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Dulwich Hill Precinct
LAND USE AND INFRASTRUCTURE ANALYSIS
OCTOBER 2015
To view an electronic version in PDF format, visit www.planning.nsw.gov.au/sydenhamtobankstown © Crown Copyright 2015 Department of Planning and Environment Printed 2015 Disclaimer While every reasonable effort has been made to ensure that this document is correct at the time of printing, the State of New South Wales, its agents and employees, disclaim any and all liability to any person in respect of anything or the consequences of anything done or omitted to be done in reliance or upon the whole or any part of this document. Copyright Notice In keeping with the Department of Planning and Environment’s commitment to encourage the availability of information, you are welcome to reproduce the material that appears in this report for personal, in-house or non-commercial use without formal permission or charge. All other rights are reserved. If you wish to reproduce, alter, store or transmit material appearing in this report for any other purpose, a request for formal permission should be directed to: Department of Planning and Environment GPO Box 39 Sydney NSW 2001 You are required to acknowledge that the material is provided by the Department or the owner of the copyright as indicated in this report and to include this copyright notice and disclaimer in any copy. You are also required to acknowledge the author (the Department of Planning and Environment) of the material as indicated in this report.
Contents
Introduction2
An overview of the purpose and background of the analysis
Precinct Character 3
An overview of the precinct, including its existing character, community and local economy
Demographics and Economy 4
A snapshot of the people, homes and jobs within the precinct
Site Context 5
A summary of the precinct’s environmental and built form constraints and opportunities to determine the existing capacity for growth
Vision10
The vision for the precinct informed by the above analysis
Land Use and Infrastructure Plan 12
The framework to guide future growth in the precinct
Growth14
Housing and employment projections
Infrastructure Analysis 15
Summary of the infrastructure items required to support the projected growth
Dulwich Hill Precinct – Land Use and Infrastructure Analysis 1
Introduction
Legend
Railway line & station
Precinct boundary
400m & 800m walking catchment
Main roads
Figure 1: Sydenham to Bankstown Urban Renewal Corridor
Purpose
This Land Use and Infrastructure Analysis establishes a The analysis aims to: The analysis has been informed by the constraints and detailed
strategic planning framework to guide future development and XX Identify key constraints and opportunities for growth. technical investigations to determine the precinct’s potential for
infrastructure delivery in the Dulwich Hill Precinct over the next growth and the infrastructure needed to support this growth.
XX Develop a vision for the precinct. These investigations have included urban design, transport,
20 years. The analysis identifies opportunities for additional
XX Determine housing and employment growth potential to 2036. employment, economic feasibility, social infrastructure and open
housing and jobs in the precinct and the infrastructure required
XX Be informed by a high level infrastructure capacity analysis. space studies.
to support growth.
XX Incorporate employment lands, market demand and economic
feasibility analyses.
XX Identify the transport connections and community
infrastructure requirements.
XX Develop a framework to guide future land use change.
XX Provide an evidence base for more detailed precinct planning.
2 Dulwich Hill Precinct – Land Use and Infrastructure Analysis
Precinct Character
Precinct Character
The Dulwich Hill Station Precinct is located within the Marrickville
Council local government area and approximately 7.9km from the
Sydney CBD. The precinct borders the suburbs of Summer Hill
and Lewisham to the north, Marrickville to the east and south and
Hurlstone Park to the west. Dulwich Hill includes a small group of
shops directly adjacent the station whilst the larger Dulwich Hill town
centre, the primary commercial and retail area centred on Marrickville
Road/New Canterbury Road, is located approximately 800m to the
north of the station.
Dulwich Hill has a relatively compact business zoned centre focussed
around Wardell Road on both the northern and southern side of the
railway line surrounded by residential areas.
This area demonstrates Marrickville’s mature 20th century suburban
cultural landscape, with detached, single storey federation bungalows
set on low density lots with setbacks and space for front and rear
gardens and side driveways to most properties.
The core centre generally has a traditional 2 storey high street
buildings, however this is presently undergoing a transition to
mixed‑use buildings with a height of 6–7 storeys. The low vehicular
speed and relatively narrow carriageway of Wardell Road generally
provides a comfortable and attractive public domain for pedestrians.
The Dulwich Hill Centre is surrounded by a small area of medium
density walk-up residential flat buildings, primarily to the south of the
station. These buildings are a mixture of strata-title and freehold.
