The Report to Council to determine the final submission to the NSW Government on the Croydon Transit-Oriented Development (TOD) Program will be considered at the Extraordinary Meeting on 29 January 2025.

Details of the Extraordinary Council Meeting and preceding Public Forum are as follows:

Location	Remote: Zoom In-person: 2 Conder Street, Burwood
Date	Wednesday 29 January 2025
Time	Open Forum: 5pm Council Meeting: 6pm

The agenda and report can be accessed from Saturday 18 January 2025 via this link: https://burwood.infocouncil.biz/

Public Forum

The Public Forum will be held prior to the meeting, between 5.00pm and 6.00pm with a maximum of 20 speakers, in person or remotely, each limited to 3 minutes speaking time.

In accordance with the Code of Meeting Practice, interested parties with similar views are encouraged to group together and select a spokesperson. Where someone has registered to speak on behalf of others, this will be publicly noted at the Forum.

Applications to address Council at the Public Forum will open following the release of the meeting agenda.

Applications will open on Council’s website at 11.00am on 19 January 2025 and will close at 11.00am on 24 January 2025. Please register via this link: Participation at Extraordinary Council Meeting 29 January 2025 Burwood Council

If you require assistance with the Public Forum application process, please contact Council’s Customer Service Team on 9911 9911.

Viewing the Council Meeting

Due to Work, Health and Safety (WHS) as well as fire and building safety legislation, a maximum capacity of 56 members of the public will be allowed in the Council Chambers at any one time. The meeting and public forum can be followed online, by registering to obtain a Zoom link.

For those unable to follow the meeting online, a limited overflow area to view the online broadcast will be made available in Council’s Community Hub. Please note this area will have a maximum capacity of 60 people and will be on a first come basis.

Observing the Public Forum and Council Meeting online

To register to observe the Public Forum and Council Meeting via Zoom, please click the following link: https://au.openforms.com/Form/3b15fb7f-d33b-4b34-a1b0-94b2d00f8e8f

The extended Council community consultation period has now closed.

Council appreciates the time and effort the community has invested in engaging with this process.

On 29 January 2025, an Extraordinary Council Meeting will be held, preceded by a public forum. During this meeting, a post-exhibition report and determination by Council on the final submission to the NSW Government on the Croydon Transport-Oriented Development (TOD) Program or alternative option will be undertaken.

A copy of the agenda and report is expected to be available on Council’s website from 18 January 2025.

As a result of the 31 January 2025 deadline for a final submission to the NSW Government a futher round of community engagement is unable to be completed.

Details on how the community can participate at the 29 January 2025 Extraordinary Council Meeting Public Forum are available on the Council Meetings Page.

Please note the report on the Agenda for the 29 January 2025 Extraordinary Council Meeting will include all submissions received during the engagement period (with personal information redacted), as well as density distribution options for Council’s consideration in determining the final submission to the NSW Government.

Croydon is a suburb known for its charm, rich history, and beautiful heritage areas.

On 22 October 2024 Council endorsed the commencement of community and stakeholder engagement on the draft Croydon Masterplan, developed as an alternative to the NSW Government’s Transport Oriented Development (TOD) Program.

By way of background, in December 2023, the NSW Government launched the TOD Program to accelerate housing delivery across Greater Sydney, targeting increased density around 38 stations, including Croydon.

In response, Council led a campaign to protect heritage conservation areas and secure time to explore alternative options. As a result, on 11 April 2024, Council was informed that Croydon’s inclusion in the TOD Program would be deferred until January 2025, allowing time to develop an alternative masterplan.

By June 2024, Council endorsed a planning investigation area aimed at meeting the NSW Government’s housing targets. This plan focuses on the northern side of the rail corridor between Croydon and Burwood Town Centres, while protecting heritage areas to the south.

