showed that overall, 40.7% of households in the City
public transport nodes or employment centres.
of Ryde owned one car; 29.2% owned two cars; and
9.2% owned three cars or more. In the time between In 2006 there were 39,995 dwellings in the City of
the 2001 Census and the 2006 Census, the number of Ryde. The most common kinds of dwellings in Ryde
households that own 2 or more cars has increased. are separate houses, of which there were some 20,638
in 2006 (54.5% of Ryde's dwellings). Of other common
types of dwellings, there were about 11,344 walk-up
flats/units and 5,697 townhouses or semi's.
DWELLING STRUCTURE – (PRIVATE DWELLINGS)
2006 2001 CHANGE
2006 - 2001
NUMBER % NUMBER %
Separate house 20,637 51.6 20,695 53.3 -58
Medium density 7,790 19.5 6,752 17.4 1,038
High density 9,248 23.1 8,884 22.9 364
Caravans, cabin 66 0.2 60 0.2 6
Other 86 0.2 130 0.3 -44
Not stated 13 0 280 0.7 -267
TOTAL occupied private 37,843 94.6 36,801 94.8 1,042
dwellings
TOTAL unoccupied dwellings 2,152 5.4 2,032 5.2 120
TOTAL dwellings 39,995 100.0 38,833 100.0 1,162
Source: Australian Bureau of Statistics, Census of Population and Housing, 2006, 2001, 1996, and 1991. (via ID Solutions)
(a) ‘Medium density’ includes all semi-detached, row, terrace, townhouses and villa units, plus flats and apartments in blocks of 1
or 2 storeys, and flats attached to houses.
(b) ‘High density’ includes flats and apartments in 3 storey and larger blocks.
NOTE: Table totals may not equate with other similar tables due to randomisation of small numbers.
4-22 City of Ryde Local Planning StudyHousing
The largest changes in the type of dwellings occupied by households in the City of Ryde between 2001 and 2006
were for those occupying a:
Medium density dwelling (+1,038 dwellings);
High density dwelling (+364 dwellings), and;
Separate house (-58 dwellings).
The most commonly-built types of dwelling over the previous five years were walk-up flats/units, with 6,544 more
dwellings since 2001, and townhouses or semi's with 2,697 more.
City of Ryde Local Planning Study 4-23Housing
Total number of dwellings for certain household types and dwelling structures
5,000
4,500
4,000
3,500
Number of dwellings
3,000
1996
2,500 2001
2006
2,000
1,500
1,000
500
0
Single persons in a separate house Families in row/townhouse Families in units
Household type for certain dwelling structures
Source: Australian Bureau of Statistics
The percentage of lone person households in YEAR VILLA APPROVALS DUPLEX APPROVALS
separate houses has declined, while the percentage of 1996 34 70
families in town houses has increased. However the
1997 52 24
percentage of families living in apartments has not
increased to the same extent, which indicates that 1998 63 26
apartments are less attractive to families.
1999 52 32
The table below sets out the number of approvals for 2000 51 20
villa and duplex developments from 1996 to 2009.
2001 37 21
The number of approvals has declined over time,
probably reflecting the reduction in the number of 2002 35 21
available sites and sites which are relatively easy to 2003 30 28
develop for villas and duplex buildings.
2004 23 27
2005 16 12
2006 5 13
2007 16 12
2008 10 7
2009 13 6
4-24 City of Ryde Local Planning StudyHousing
Recent planning
In recent years the City of Ryde has reviewed its planning controls for Ryde, Gladesville, West Ryde and Eastwood
town centres as well as for Macquarie Park and Meadowbank Employment Area. The resultant planning provisions
will deliver additional dwellings, usually in the form of apartments.
DWELLING TYPE
70
60
50
1996
40
Percentage
2001
2006
30
2031
20
10
0
Separate house Semi-detached, terrace, townhouse Flat, unit, apartment Granny flat
etc
Dwelling type
Source: Australian Bureau of Statistics (years 1996, 2001, 2006) and estimates of potential dwelling numbers by City of Ryde
(2031)
4.2.4 DWELLING NUMBERS APPROVED DWELLINGS
The Inner North Subregion: Draft Subregional Strategy Development providing dwellings can be approved
released by the Department of Planning in July 2007 through several processes. Approval can come from
set a dwelling numbers target of 12,000 dwellings. Council, private certifiers, the Department of Planning,
This target must be able to be delivered by 2031 or self approval by the Department of Housing.
under the City of Ryde planning provisions.
