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Key components of the Draft St Leonards and Crows Nest 2036 Plan

Property Markets / Planning, Zoning, Infrastructure


Oct 18 2018

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The NSW Department of Planning and Environment yesterday exhibited the much-anticipated documents that will guide the rezoning of the St Leonards and Crows Nest area.

Critically, the Draft St Leonards and Crows Nest 2036 Plan provides detailed guidance around proposed zoning, height, floor space ratios, open space and ‘Significant Sites’ (a new aspect in the DP&E Planned Precincts program) within the study area.

Rezoning of the area will be led primarily by via LEP amendments via the relevant council, whilst the Crows Nest Metro Station site will be rezoned via a State-led process.

The package includes the following documents:

  1. Draft Local Character Statement: This document summarises community feedback across five themes: place, landscape, built form, land use and movement.
  2. Draft Green Plan: Guides the planning and design of open space and tree canopy across the study area.
  3. Draft 2036 Plan: The key planning and design document that guides future development within the study area, including specific planning actions and recommendations for implementation of the plan.
  4. Draft Special Infrastructure Contribution (SIC): Identifies contributions payable towards State infrastructure within the study area.


The package specifically notes that it is not final and is subject to community consultation and could therefore change significantly between now and implementation.

Key components of the package
Areas proposed to change

The primary area proposed to be rezoned in the 2036 Plan focusses on the Pacific Highway from St Leonards Station, to Rocklands Road, south of the future Crows Nest Metro Station.

The 2036 Plan also recommends that the St Leonards South Planning Proposal – led by Lane Cove Council – be reviewed by an independent panel prior to finalisation to ensure consistency with the 2036 Plan and associated documents. This will likely delay the Council-led master plan further.

Land use

Zoning across the study area is largely proposed to remain the same, with the exception of two precincts proposed to be rezoned from B3 Commercial Core to B4 Mixed Use on the Pacific Highway corridor.

Two other sites in St Leonards, as well as the St Leonards South area, are already being rezoned via separate planning proposals.

Zoning and planning controls in the Artarmon Employment Area are not proposed to be changed. Further, to maintain employment-generating land uses across the precinct, the Plan proposes amendments to minimum non-residential FSRs.

Height and density

The plan proposes to concentrate the highest densities along the Pacific Highway between St Leonards and Crows Nest stations, with heights graduating away from these nodes.

Heights of up to 50 storeys have been proposed in St Leonards, while the highest building in Crows Nest is the Over-Station Metro Development at 27 storeys.

Floor space ratios are proposed to change, with FSRs peaking at 25.4:1 in St Leonards, and 12:1 for Crows Nest Station. While appearing significant, they are limited to a select few sites that are subject to existing planning proposals.

Heights and FSRs across the remainder of St Leonards and Crows Nest are generally significantly lower and range from 8-20 storeys with FSRs of 3:1-6:1.

A number of sites have also been designated as ‘Significant Sites’ – these are discussed further below.

Solar access to public spaces

Mid-winter sun access planes are proposed to be introduced for a number of parks, streets and residential areas. The 2036 Plan is seeking to amend planning controls to prevent any additional overshadowing during mid-winter for the areas and hours shown in the plan below.

It is currently unclear as to whether these controls will be contained in the LEP or DCP as this will determine their weight.

Significant Sites

A number of sites have been identified as ‘Significant Sites’. These sites are noted as being appropriate for additional height, subject to further assessment and community consultation via a site-specific rezoning process.

As part of the rezoning process, the sites will need to demonstrate consistency with a range of criteria identified in the Plan, including: undertaking a design excellence process, meeting identified solar height planes, and contributing to the public domain and local infrastructure (among other things).

Infrastructure delivery and funding

A Special Infrastructure Contribution (SIC) is proposed across the study area, at a rate of $15,000 per additional dwelling.

Local contributions – such as section 7.11 and 7.12 contributions (formerly section 94 and 94A) – will continue to apply. Importantly, the Plan recognises that where VPAs propose to provide State and regional infrastructure, developers will not be double charged.

Planning proposals that are progressed prior SIC implementation will need to demonstrate (by way of a VPA) that satisfactory arrangements have been made for the provision of State infrastructure.

The Plan also states that investigations will be made around an affordable target but does not provide any further detail.


The draft 2036 Plan and associated documents will be exhibited and updated based on public feedback.

Amendments to planning controls in the study area will be via planning proposals progressed by the relevant council. These planning proposals will need to be consistent with the final 2036 Plan.

Rezoning of Crows Nest Metro Station will be led separately by the Department of Planning & Environment.

The draft planning package is on exhibition until 25 November 2018. Further information can be found here.

For further information and advice on the Draft St Leonards and Crows Nest 2036 Plan, please contact Tom Goode and André Szczepanski.

Tom Goode  





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