Outside this area, the residential areas are largely occupied by single
detached houses on relatively compact lots dating from around the
early-20th century. Building stock is generally in good condition, with
exception to some commercial buildings awaiting redevelopment
which are in a poor condition.
An aerial image of the precinct is provided. A series of photos that
illustrate the existing built form and character of the precinct are
provided on page 5.
Figure 2: Dulwich Hill Precinct Legend
Railway line & station
Precinct boundary
Dulwich Hill Precinct – Land Use and Infrastructure Analysis 3
Demographics and Economy
Demographics Economy
The key demographic attributes of the suburb of Dulwich Hill, (based XX The majority of residents (54%) owned or were in the processes of In 2011 there were 1,266 jobs in the Dulwich Hill Precinct, of which 27%
on 2011 ABS data) are: owning the dwelling they reside in. are in retail and hospitality, 24% in education, healthcare and public
XX A median age of 37, which is comparable to that of Greater Sydney. XX A higher proportion (35%) of persons renting privately within the services and 23% in business.
XX 35% of the population was born overseas (the United Kingdom suburb, when compared to 25% across Greater Sydney.
and Greece being the highest proportions), and 27% were from a XX The average weekly rent within the suburb was $363, marginally
non‑English speaking background. higher than that recorded for Greater Sydney ($351).
XX The predominant household type is lone persons (29%), however XX Medium density dwellings comprises the most common dwelling
the fastest growing household is couples without children (22%), stock (38%), which is higher than the proportion recorded for
which has a consistent proportion with Greater Sydney. Greater Sydney as of 2011 (20%).
XX A slightly higher earning potential with a median weekly household XX Medium and high density dwellings comprise 63% of the
income of $1,580, when compared to Greater Sydney average dwelling stock, with medium density housing the fastest growing
of $1,447. dwelling type.
2.3
AVERAGE
HOUSEHOLD
SIZE
9,116
Dulwich Hill Population Dulwich Hill Households Dulwich Hill Housing Type
RESIDENTS IN
DULWICH HILL
Under 15 17% 36%
63% Family Households
Separate Houses
15–39 39%
Single Person 10%
1,266
30% Households JOBS IN
Townhouses
DULWICH HILL
40–64 33%
7% Group Households
52%
Apartments 27%
Over 64 10% RETAIL AND
HOSPITALITY
JOBS
Figure 3: Key demographic facts for the Dulwich Hill Precinct Figure 4: Key demographic facts for the Dulwich Hill Precinct
4 Dulwich Hill Precinct – Land Use and Infrastructure Analysis
Site Context
Constraints Analysis
This section is an assessment of the constraints within the precinct.
The physical characteristics of the precinct have been mapped and
analysed to identify constraints for renewal. These characteristics
include: transport and movement, open space, topography, flooding,
heritage, strata title development, and social infrastructure.
The combination of these elements reveal the overall level of
development constraint within the precinct. However, not all
constraints that are identified are necessarily barriers to change,
often they are opportunities for renewal in the future.
Figure 6: Local shops along Marrickville Road near Durham Street
Figure 5: Dulwich Hill Light Rail Station Figure 7: Local shops along Marrickville Road near Seaview Street Figure 8: Local shops along Wardell Road
Dulwich Hill Precinct – Land Use and Infrastructure Analysis 5Site Context
Transport and Movement Walking and Cycling
Wardell Road provides a north-south connection through the precinct between Dulwich Hill generally has good pedestrian accessibility however both the rail and
Earlwood in the south and Petersham in the north. Ewart Street is the main Legend
light rail corridors limit movement within the precinct. On road cycle routes link to
east‑west route. Surrounding lower-order streets are generally in modified grid the north along the Greenway and too the north east towards Enmore.
Railway line & station Legend
form. Reflecting their age, some of these streets are relatively narrow compared
to other parts of the corridor. The rail line inhibits connectivity between the Precinct boundary The Cooks River shared cycle path is located along the southern boundary of Precinct boundary
northern and southern sides of the precinct. the precinct. There are also some existing off road shared cycle paths leading Railway line & station
LGA boundary
towards the station.
