Cherrybrook Hero Banner

About Cherrybrook

Indicative artist impression, subject to change and subject to approvals

Cherrybrook Station Government State of Significant Precinct (SSP)

What is happening around Cherrybrook Station?

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

Now that the Metro North West Line is operating we can plan future development next to the station to create a new hub of activity with shops, services, homes and community spaces that takes advantage of the city shaping transport infrastructure.

Landcom is seeking to change the zoning to enable a lively mixed-use centre to be developed next to the station. Feedback from the community consultation currently underway will inform the rezoning application that we are seeking to finalise later this year.

We have commissioned the technical investigations and reports required by the Study Requirements issued by the Department of Planning, Industry and Environment. When complete, these studies will provide information to support planning for the Cherrybrook Station State Significant Precinct.

The rezoning application, to be lodged in late 2020, will propose high level planning controls to amend the Hornsby Local Environmental Plan (LEP) 2013 and Hornsby Development Control Plan (DCP) 2013, including heights, open space provision and setbacks. The application will include an indicative concept plan that shows development possibilities under the proposed rezoning. 

After our rezoning application is lodged, the Department of Planning, Industry and Environment will place it on public exhibition for further comment. The Department will then review the submissions it receives, before the Minister for Planning and Public Spaces makes a final decision.

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 Metro Station, commuter car park, the station access road, and developable vacant land to the 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 higher density mixed use development around the station to take advantage of the easy access to nearby business and entertainment districts provided by new metro services.  The current low density residential zoning does not accommodate the mix of uses anticipated for the site in the future.

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

Why does the consultation only relate to government-owned land?

Two separate but related planning processes are underway in Cherrybrook.

  • Cherrybrook Station Precinct covers the broader area around Cherrybrook Station, as outlined in the 2013 Cherrybrook Station Structure Plan. The Department of Planning, Industry and Environment is preparing a ‘Precinct Vision and Implementation Plan’ for the precinct. This plan will provide further detail to guide the planning, infrastructure needs and implementation of the 2013 Cherrybrook Structure Plan.

The Department of Planning, Industry and Environment is leading the planning process for the Cherrybrook Station Precinct in collaboration with local councils.

  • Cherrybrook Station Government Land State Significant Precinct (Cherrybrook SSP), is located on the northern side of Castle Hill Road in Hornsby Shire Local Government Area. Landcom is preparing a rezoning proposal on behalf of the landowner Sydney Metro through the State Significant Precinct process for this land.

To support coordinated planning, Landcom is working closely with the Department of Planning, Industry and Environment and local councils to share the findings of technical studies relating to the Cherrybrook SSP and will share community feedback that relates to the broader Cherrybrook Station Precinct with the Department to inform planning for the broader Cherrybrook Station Precinct.

What is being proposed?

Landcom is seeking to change the Cherrybrook SSP site zoning to enable lively mixed-use development around the new 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 and community spaces
  • about 600 new homes in buildings of around eight storeys in height to meet the needs of people with changing lifestyles and different income levels
  • high quality open space and recreation areas
  • a landscape character which reflects the surrounding area
  • new pedestrian and cycle paths.

Landcom will lodge a rezoning application with the Department of Planning, Industry and Environment in late 2020.

Why is the Cherrybrook SSP rezoning happening before the broader Cherrybrook Station Precinct rezoning?

The Metro North West Line has been operational for over 12 months. The vision for government-owned land around the new stations is to create vibrant communities with great access to state of the art transport, active and walkable town centres, and quality open spaces, as well as walking and cycling connections to existing neighbourhoods and services.

Our intention is to align as closely as possible to the existing 2013 Cherrybrook Station Structure Plan and work closely with the Department of Planning, Industry and Environment and local councils. This will ensure our plans for the Cherrybrook SSP complement the planning being led by the Department, and contribute to great place outcomes in Cherrybrook.

Importantly, our technical investigations into traffic, social infrastructure and utility services, are considering the growth of the broader precinct in determining the appropriate infrastructure required to support our proposal. 

