Cherrybrook SSP Village Square 2 Copy

About Cherrybrook

Indicative artist impression, subject to change and subject to approvals

Frequently asked questions – Cherrybrook State Significant Precinct

What is happening around Cherrybrook Station?

The government land at Cherrybrook Station was nominated as a State Significant Precinct by the Minister for Planning and Public Spaces in 2019.

Landcom is seeking to change the zoning to enable a lively mixed-use centre to be developed next to the station. Feedback from community consultation has informed the rezoning application.

Landcom has lodged the rezoning application with the Department of Planning and Environment. The application is now on public exhibition for comment. Information about the public exhibition is available at www.planning.nsw.gov.au/cherrybrook

This includes the exhibition of technical investigations and reports required by the Study Requirements issued by the Department of Planning and Environment. These studies have provided information to support planning for the Cherrybrook Station State Significant Precinct.

The rezoning application proposes amendments to the Hornsby Local Environmental Plan 2013 and seeks approval for a site-specific Development Control Plan (Design Guide). This planning framework includes controls relating to various aspects of future development, such as building heights, open space provision and setbacks. The application includes a Reference Scheme that shows development possibilities under the proposed rezoning. The Reference Scheme is indicative only, the development of the Cherrybrook SSP will require additional detailed planning approvals should the site be rezoned.

The Department will review the submissions it receives before the Minister for Planning makes a final decision.

If the rezoning application is approved, the future developer will be required to prepare more detailed plans for the site, which will be assessed against the adopted planning controls.

What land is included in this process?

Landcom is preparing a rezoning application for 7.7 hectares of government-owned land on behalf of Sydney Metro. The land includes the Cherrybrook Station, commuter car park, the station access road, and developable vacant land to the north and east of the station. The vacant land adjacent to the station, covering 3.5 hectares, will be the focus of new development.

A map of the area is available here.

Why does the land need to be rezoned?

The land is currently zoned R2 Low Density Residential and sits within an area of established low density, residential homes, many of which are on large blocks.

Planning for development around Cherrybrook Station has been ongoing since 2013 to identify opportunities for new mixed use development around the station to take advantage of the easy access to nearby business and entertainment districts provided by the metro.  The current low density residential zoning does not accommodate the mix of uses anticipated for the site in the future.

The new zoning will would enable the site to become a thriving local hub for living, shopping, working, going out and community gathering.

What is proposed?

Landcom is seeking to change the Cherrybrook SSP site zoning to enable lively mixed-use development around Cherrybrook Station. The vacant land adjacent to the station is the focus of new development.
Under the proposed rezoning, development could include a mix of uses including retail, residential, services, community and open spaces.

What is the difference between the Cherrybrook Station Precinct and the Cherrybrook State Significant Precinct?

Two separate but related planning processes are underway in Cherrybrook.

  • The Department of Planning and Environment has prepared the Cherrybrook Precinct Place Strategy for the area outside of the Cherrybrook State Significant Precinct, in consultation with local councils. This plan will provide further detail to guide the planning and infrastructure needs.
  • Landcom, on behalf of landowner Sydney Metro, has prepared the Cherrybrook State Significant Precinct (Cherrybrook SSP) rezoning application and Reference Scheme for the land adjacent to Cherrybrook Station, located on the northern side of Castle Hill Road in Hornsby Shire Local Government Area.

To support coordinated planning, Landcom is working closely with the Department of Planning and Environment and local councils to share the findings of technical studies relating to the Cherrybrook SSP.

Why is the rezoning proposal for the Cherrybrook SSP being assessed by the Department of Planning and Environment and not by Hornsby Shire Council?

The government-owned land around Cherrybrook Station has been deemed a State Significant Precinct due to its social and economic characteristics, particularly in relation to the provision of new housing and new jobs.

State Significant Precincts respond to the NSW Government’s strategies for providing well designed buildings and public spaces, healthy environments with open space networks, trees, links to public transport and road networks, and jobs and housing. Due to their significance, State Significant Precincts are assessed by the Department of Planning and Environment, in consultation with the local council and the local community.

Landcom is planning for a mixed-use neighbourhood with shops, work spaces and homes, along with open space and recreation areas.

How tall will new buildings be?

In response to stakeholder and community feedback, the proposed planning framework would allow for a maximum building height of five storeys when viewed from Bradfield Parade. Considering the sloping topography at the site, the Reference Scheme includes an additional lower ground storey with retail and community floor space (when viewed from the north) to assist in activating the public open space around the environmental space and improving passive surveillance.

These proposed building heights are consistent with the building heights proposed under the Cherrybrook Structure Plan 2013.

The design of buildings will be determined during the detailed design phase, as part of future development applications. Future development applications will be placed on public exhibition to give stakeholders and the community an opportunity to provide feedback.

How many new people will live in the Cherrybrook SSP?

Under the rezoning proposal submitted to the Department of Planning and Environment, around 390 homes could be built to cater for around 800 to 900 residents.

This is a reduction in the number of homes from the draft design concepts with taller buildings that were being considered, which would have supported up to 600 homes. 

How will current social infrastructure and transport services cope with an increase in population at Cherrybrook?