400m & 800m 400m & 800m
The precinct includes two stops on the Inner West light Rail Line – Dulwich Hill walking catchment walking catchment
and Dulwich Grove, which is located to the north of the precinct. The centre Arterial roads Main roads
has limited bus connections, being served by only one bus route that connects
Distributor roads Public open space
Campsie to the CBD. The northern portion of the precinct – New Canterbury
Road and Marrickville Road includes a number of other bus routes. Key intersections Private open space
Bus Frequencies: 5 Minute Walk
High (>6 services/hour) 10 Minute Walk
Med (3-6 services/hour) Cooks River cycle
route
Figure 9: Transport and movement within the Dulwich Hill Precinct Figure 10: Walking catchment within the Dulwich Hill Precinct
6 Dulwich Hill Precinct – Land Use and Infrastructure AnalysisOpen Space and Social Infrastructure Heritage
Jack Shanahan Park is the main open space within the precinct providing The Dulwich Hill Precinct includes a number of conservation areas:
passive and active public recreation space including seating areas, bike and
skateboarding ramps, walking paths and grasslands. The Marrickville Golf Club XX The South Dulwich Hill Heritage Conservation Area is located north east and
Legend
occupies the northern bank of the Cooks River. south east of the station in the Dulwich Hill Precinct. The conservation area is
Precinct boundary
typically characterised by Federation and Inter War bungalows and residential
Dulwich Hill has limited community facilities with a branch library located just to flat buildings from the early 20th Century. Railway line & station
Legend
the north of Marrickville Road. XX Inter War Heritage Conservation Area Group around Hollands and Jocelyn 400m & 800m
Precinct boundary walking catchment
The precinct includes a number of public and independent schools generally Avenues.
Railway line & station Main roads
located within the northern and eastern sections of the suburb including: XX Dulwich Hill Commercial Precinct Heritage Conservation Area is located where
400m & 800m Public open space
XX Dulwich Visual Arts High School walking catchment New Canterbury Road meets Marrickville Road.
Private open space
XX Dulwich Hill Public School Main roads The precinct also includes a number of existing local heritage items including
Schools &
Public open space
local schools, Gladstone Hall and Gladstone Hotel on the corner of New community facilities
XX St Maroun’s College. Canterbury and Marrickville Roads.
Private open space Heritage items
Schools & Heritage
community facilities conservation area
Figure 11: Open space and social infrastructure within the Dulwich Hill Precinct Figure 12: Heritage within the Dulwich Hill Precinct
Dulwich Hill Precinct – Land Use and Infrastructure Analysis 7Site Context
Strata Title and Small Lots Environment
Strata titled apartment buildings are located west of Terrace Road and to the Much of the Dulwich Hill Precinct is mapped as part of a biodiversity corridor
south of the station. The strata buildings range in style from older three storey under the Marrickville Local Environmental Plan 2011. The corridor extends
walk ups to newer apartment buildings. from Cooks Cove north and along the light rail route. The planning controls are
designed to ensure that new developments are designed and constructed so as
Much of the remaining precinct is typically contains small lots occupied by single not to adversely impact upon biodiversity in the identified areas.
Legend
houses.
Precinct boundary Land adjacent to Cooks River, on the south of the boundary is subject to some
Both of these factors limit redevelopment opportunities in this part of the flooding. Council’s planning controls also include additional requirements for the
Railway line & station
precinct. design of new developments in these areas to minimise flooding risks.
400m & 800m
Legend
walking catchment
Precinct boundary
Main roads
Railway line & station
Public open space
400m & 800m
Private open space walking catchmentCombined Constraints
The key constraints within the Dulwich Hill Precinct are:
XX Heritage – the extensive Dulwich Hill South heritage conservation
area north of the station.
XX Flooding – on land adjacent to the Cooks River.
XX Strata titled apartment buildings – to the south of the station
ARLINGTON
limiting redevelopment opportunities.
XX Fragmented retail core – with the main retail and activity area School
‘Dulwich Hill Village’ located away from the rail station.
LO
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AD
US
RO
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BU
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XX Small residential allotments – makes amalgamation of sites for CA ET
ET
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AR
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RC ST
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redevelopment difficult.
HE
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School
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XX High residential land values – combined with small allotments DULWICH School
TOR
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GROVE
AC
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makes redevelopment more difficult.
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TERRACE ROA
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MYRA ROAD
Opportunities
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The key opportunities within the Dulwich Hill Precinct are:
PA
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OV
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AR
GR
AC
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XX Excellent public transport – with rail, light rail and frequent
UR
M
NB
ET
PI
NO
NE
RE
THE PARADE
CA
ST
bus routes.
School
ST
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VID
ET
AD
KE
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XX Good amenity – in the form of local open space, schools and
BE
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W
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local retail.
ET
HO
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AN
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XX Strong market demand – for increased housing.