How does the current consultation fit with previous consultation that has been undertaken by the former Department of Planning and Infrastructure, council and other agencies?

Planning for development around Cherrybrook Station has been ongoing since 2013. Initial proposals were outlined in the North West Rail Link Corridor Strategy and the associated 2013 Cherrybrook Station Structure Plan. Community consultation was undertaken to inform these early proposals which show potential for new higher density mixed use development around the station.

Landcom has listened to previous concerns raised by Hornsby Shire Council, the local community and other stakeholders about building heights in the precinct and is planning for rezoning to enable building heights of around eight storeys.

Why is the rezoning proposal for the Cherrybrook SSP being assessed by the Department of Planning, Industry 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, Industry and Environment, in consultation with the local council and the local community.

Landcom is working with Hornsby Shire Council and other stakeholders to plan for a mixed-use precinct with shops, work spaces and homes, along with open space and recreation areas.

How tall will new buildings be?

While no final decision has yet been made about the height of new buildings, Landcom has listened to previous concerns raised by Hornsby Shire Council, the local community and other stakeholders about building heights in the precinct. Subject to further studies we are planning for rezoning to enable building heights of around eight storeys.

How many new people will live in the Cherrybrook SSP?

While no final decision has yet been made about the total number of homes that could be enabled through rezoning, subject to further studies, it is anticipated about 600 new dwellings could be feasible.

The rezoning application will include a concept plan demonstrating possibilities for around 600 new homes for approximately 1,380 people in buildings around eight stories in height to meet the needs of people with changing lifestyles and different income levels.

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, Industry and Environment, to identify the social, environmental and economic impacts of proposed development. Studies include analysis of the local road network, and other critical services, including power, sewerage, water, health and education facilities. The studies will identify any required upgrades to ensure infrastructure has capacity to meet existing and future community needs. The reports from these technical investigations will be part of the rezoning application and will be publicly available during the statutory exhibition period.

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 station. An infrastructure needs analysis is being completed, in close collaboration with Hornsby Shire Council, to understand future community needs, including the open space and community facility requirements.

What about the Blue Gum Forest?

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 will traffic issues around the precinct be managed?

The Cherrybrook SSP will be transit-oriented and focused on efficient public transport connections. New pedestrian paths and cycle routes will be identified as part of the rezoning process.

Transit-oriented development maximises the amount of residential, business and leisure space within walking distance of public transport, which reduces the need for residents, workers and visitors to drive.

A traffic and transport study is being prepared as part of the rezoning application to better understand the impacts of the proposed development on the surrounding road network, and identify required mitigation measures, like upgrades to key intersections.

How will the plans support housing affordability in Cherrybrook?

Landcom is committed to providing a minimum of 5% of all its developments as dedicated Affordable Housing.

Affordable Housing is for low and moderate income households who would otherwise pay more than 30% of their gross income on mortgage payments or rent.

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

As a State Significant Precinct, the Minister for Planning and Public Spaces has 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, Industry 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, Industry 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, Industry and Environment’s website.

How can I find more information about the planning for Cherrybrook SSP?

To find out more about the Cherrybrook SSP planning process

How can I have my say?

Engaging with the community and other stakeholders is an important part of the planning for Cherrybrook Station SSP.

There are a number of ways you can have your say:

Consultation is being undertaken between late-July and early September 2020 and feedback is helping to shape the rezoning application.

After the rezoning application is lodged, the Department of Planning, Industry and Environment will place it on public exhibition for further comment. The Department will then review the submissions received during the exhibition before the Minister for Planning and Public Places makes a final decision.

How is community feedback being used?

Community consultation about the rezoning of land near Cherrybrook Station began on 24 July 2020 and ended on 27 September 2020. A report summarising the community engagement undertaken, including how feedback was considered, will be shared with community before we lodge the rezoning proposal.

We will share feedback from our consultation on the Cherrybrook SSP with the Department of Planning, Industry and Environment to help inform concurrent planning for the broader Cherrybrook Station Precinct that they are leading.

