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Bella Vista

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Overview of the Bella Vista Station Precinct State Significant Development Application

Landcom and Sydney Metro lodged a concept proposal as part of a State Significant Development application for the government land surrounding Bella Vista Station in October 2019. The application was on public exhibition for 28 days from 29 October until 26 November 2019. You can read more about the public submissions received and the application on the Department of Planning, Industry and Environment website.

Landcom is currently finalising the Response to Submissions report which will be lodged with the Department in mid 2020. It is expected that the Department will review all the information provided and deliver a decision in the second half of 2020.

The Vision

Our vision is a destination that fosters strong connections to its open spaces and natural creek line, supported by diverse housing for different generations that encourages connectivity and wellbeing.

A new Town Centre close to Bella Vista Station will contribute to a range of jobs and activities for local residents and boost the day and night time economy in The Hills Shire.

Key aspects of the Environmental Impact Statement are summarised here.


What is the Environmental Impact Statement about?

What is the Environmental Impact Statement about?

The Bella Vista Station Precinct, Environmental Impact Statement contains information about the proposed development and an assessment of possible environmental impacts. Key aspects of the Environmental Impact Statement are summarised below.

Planning approval is sought for:

  • a maximum residential gross floor area up to 305,770 square metres, which provides for up to 3,822 dwellings (including a minimum 5% dedicated to Affordable Rental Housing)
  • a maximum non-residential gross floor area up to 167,080 square metres
  • open space and public domain areas
  • design guidelines to govern future development including design principles, maximum building heights, building and street wall setbacks and heights, and car parking rates
  • street hierarchy and layout, including pedestrian and vehicle access.

The concept State Significant Development application fully complies with planning controls which allow for residential, retail and commercial uses.

A snapshot of the Environmental Impact Statement

The Environmental Impact Statement considers a range of environmental impacts and how any impacts can be mitigated. A short summary is provided below of a number of the key issues considered. More detail on each is provided in the full submission on the Department of Planning, Industry and Environment’s website. The full report also includes stormwater and flooding, noise and vibration, heritage, utilities, infrastructure and services.


Land use

A new Town Centre including town square, laneways for shops, cafes and businesses and a generous multi-storey community facility are planned for the area immediately surrounding Bella Vista Station. The Town Centre will prioritise pedestrian movement and is planned as a flexible space for a variety of uses.

A space for a 1.03 hectare primary school is planned for the precinct, collocated with a generous 2.74 hectare district park.

Mawson Avenue is planned as a main street through the precinct and will prioritise people over cars, with active retail and residential uses located on the ground floor.

Traffic and transport

Landcom as master-developer of the precinct will deliver a number of road upgrades to contribute to the mitigation of the traffic impacts of the proposed developments. The Environmental Impact Statement details the proposed upgrades. The roadwork improvements immediately surrounding the precinct will be delivered in stages.

To create a welcoming, accessible precinct for residents and visitors, one way local roads and narrower laneways are planned in some parts of the precinct. A shared path network is planned which will link open spaces, streets and Elizabeth Macarthur Creek.

Proposed car parking rates for residential buildings will encourage the use of public transport and reduce car dependency.

Design quality

The proposed design guidelines will control building layouts to ensure sunlight is maximised to the town square, district park and open spaces. Buildings will be required to be separated to create a welcoming experience for residents, visitors and workers.

Taller buildings up to 22 storeys are located closer to Bella Vista Station and Town Centre and transition to seven storeys closer to existing lower density surrounds. Lower building heights are planned along Celebration Drive to maximise views through to Elizabeth Macarthur Creek.

Open spaces

The concept plan provides for a series of recreational spaces that cater for different ages and social groups including shared walking and cycling areas. A generous 2.74 hectare district park is planned between Balmoral Road and Memorial Avenue which is connected by the green link along Elizabeth Macarthur Creek. It is planned that no home in the precinct will be more than 200 metres from the proposed open spaces, which includes a mix of smaller and more generous public spaces.

Ecologically Sustainable Development

The proposed design guidelines will require future building layouts minimise the impact of sun to the western side of buildings, maximise cross ventilation and reduce energy use associated with air conditioning.

Objectives to reduce heat impacts will be met through street planting and landscaping. Areas of deep soil to allow mature trees to grow are included within the proposal.

A rainwater reuse scheme is planned for the district park to provide sustainable watering all year round.

Housing types

The proposal allows for a range of housing types to meet the needs of various household configurations including but not limited to young professionals, downsizers, young families and single person households. This could include shop-top housing, units of different sizes, units over multiple levels and terrace style housing.

The proposal includes 5% Affordable Housing, in line with Landcom’s Housing Affordability and Diversity Policy. Affordable Housing is managed by a Community Housing Provider for a minimum 10 years.