AV
EN
UE
HURLSTONE
NT
PARK DUDL
CE
EY ST
DULWICH
TE REET
ES
NN
CR
YS
ON
E
HILL
ST
ID
RE
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SC
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HO
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RE
O
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Legend EY
AD
RA
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Marrickville AY
RO
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B
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Golf Club
ON
Railway line & station
ST
EW
NG
AR
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VI
T
D EN
LI
OA
ST
AV
LR
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E
L U KS
Light rail line & station
ET
DE EN IC
AR AV
W
W
LE
BB
DI
Precinct boundary
School MARRICKVILLE
LGA boundary
RIVERSIDE CRESCENT
400m & 800m walking catchment
Beaman Park
Main roads
Public open space
Private open space
Schools & community facilities
BR
UCVision
Built Form Open Space and Public Domain
XX Retain and protect the character of the South Dulwich Hill XX Utilise railway easements, car parks, verges and vacant lands
Heritage Conservation Area. to create a network of small parks and open spaces along the
XX Accommodate shop top housing (up to 5 storeys) along rail corridor with improved access between the town centres
Wardell Street and a mix of low and medium rise residential and railway stations.
buildings (ranging from 2 to 7 storeys) in the blocks around XX Improve the quality of the public domain by planting new
Dulwich Hill Station. trees in residential streets and upgrading footpaths and
street furniture within the town centre and around the
XX Retain the lower scale character of the buildings fronting railway station.
New Canterbury Road and the Dulwich Hill village shops on
Marrickville Road with apartments above (up to 5 storeys) XX Investigate the following public open space opportunities:
that are setback behind the building facades to maintain –– Expanded urban plaza behind Dulwich Hill village shops
sunlight to the street. –– New open space adjacent to the light rail corridor with
XX Accommodate a mix of low and medium rise residential access from Hercules Street
buildings to the west of the light rail line and behind New –– Enhanced/expanded open space at Tom Kenny Reserve.
Canterbury Road and the Dulwich Hill village shops on
Marrickville Road.
Figure 16: Dulwich Hill Station
XX Allow taller residential buildings up to 8 storeys between
Hercules Street and the light rail and adjacent to Dulwich
Grove light rail stop.
Housing Community Infrastructure
XX Provide new or enhance existing local community
XX Provide for more housing opportunities immediately around
facilities in adjacent precincts to meet the needs of the
Dulwich Hill Station, the light rail, and along and behind
local community as the precinct develops.
Canterbury Road, to allow more people to live close to good
public transport and amenity. XX Investigate the following opportunities as the corridor
Movement Network XX Maintain the character of the surrounding low density
develops:
XX Facilitate a new east-west regional cycle link along the rail heritage conservation area. - Provision of a new local community centre in Canterbury.
corridor that will improve pedestrian and cycle between the
town centres and railway stations. - Upgrades to the youth centre in the Marrickville precinct.
XX Increase walking, cycling and public transport use within the - Upgrades to existing local library.
precinct by improving the quality of the railway station for
passengers with better access, facilities and new signage. - Upgrade existing community health centre.
XX Improve pedestrian and cycle access between Dulwich Hill Jobs
Station, the town centre and Cooks River foreshore. XX Encourage local services, retail and convenience shops on
Wardell Road in close proximity to Dulwich Hill Station and
along Canterbury Road and the Dulwich Hill village shops.
10 Dulwich Hill Precinct – Land Use and Infrastructure AnalysisRetain the heritage and character of
the precinct and take advantage of
extensive public transport.
Figure 17: Dulwich Hill Station
Dulwich Hill Precinct – Land Use and Infrastructure Analysis 11Land Use and Infrastructure Plan
ARLINGTON
School
LO
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BU
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School
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DULWICH School
TO
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GROVE
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D
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TERRACE ROA
ODB
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MYRA ROAD
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HERCULES STRE
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PA
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School
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AV
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HURLSTONE
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PARK DUDLE
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DULWICH
TE ET
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NN
CR
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ON
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HILL
ST
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Marrickville YL
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Golf Club
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School MARRICKVILLE
RIVERSIDE CRESCENT
Beaman Park
BR
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Figure 18: Dulwich Hill Land Use and Infrastructure Plan
Legend
Railway line & station Single dwelling areas Main street shop top housing Potential urban plazas
Marrickville
Precinct
Golf Club boundary Low rise housing Mixed use enterprise corridor New or enhanced public open space
LGA boundary Medium rise housing Public open space Recommended cycle route
400m & 800m walking catchment Medium-high rise housing Schools & community facilities Cooks River cycle route
Main roads High rise and mixed use New streets or pedestrian connections
12 Dulwich Hill Precinct – Land Use and Infrastructure AnalysisFuture Precinct Character
Low rise housing Medium rise housing Medium high rise housing
XX Single dwelling houses, semi-detached houses town-houses and XX Residential apartment buildings, sometimes with cafés or small XX Residential apartment buildings, sometimes with cafés or small
walk-up apartments, typically 2–4 storeys. shops at ground level, typically 5–7 storeys. shops at ground level, typically 8 storeys.