The draft Masterplan seeks a balanced approach to development, emphasising heritage preservation. It prioritises the protection of The Strand, Malvern Hill, and Cintra Heritage Conservation Areas, while higher density development is concentrated near the Burwood Town Centre. The plan recommends changes to land use zones, building heights, and density within the Croydon Masterplan Investigation Area. It also aims to improve the public domain by expanding open spaces, ensuring appropriate setbacks, planting street trees, and enhancing parking and active transport facilities.

Community and stakeholder engagement.

Information about the draft Masterplan will be communicated to the public, utility providers, emergency services and state agencies through notification letters, the Councils e-newsletter, and Participate Burwood website. Community members can also attend one of the 10 scheduled drop-in sessions at The Strand and Burwood Library, contact the Council during business hours to speak with a planner, or submit written feedback.

It should be noted that the NSW Government requires any alternative masterplan to meet or exceed the housing density targets set out in the TOD plan. The final documentation must be submitted to the NSW Department of Planning, Housing, and Infrastructure by January 2025. If these requirements are not met, the NSW Government may enforce its State Environmental Planning Policy (SEPP) TOD provisions, potentially affecting The Strand, Malvern Hill, and Cintra Heritage Conservation Areas.

After the exhibition period, all submissions will be reviewed and considered. A further report will be presented to the Council, potentially including recommended changes resulting from the Community Consultation process.

The final decision on the Masterplan’s implementation will be made by the NSW Government and the NSW Department of Planning, Housing, and Infrastructure.

Timeline

The high-level estimated timeline for the project is as follows:

Timeline	Activity
December 2023	NSW Government TOD Announcement
December 2023 to April 2024	Council advocacy against TOD proposal
April to May 2024	NSW Government deferral announcement, Council initial community engagement
May to June 2024	Review and identify Investigation area in response to community submissions
June to October 2024	Undertake constraints analysis and Prepare draft Masterplan
October 2024	Council to consider draft Masterplan
November 2024	Exhibition of draft Masterplan
November 2024	Council to consider submissions and adopt Masterplan
January 2025	Adopted Masterplan sent to Department/Minister for review, determination and implementation or NSW Government TOD provisions will apply.

Croydon Housing Investigation Area

On 25 June 2024 Council agreed to progress work on the Croydon Housing Investigation Area, outlined in Figure 1 below.

The investigation area was arrived at through Council’s community engagement between 11 April and 17 May 2024 and focused on the ability to achieve “City Excellence” through housing delivery and diversity, delivering a great public domain and unique place creation. The selected area avoids significant impact on heritage, recognises existing locations of mid-rise housing, allows for the consideration of potential traffic impacts, and is within a 400-800m walking distance of two train stations and centres of activity.

The extent of the study area is broad enough to ensure that consideration can be given to transitioning development to both the Burwood Town Centre in the west and to the low density areas eastwards. It also provides an opportunity to undertake appropriate analysis of the constraints and opportunities, including (but not limited to):

• Relationship to Burwood Town Centre
• Connectivity to Burwood and Croydon Railway Stations
• Housing diversity and affordability
• Height, Floor Space Ratio and Density
• Built Form and transition to existing development
• Desire future character and local services
• Connectivity and walkability, including active transport facilities
• Public domain improvements including street trees, verges and opportunities for future open space (may be outside the Croydon HIA, adjacent to existing open space).

It is important to note that this study area was identified for the purposes of the analyses to support the development of a Masterplan. The strategic merits of the study area were investigated against Council’s Operational Plan objectives as well as objectives of transit-oriented development principles balanced with minimising impacts to heritage buildings and areas.

Draft Masterplan

Council’s City Planning Team, together with Council’s appointed planning consultants have prepared a draft Croydon Masterplan that responds to the requisite housing capacity within the investigation area whilst meeting the goals of achieving “City Excellence” and transit-oriented development outcomes within the precinct. The Masterplan has been developed through a process of site analyses and visioning, scenario workshops and testing, and ongoing collaboration between the consultant team and Council’s City Planning Team.

The draft Masterplan provides for a total of just over 3,600 potential additional dwellings in the HIA Precinct, considered to be adequate to meet the requirement for the Croydon TOD area.