Landcom has commissioned technical investigations in accordance with Study Requirements issued by the Department of Planning and Environment, to identify the social, environmental and economic impacts of proposed development. Studies included analysis of the local road network, and other critical services including power, sewerage, water, health and education facilities. The studies identified any required upgrades to ensure infrastructure has capacity to meet existing and future community needs.

The Social Infrastructure Needs Assessment examines the likely demand for social infrastructure generated by the State Significant Precinct (SSP) area and the Cherrybrook Precinct area. The proposed planning framework and Reference Scheme respond to these demands by incorporating a multi-purpose community facility and more than a hectare of public open and community space within the SSP to cater for the needs of the local community.

How much open space and community space will be included?

Landcom acknowledges opportunities for the government land to provide public spaces within walking distance to the station. A Social Infrastructure Needs Assessment was completed in close collaboration with Hornsby Shire Council to understand future community needs, including the open space and community facility requirements.

The exhibited Reference Scheme demonstrates that the precinct is capable of accommodating:

  • more than one hectare of public open space including a village square, community open space and environmental space around the pond and next to the Blue Gum High Forest
  • up to 1,300m2multifunctional community space to house a multi-purpose community centre, this may include a library.

Will the Blue Gum Forest be protected?

The Blue Gum Forest touches the north-eastern edge of the Cherrybrook SSP and will not be adversely impacted by proposed future development. 

The Forest is classified as a Critically Endangered Ecological Community and is protected under the NSW Biodiversity Conservation Act 2016 and the Commonwealth Environment Protection and Biodiversity Conservation Act 1999.

How have local traffic and transport been considered?

The Cherrybrook SSP will be transit-oriented and focused on efficient public transport connections. Transit-oriented developments seek to maximise the amount of residential, business and leisure space within walking distance of public transport, which reduces the distance residents, workers and visitors need to drive.

This vision for a more sustainable approach to vehicle use is echoed in Hornsby Shire Council’s draft Community Strategic Plan, “Providing additional road and parking capacity is not a sustainable solution as the increase in trips arising from a growing population and increasing vehicle ownership will continue to outpace the increased capacity.”

Based on recommended maximum car parking rates and minimum bicycle parking rates, the Reference Scheme includes 376 car parking spaces and 177 bicycle parking spaces. This includes three car share parking spaces, based on one space per 150 car spaces for residential and one space per 80 car parking spaces for commercial.

The Reference Scheme accompanying the rezoning application proposes new pedestrian paths and cycle routes within the site to connect the metro station with the library and retail development. These shared pedestrian and cycle routes will link to future routes considered in the Cherrybrook Precinct Place Strategy, creating connections between the metro station, SSP and local schools, bus stops and community facilities.

A Traffic and Transport Assessment has been prepared to better understand the proposal’s impact on the transport network and identify recommended upgrades. The study considered the impact of the future growth of the Cherrybrook Precinct, to ensure appropriate future transport upgrades are identified.

How will the plans support housing affordability in Cherrybrook?

Landcom has committed to a minimum of 5% Affordable Housing, these would be managed by a Community Housing Provider.

Affordable Housing is for very low, low and middle income earners such as teachers, nurses, cleaners and retail workers.

What were the Study Requirements issued to Landcom when the Cherrybrook SSP was nominated a State Significant Precinct?

As a State Significant Precinct, the former Minister for Planning and Public Spaces determined that it is of State planning significance and should be investigated for rezoning. This investigation will be carried out in accordance with Study Requirements issued by the NSW Department of Planning and Environment in May 2020. These Study Requirements were prepared in collaboration with Hornsby Shire Council, The Hills Shire Council and Transport for NSW.

The Study Requirements outline the range of studies needed to analyse the potential impact of any planning control changes, such as traffic and transport, urban design, building heights, open space, biodiversity and other potential impacts.

What is a State Significant Precinct?

State Significant Precincts respond to the NSW Government’s strategies for providing well designed buildings and public spaces, healthy environments with open space networks, trees, links to public transport and road networks, and jobs and housing. Due to their significance, State Significant Precincts are assessed by the Department of Planning and Environment, in consultation with the local council and the local community.

You can find out more about the planning process for State Significant Precincts on the Department of Planning and Environment’s website.

Has Hornsby Shire Council been consulted?

In addition to the community consultation in 2020, Landcom continues to liaise with Hornsby Shire Council to discuss planning for the Cherrybrook SSP. These meetings are chaired by the Department of Planning and Environment and also include representatives from Transport for NSW and The Hills Shire Council.

Was the community consulted on the rezoning application?

Community consultation about the rezoning of land near Cherrybrook Station began in late July 2020 and ended in late September 2020. A report summarising the community engagement undertaken, including how feedback was considered, can be viewed as part of the rezoning application.

Information about the public exhibition is available at www.planning.nsw.gov.au/cherrybrook

Where can I view the submitted rezoning application?

The rezoning application for the Cherrybrook SSP has been placed on public exhibition by the Department of Planning and Environment.

Information about the public exhibition is available at www.planning.nsw.gov.au/cherrybrook.