XX Generally located in the outer edges of precincts beyond 400m XX Located in selected core locations generally within 400m of some XX Located in selected core locations generally within 400m of some
from the railway station. railway stations. railway stations.
Figure 19: Example of low rise housing Figure 21: Example of medium rise housing Figure 23: Example of medium high rise housing
High rise housing and mixed use Main street shop top housing Mixed use enterprise corridor
XX Residential apartment buildings and towers often with shops and/ XX Traditional terrace shops, new housing with ground floor retail, XX New housing with retail shops or showrooms at ground floor level,
or commercial premises at the lower level, typically 9+ storeys. shops and cafés, typically 3–5 storeys. typically 5–6 storeys.
XX Located in larger town centres and Bankstown CBD. XX Generally located along town centre main streets, such as XX Generally located along main roads such as Canterbury Road and
Haldon Street, Lakemba, Beamish Street, Campsie and Illawarra New Canterbury Road.
Road, Marrickville.
Figure 20: Example of high rise housing and mixed use developments Figure 22: Example of main street shop top housing Figure 24: Example of a development in a mixed use enterprise corridor
Dulwich Hill Precinct – Land Use and Infrastructure Analysis 13Growth
Projected Growth
The precinct’s projected growth is a calculation of the amount of residential and employment development that is expected to take place by 2036. The outcome of these projected growth
calculations is provided below.
Residential Employment Calculating Growth Potential
Development in Dulwich Hill in recent times is generally focused on the Jobs in Dulwich Hill are in the retail and business sectors that services The precinct’s projected growth is a calculation of the amount
southern side of Wardell Road for the purposes of several shop-top the local area. Similarly, the light industrial area located adjacent to of residential and employment development that is expected to
housing developments. Strong interest is shown in these properties Dulwich Grove Light Rail stop is also generally occupied by retail and take place by 2036. The projected growth calculations take into
and most are sold off the plan. Interest in Dulwich Hill tends to be more business uses. consideration the following factors:
focused on the owner-occupier market rather than investors who are XX Development on Less Constrained Sites. Development is
typically more interested in markets closer to the CBD. projected to occur on the sites identified on the Land Use and
There is a pipeline of approximately 300 units to be delivered to the Infrastructure Plan.
market to 2017. These new developments have help bolster dwelling XX The Proposed Future Character and Built From. The Land Use
completion numbers in the locality, which have historically been low. and Infrastructure Plan identifies the desired future character and
Their selling price varies between $8,000–$12,000 per square metre. built form throughout the precinct.
The figure below illustrates the rate of dwelling growth in 5 year intervals. XX Assumptions. A series of assumptions have been applied to
calculate the land areas required for each development type,
and the number of dwellings that could be provided. These
700 700 2011 assumptions are documented in the Sydenham to Bankstown
2036 Urban Renewal Corridor Strategy.
XX Economic Feasibility. An analysis of the housing potential and
development feasibility within the precinct was undertaken using
29%
the Department’s Urban Feasibility Model (UFM). The UFM is a
27% strategic planning tool used to determine the likelihood of the
23% 22% 24% 24% current market to deliver various types of dwellings.
XX Market Demand. A high level demand analysis has been
250 250
undertaken to determine the demand for different dwelling types
161 11% within the precinct. The analysis:
9% 10% 9%
7% 6% –– Assessed the desired future character, built form and densities
proposed under the Land Use and Infrastructure Plan, against
market conditions and demand; and
2016 2021 2026 2031 2036 Industry Construction Retail & Business Education, Health Care Other
Hospitality and Public Services –– Identified take-up/realisation rates for each land use
Figure 27: Projected jobs by industry in the Dulwich Hill Precinct within the precinct, which informed the calculation of the
Figure 25: Projected dwelling growth in five year intervals in
the Dulwich Hill Precinct
projected growth.