The draft Masterplan has been developed from a vision for the future of the Investigation Area, along with five priorities to support that vision. Each priority is supported by principles, strategies and actions to implement the vision. The five priorities come together to form a structure plan for the area, along with a series of character areas and a set of outcomes.

Vision

The vision for the draft Croydon HIA Masterplan is:

Positioned between the centres of Croydon and Burwood, Croydon HIA represents an important opportunity to provide sustainable and responsive urban renewal and design excellence.

Drawing from the vibrant and dynamic activity of nearby Burwood Town Centre, Croydon HIA will enable more residents to enjoy the unique cultural, food and retail destinations.

Croydon HIA will prioritise a more compact approach to development that will facilitate connectivity and ease of movement to enhance its walkability and liveability.

Croydon HIA is an inclusive community open to diversity and change.

Priorities

The Masterplan is underpinned by five priorities that guide the evolution of the precinct:

• Locate Well-designed Housing in Areas with High Amenity
• Create Neighbourhoods that are Distinct and Contextual
• Plan for Better Active Transport Outcomes to Improve Connectivity to Surrounding Centres
• Improve Access to Existing Open Space and Provide Opportunities for New Ones
• Create a Green and Resilient Neighbourhood

Planning, Place, and Design outcomes

The draft Masterplan envisages responsible planning, place, and design outcomes for the Croydon HIA guided by the following considerations:

• Density;
• Building Height;
• Primary and secondary setbacks;
• Connectivity and Green Street Opportunities;
• Active Transport Network;
• Public Domain and Open Space;
• Private Open Space; and
• Streetscape Improvements and Upgrades

To achieve the desired vision for the Croydon HIA and respond accordingly and in a balanced manner to future growth and housing needs, Figure 2 details the proposed density distribution across the study area and Figure 3 details the proposed building heights:

Character Areas/Precincts

The draft Croydon Masterplan articulates the desired future character into five character areas or precincts, to highlight the considered approach to the five priorities underpinning density, built form. amenity, liveability, open space, movement, and connectivity across the HIA. The draft Masterplan proposes a contextual response to delivering increased housing supply across the investigation area. Figure 4 below shows the proposed five character areas/precincts:

Shaftsbury Road Precinct

• The precinct along the eastern edge of Shaftesbury Road and north of the railway proposes FSRs ranging from 6:1 in the western portion down to 3.1 along its southern edge and 2.5:1 at its eastern edge.
• New residential towers are proposed to a maximum height of up to 30 storeys, with street wall heights of up to 6 storeys, at the western edge, to better transition with building heights in Burwood Town Centre.
• The precinct proposes public domain improvements that include Waimea Street and Shaftesbury Road as part of a larger east-west active transport corridor connecting Croydon to Burwood.
• The through-site links and active transport corridor will also create opportunities for key public open spaces such as small pocket parks and plazas to provide improved amenity in the area on nominated key sites.

Railway North Precinct

• This precinct is located adjacent to the east of Shaftsbury Road Precinct and along the railway, transitioning down in building height to minimise impacts to existing heritage conservation areas and buildings.
• FSRs in this precinct range between 2.5 – 3:1 and the predominant maximum building height is 8 storeys with key sites proposed to be up to 11-15 storeys, located either adjacent to the rail corridor or the north-eastern corner of the precinct to facilitate new public open space and through-site connections.

Croydon Core Precinct

• Located adjacent to the north of Croydon Station, this precinct bookends the Railway North Precinct and includes the land to the north-west of Croydon Station.
• A FSR of 3:1 is proposed in this precinct with street wall height of up to 6 storeys and tower development up to a maximum 15 storeys – built form outcomes that take advantage of the precinct’s proximity to the station and nearby Croydon Town Centre.

Croydon Low Density Dwelling Residential Precinct

• This precinct is the largest in the draft Masterplan and development uplift is not proposed.
• This precinct includes the existing network of schools and parks, and is part of the wider Croydon HIA’s interface with the surrounding suburban residential characteristics.
• It is envisaged that this locality will benefit from public domain upgrades proposed under the draft Masterplan, in the form of new north-south cycle connections and green streets.