Approved dwelling numbers were determined from:
A study of dwelling numbers has been undertaken development approval information held by
and forms Appendix D. This study demonstrates that Council;
the City of Ryde can meet the 12,000 dwelling target development information on Part 3A Major
by 2031 through dwellings approved since January Projects from the Department of Planning
2004 and dwellings which have the potential to be website; and
delivered through either existing planning controls or information from the Department of Housing
planning controls currently in preparation. It is on their proposed developments within the
assumed that not all potential sites will be developed. City of Ryde.
City of Ryde Local Planning Study 4-25Housing
Council approvals
The dwelling numbers were determined from development applications approved between 1 January 2004 to 31
July 2009.
City of Ryde Council development approvals by dwelling type
2004 2005 2006 2007 2008 2009 TOTAL
Duplex 54 24 26 24 14 8 150
RFB 386 435 65 308 59 202 1,721
Villa 94 59 14 58 31 34 290
Student housing 46 (114) 0 0 0 0 0 46
SEPP 5 72 22 0 0 26 0 120
Dwellings 39 17 10 8 11 10 95
demolished
TOTAL new 613 523 95 450 119 432 2,232
dwellings
City of Ryde Council development approvals by place Department of Planning approvals
CENTRES DWELLING NUMBERS MP06_0016 Macquarie University 1,380 equivalent
dwellings
Macquarie Park 119
MP05_001 Royal Sydney 900
Ryde town centre 223
Rehabilitation Centre
Eastwood town centre 205
MP05_0130 2 Ryedale Road, West 195
West Ryde town centre 234 Ryde
Gladesville town centre 0 MP09_0029 63 – 67 West Pde, 138
West Ryde
Other areas
Total 2,613
Shepherds Bay, Meadowbank 916
Boronia Park 9 The development at 63 – 67 West Parade, West Ryde is
a Major Project approved by the Department of
Remainder 526
Planning on 18 June 2010 and includes private as well
TOTAL 2,232 as Department of Housing dwellings. It has therefore
been included in this section although it has 61 units
for public housing purposes (and 77 for private sale).
If 61 public housing units are not included the total is
2,552.
4-26 City of Ryde Local Planning StudyHousing
Department of Housing approvals Potential with proposed planning controls
ADDRESS NO. DWELLINGS The relevant City of Ryde draft planning controls are:
111 – 113 Darvall Rd West Ryde 9 Draft LEP2010 Amendment 1 (Macquarie
111 Kent Rd 7 Park)
Draft LEP2010 Gladesville Town Centre and
14 – 22 Alison St Eastwood 10
Victoria Road Corridor
26 – 30 Alison St Eastwood 10 Draft Eastwood Master Plan 2006
96 – 98 Brush Rd West Ryde 10 Draft Meadowbank DCP
preliminary draft master plan for West Ryde
8 – 14 Clifton St West Ryde 16
town centre
2 – 4 Desmond St Eastwood 9
These draft and preliminary draft planning controls
3 – 5 Desmond St Eastwood 9
have the potential to deliver 11,337 new dwellings.
2 – 14 Kathleen St North Ryde 23 This figure includes 950 potential villa and duplex
38 – 42 Tramway St + 9 – 13 19 buildings which could be built within the low density
Cheers St West Ryde residential areas.
TOTAL 126 (see note) PLACE DWELLING
Note: If 61 units from 63 – 67 West Pde, West Ryde are NUMBERS
included, this brings the total to 187 dwellings. Macquarie Park 3,260
POTENTIAL DWELLINGS Ryde town centre 804
Eastwood town centre 385
In recent years the City of Ryde has reviewed its
planning controls for Ryde, Gladesville, West Ryde and West Ryde town centre 420
Eastwood town centres as well as for Macquarie Park Gladesville town centre 1,100
and Meadowbank Employment Area. The resultant
planning provisions will deliver additional dwellings, Small centres 200
usually in the form of apartments. Neighbourhood centres 20
Potential sites are those which do not currently reach Shepherds bay, Meadowbank 2,251
their development potential and have a reasonable Villas and duplex buildings in low 950
likelihood of being intensified. density areas
Housing developed under the 1,397
Potential dwellings under current planning
Affordable Housing SEPP
controls
TOTAL 10,786
The current planning controls are:
LEP2010
Ryde DCP2006
State Environmental planning Policy
(Affordable Rental Housing) 2009
City of Ryde Local Planning Study 4-27Housing
SUMMARY TABLE
NUMBER OF DWELLINGS
APPROVED
PLACE 1 JAN 2004 - 31 POTENTIAL TOTAL
JULY 2009
MAIN CENTRES
Macquarie Park 1499 3,260 4,759
Ryde town centre 223 804 1,027
Eastwood town centre 205 385 590
West Ryde town centre 635 420 1,055
Gladesville town centre 0 1,100 1,100
Total 8,531
SMALL CENTRES as a group 200 200
Cox's Road 0 0 0
Boronia Park 9 0 9
Putney 0 0 0
Blenheim Road 0 0 0
Midway shops 0 0 0
Fiveways shops 0 0 0
Meadowbank Station East 0 0 0
Woolworths, Balaclava Rd 0 0 0