XX The ‘take-up’ or ‘realisation’ rates were informed by several factors,
including broader population growth, property sub-markets,
historic dwelling activity, the development pipeline, the precinct’s
2011 2026 2036 dwelling capacity and current market feasibility.
Homes 5,591 7,150 7,650
Jobs 1,266 1,450 1,550
Figure 26: Projected dwellings and jobs in the Dulwich Hill Precinct
14 Dulwich Hill Precinct – Land Use and Infrastructure AnalysisInfrastructure Analysis
Infrastructure Analysis
The table below provides a summary of the infrastructure items required to support the projected growth in the precinct. This includes public transport, walking and cycling upgrades, roads and community infrastructure,
services utilities such as water, sewage, electricity and gas. Local and regional traffic improvements, active and public transport improvements and community infrastructure will also be upgraded as the precinct develops.
The infrastructure items would be funded and delivered by a range of sources as identified in the table, and would be subject to more detailed investigations to inform the delivery time frames, design and costings.
Item Measure Responsibility Timing Mechanism
Public Transport
The southern extension of the Sydney Metro
1 Sydney Metro will increase service frequency and capacity. TfNSW
will be operating in 2026.
TfNSW delivery
Increase frequencies on the existing Bankstown to Lidcombe rail line to accommodate growth in the corridor prior to Detailed planning, timing and thresholds
2 TfNSW to be investigated by TfNSW as the TfNSW delivery
the operation of the Sydney Metro. corridor develops.
Detailed planning, timing and thresholds
3 Improve connectivity pedestrian connectivity between the light rail platform and station access. TfNSW to be investigated by TfNSW as the TfNSW delivery
corridor develops.
Detailed planning, timing and thresholds
4 Potential to increase the number of buses feeding Dulwich Station in the long term. TfNSW to be investigated by TfNSW as the TfNSW delivery
corridor develops.
Walking & Cycling
Introduce a shared bicycle/pedestrian path along the existing rail corridor between Bankstown and Sydenham to TfNSW delivery/Delivery as
5 TfNSW/Council To be determined as corridor develops part of Council’s Section 94
support local movements between centres. Contribution Plan
Extension of The Greenway bicycle route between Lewisham and Dulwich Hill to provide a viable means of travelling to TfNSW delivery/Delivery as
6 TfNSW/Council To be determined as corridor develops part of Council’s Section 94
key employment centres (Sydney CBD) via bicycle. Contribution Plan
Streetscape works to improve pedestrian amenity, accessibility and safety around the precinct, such as:
XX Improved separation and protection for pedestrians walking along the railway overbridge adjacent to the Relevant road authority
station access. Relevant road delivery / Delivery as part
7 authority/Council
To be determined as corridor develops
of Council’s Section 94
XX Resurface Ewart Lane and designate the road between Ewart Street and Wardell Road as a low speed, shared zone. Contribution Plan
XX Investigate a signalised crossing at the Wardell Street/Dudley Street intersection.
Parks and Open Space
Enhance the connections to and the quality of the Cooks River open space corridor and convert it into regionally Delivery as part of Council’s
8 Council To be determined as corridor develops
Section 94 Contribution Plan
significant parklands.
Delivery as part of Council’s
9 Introduce new local open space in all urban centres as future developments are proposed. Council/developer To be determined as corridor develops
Section 94 Contribution Plan
Education & Community Infrastructure
Delivery as part of Council’s
10 Provide new and improved local community facilities to meet the needs of the community as the corridor develops. Council/developer To be determined as corridor develops
Section 94 Contribution Plan
Dulwich Hill Precinct – Land Use and Infrastructure Analysis 15© Crown Copyright 2015 Disclaimer While every reasonable effort has been made to ensure that this document is correct at the time of printing, the State of New South Wales, its agents and employees, disclaim any and all liability to any person in respect of anything or the consequences of anything done or omitted to be done in reliance or upon the whole or any part of this document. Copyright Notice In keeping with the NSW Government’s commitment to encourage the availability of information, you are welcome to reproduce the material that appears in this report for personal, in-house or non-commercial use without formal permission or charge. All other rights are reserved. If you wish to reproduce, alter, store or transmit material appearing in this document for any other purpose, requests for formal permission should be directed to: Department of Planning & Environment GPO Box 39 Sydney NSW 2001. For more information visit: www.planning.nsw.gov.au/sydenhamtobankstown
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