The community will have a further opportunity to provide feedback when the Cherrybrook SSP rezoning proposal is placed on public exhibition by the Department of Planning, Industry and Environment. Landcom will prepare a report demonstrating how it has responded to any submissions received before the Minster for Planning and Public Spaces makes a final decision on the rezoning.

What can I affect? Is there anything I can’t change?

Our consultation only relates to the Cherrybrook SSP.

You are encouraged to provide feedback on:

  • how people might use the open space, including ideas on the location and design, functions, landscaping features, play space options, and other elements of open space

Consultation will not invite comment on:

  • the scope of studies required for the SSP process, which are guided by Study Requirements issued by the Department of Planning, Industry and Environment after consultation with local councils and other government agencies
  • compliance with planning legislation, controls and guidelines, which are mandated by the NSW Government
  • technical and site constraints
  • economic viability of the development
  • detailed planning issues that will be subject to later specific development applications and will be exhibited with opportunities provided for community comment at that time
  • other planning issues outside the Cherrybrook SSP boundary. The current consultation only relates to the 7.7 hectare Cherrybrook SSP. Planning related to the broader Cherrybrook precinct is being led by the Department of Planning, Industry and Environment who are preparing a ‘Precinct Vision and Implementation Plan’.

If the rezoning is approved, when will construction work begin?

The rezoning proposal will be assessed under the State Significant Precinct Planning process. Information about this process, including indicative timeframes, is available on the Department of Planning, Industry and Environment’s website.  

If the rezoning application is approved, more detailed plans for the site will be prepared and assessed against the adopted planning controls, and these will be subject to further consultation.

Construction will only start once all these processes have been completed.

How can I find out more about the broader planning for Cherrybrook?

Information about the Cherrybrook Station Precinct planning concurrently underway by the Department of Planning, Industry and Environment is available on the Department’s website at:

https://www.planning.nsw.gov.au/Plans-for-your-area/Priority-Growth-Areas-and-Precincts/Cherrybrook-Station-Precinct

Who participated in the telephone survey?

Randomly selected residents from Cherrybrook and West Pennant Hills were contacted by an independent research company to participate in Landcom’s Cherrybrook telephone survey. Telephone surveys were conducted with people aged 18 years and over. 

Three age groups were defined: 18-39, 40-59 and 60+ years. Each age group represented around one third of the total number of surveys conducted. Once the age group quota was reached, respondents were directed to Landcom’s website to complete the same survey if they wished to do so.

Have you consulted local council?

In addition to the current community consultation, Landcom has been meeting regularly with Hornsby Shire Council to discuss planning for the Cherrybrook SSP. The meetings, chaired by the Department of Planning, Industry and Environment, also include representatives from Transport for NSW and The Hills Shire Council.

Further, Landcom and the Department of Planning, Industry and Environment met with Hornsby Shire Councillors on July 6 to update them on the progress of the rezoning proposal.

Why has the proposed height exceeded the 3-6 storeys noted in the 2013 Cherrybrook Structure Plan?

It is Landcom’s intention to align as closely as possible to the existing Structure Plan and the findings of the Precinct Vision and Implementation Plan.

Our concept option including the proposed heights are preliminary only, and will be informed by further technical studies including consideration of housing needs, visual impacts, social infrastructure needs and the associated funding strategy.

Landcom’s preliminary concept plan includes some minor exceedances of building heights of up to eight storeys near the station, in Bradfield Parade.  However, any height exceedance in the final submission will be supported by adequate justification through urban design and transport oriented development principles, the strategic planning context and economic feasibility assessments. We will test the predicted visual impact of the preferred building height from multiple locations in Cherrybrook and West Pennant Hills, with this data being considered in the context of the Cherrybrook Station development and included in the visual impact assessment report.

The final proposed height of the buildings will be included in the rezoning proposal and will be subject to review and assessment by the Department of Planning, Industry and Environment, and determination by the Minister for Planning and Public Spaces.