Trafalgar Place 0 0 0
Monash Road shops 0 0 0
Meadowbank Station East 0 0 0
Total 209
NEIGHBOURHOOD CENTRES
Considered as a group - 20 20
Total 20
RESIDENTIAL AREAS
RFBs - Meadowbank 916 2,251 3,167
Nett other dwellings 451 0 451
New villas and duplex buildings 950 950
Total 3,618
4-28 City of Ryde Local Planning StudyHousing
AFFORDABLE HOUSING SEPP
Infill housing 0 171 171
Granny flats 0 1,140 1,140
Boarding houses 0 40 40
Supportive accommodation 0 0 0
RFB - social housing 0 24 24
Dept Housing 0 10 10
Group homes 0 12 12
Total 1,397
MISCELLANEOUS SITES
Department of Housing sites 126 0 126
Ryde Rehab Centre 900 900
Total 1,026
OVERALL TOTAL 4,964 10,787 15,751
4.2.5 KEY FINDINGS
1. The Metropolitan Strategy requires planning for housing to encourage the renewal of centres, and to ensure
new housing is delivered in locations close to jobs, transport and services.
2. The Draft Inner North Subregional Strategy requires the City of Ryde to plan for 12,000 new dwellings to be
provided by 2031, for housing choice, and for communities to be able to ‘age in place’.
3. The City of Ryde through recent and draft planning controls can meet the 12,000 dwelling target set by the
Draft Inner North Subregional Strategy.
4. The Draft Inner North Subregional Strategy requires the City of Ryde to plan for an increase in housing choice
and for communities to be able to ‘age in place’.
5. Housing for older people can be delivered by State Environmental Planning Policy (Housing for Seniors or
People with a Disability) 2004.
6. Affordable rental housing can be delivered by State Environmental Planning Policy (Affordable Rental
Housing) 2009.
7. The population of the City of Ryde is ageing.
8. The dominant household type are couples with children.
9. Lone person households are an emerging household type.
10. The percentage of medium and high density dwellings is increasing and the percentage of single free standing
houses is decreasing.
11. There is an apparent preference for families to live in semis/townhouses rather than apartments.
12. The Draft Inner North Subregional Strategy requires the City of Ryde to plan for an increase in housing choice
and for communities to be able to ‘age in place’.
13. Villa and duplex developments have been contributing a lower percentage of alternative dwelling types in
recent years.
City of Ryde Local Planning Study 4-29Housing
4.3 COMMUNITY CONSULTATION
External public consultation included consultation
4.3.1 BACKGROUND with members of the general community as well as a
wide range of community groups including:
A key part of the Housing Study is community
consultation, and specialist consultants, Elton the Housing Industry Association
Consulting, were engaged to undertake this housing developers
consultation. Chinese community
Older people
The consultation was designed to reach a wide
Korean community
section of the population in order to reflect the
South Asian (Indian and Sri Lankan)
current and projected future demographics of the City
of Ryde, and sought to involve Ryde’s diverse
4.3.2 CONSULTATION PROCESS
communities. Key stakeholders were identified
through a review of social profile data and trends in Overall, in Stages 1 and 2, 164 people were consulted
Ryde LGA. Invitations to the community were placed during the development of the Housing Study. Of
in City View, on Council’s website and in The Northern these, 130 were members of the community and 34
District Times. In addition, key stakeholders including were housing industry representatives.
housing industry, community sector and special
needs groups, were identified and individually In addition to the face-to-face consultation, a project
contacted by Council. webpage on Council’s website, a project-specific
email address and phone number were established
The community consultation was designed to occur in and staffed by Elton Consulting, to enable people who
the following stages: could not attend the events to provide their input into
1. Issues Identification the development of the Studyy. Twenty-three
2. Strategic Directions Identification members of the community provided input through
these channels.
3. Exhibition of the Draft Housing Study
The face-to-face consultation was held for both Stage
The broad objectives of the community consultation
1 and Stage 2, in the first sessions participants were
are to:
asked to identify the key issues relating to current and
understand the views of the community with future housing need in Ryde. In the second session,
regard to existing and future housing needs; participants were asked to identify ways forward for
inform the community of the draft Housing housing Ryde’s future population.
Study and to seek their views with regard to
the draft Study; and
promote ownership of the Housing Study.
4-30 City of Ryde Local Planning StudyHousing
The following consultation activities were held: Housing choice: diversity and design
Round one consultation Most participants felt that Ryde has a good diversity of
housing choice in a range of locations, from
1. Project briefing presentation to Councillors:
apartment blocks in town centres to free-standing
March 2008
houses in leafy suburbs. They liked the diversity on
2. Community workshop one – identifying key
issues: April 2008 offer and wanted to see this maintained in planning
for future population growth. They supported
3. City of Ryde Access Committee focus group
(representing people with a disability): May Council’s precinct-wide approach to planning for
2008 future housing need.
4. Older people focus group: May 2008
Accessibility
5. Chinese communities focus group: May 2008
6. Korean communities focus group: May 2008 Participants felt that improved accessibility could be
7. South Asian (Indian and Sri Lankan) achieved at two levels:
communities focus group: May 2008
In individual dwellings: dwellings could be
8. Housing industry representatives interviews:
May 2008 designed to enable better access for older
people and people with a disability
9. Apartment dwellers focus group: May 2008
In centres and suburbs: new residential areas
Round two consultation should be designed to be suitable for
wheelchairs and prams.
1. Community workshop two – setting strategic
directions: July 2008
Retail, commercial and employment centres
2. Mixed community and housing industry
workshop – setting strategic directions: July Participants had a range of ideas on the current utility
2008
of Ryde’s retail, commercial and employment centres.
3. Housing industry workshop – setting strategic
directions: August 2008 Housing affordability
4.3.3 KEY ISSUES Housing is becoming increasingly more difficult to
afford in Ryde, particularly for young families and
The key issues raised in the Stage 1 consultation are culturally and linguistically diverse (CALD) groups.
discussed below.
Housing density
Transport
Participants had a range of opinions on housing
Transport was the most frequently raised issue. densities in Ryde. The vast majority agreed with
Participants felt that the provision of adequate, Council’s approach of concentrating higher densities
effective and reliable public transport and roads was in the town centres. Retaining the low-density
crucial to planning for future housing growth in Ryde. character of Ryde’s suburbs was regarded as
Participants said they liked Ryde’s convenient location important by the majority of participants. Participants
and variety of transport options but were concerned also called for improved transition between higher
about traffic congestion. Participants wanted to see and lower density areas of Ryde.
Council support initiatives that reduce people’s
dependence on cars and increase the use of public
transport, walking and cycling.
City of Ryde Local Planning Study 4-31Housing
Open space The urban form options proposed as a way of
changing existing urban places (such as town centres,
Participants identified the provision of open space as neighbourhood centres) to accommodate increased
one of Ryde’s biggest strengths, contributing densities were:
positively to the area’s identity and the quality of life
of its residents. They wanted to see open spaces Existing town centre to expand upwards
retained and renewed, not used to accommodate Existing town centre to expand outwards
increased densities. New higher density urban area and/or
corridor
Sustainable building design Existing small centre expansion
Infill development
Participants wanted future housing to be
environmentally sustainable and, where possible, The housing types proposed to address future
exceed the NSW Government’s minimum sustainable housing needs were:
building requirements (BASIX).
Free standing single dwellings (houses)
Ryde’s identity and quality of life Granny flats
Villas
Overall, the majority of participants valued Ryde’s Dual occupancy dwellings (either attached or
unique identity – comprised of its open space, detached)
functional town centres, large blocks, the heritage
Row houses (such as terraces)
character of its historic suburbs and streetscapes, its
Groups of flats which have an overall form of
distinctive natural features and strong sense of
a big house
community. They appreciated the contribution that
Small flat buildings
these elements make to the overall quality of life of its
Small apartment buildings built up to the
residents, workers and students.
street edge of the allotment
4.3.4 STRATEGIC DIRECTIONS Large apartment buildings built up to the
street edge of the allotment (such as seen in
Strategic directions identified in Stage 2 consultation town centres , often have a retail or
are discussed below. commercial component)
Residential towers set on lower block sections
The consultation focused on identifying strategic (such as the proposed Top Ryde City
directions for future housing. The discussions used development)
examples of options for dwelling types and building Two storey shop top housing (flats above
form types to stimulate discussion about possible shops)
future development in the City of Ryde to Three storey shop top housing
accommodate increased dwelling numbers.
4-32 City of Ryde Local Planning StudyYou can also read