Railway South Precinct

• Under the draft Masterplan development uplift is not proposed given its proximity to Malvern Hill Heritage Conservation Area and several high value heritage items. This precinct has been removed for future consideration.

Structure Plan

The Structure Plan as shown in Figure 5 below proposes higher density at the western portion of the Croydon HIA, and north of the railway along Shaftesbury Road. Locating higher densities in this part of the HIA enables a contextual transition in density and built form outcomes that respond to the strategic merits and importance of the adjoining Burwood Town Centre to the west.

The draft Masterplan proposes building heights and densities to transition down from the western edge and eastwards to preserve existing heritage conservation areas, heritage items, and the predominant suburban character of the Croydon HIA. Intermittent key sites in the HIA are proposed to benefit from development uplift to facilitate new east-west connectivity and increased public open space. Some sites closer to Croydon station and the rail corridor will also be of higher densities to take advantage of minimal impacts to residential amenity, and proximity to public transport and local neighbourhood shops.

The draft Masterplan for the Croydon HIA contextually places future residents close to public transport connections, the vibrancy and amenity offered by a key strategic centre that is Burwood Town Centre, and the suburban residential locality of Croydon.

The draft Masterplan through the Structure Plan also seeks to preserve the heritage fabric of Croydon by retaining all existing heritage items within the Croydon HIA, with opportunities for some of them to be incorporated or adaptively reused as part of larger, integrated developments.

The detailed Structure Plan below can be found in the draft Masterplan document.

Amendments to the LEP

In order to implement the Croydon Masterplan a number of amendments to the Local Environmental Plan LEP are required. These amendments include:

• Amending height and floor space ratio (FSR) maps;
• Amending the exceptions to FSR clause to permit higher density development in the nominated areas where certain requirements are met;
• Expanding the design excellence requirements to the HIA precinct;
• Including environmental impacts as assessment criteria for design excellence;
• Introducing the ability to call for design competitions;
• Excluding higher level balconies and ground floor bicycle parking from FSR calculations; and
• Introducing a new Part to the LEP that contains the particular development provisions for the Croydon North area such as amalgamation and site area requirements, a minimum 2% affordable housing requirement, open space provision, through site links and car parking considerations.
• Exempt development provision for activation

These proposed LEP amendments are being exhibited along with the draft Masterplan as they have been drafted to implement the provisions contained within the draft Masterplan. It is anticipated the Minister would amend the Burwood LEP at the same time as agreeing to the Masterplan.

A copy of proposed amendments to the LEP along with an explanation of each can be found in the documents section of this page.

We’ve heard your feedback about the need for additional time to provide your views on the future of Croydon, which is why we are pleased to advise that Council at its meeting on 26 November 2024 resolved to extend the public consultation period until midnight 22 December 2024.

This will give the community more time to prepare and lodge a formal submission in response to the draft Croydon Masterplan.

Council also resolved to hold two additional community drop-in sessions at Burwood Library for residents who have not attended previously, as follows:

Thursday 5 December, 6-8pm

Wednesday 11 December, 6-8pm

Further, Council will again request an extension of time from the Minister for Planning and Public Spaces and the NSW Department of Planning, Housing, and Infrastructure to facilitate further consultation with the community and undertake options analyses. Should this not be granted, Council will consider the masterplan at an extraordinary Council meeting on 29 January 2025.

Drop-In Session: Burwood City Centre	The Terrace, Burwood Library 2 Conder Street, Burwood
Tuesday 29 October 2024	6.00pm – 8.00pm
Saturday 2 November 2024	12.00pm – 2.00pm
Thursday 7 November 2024	6.00pm – 8.00pm
Saturday 16 November 2024	12.00pm – 2.00pm
Tuesday 19 November 2024	6.00pm – 8.00pm
Drop-In Session: Croydon Town Centre	The Strand Croydon At the Corner of ‘The Strand’ & ‘Paisley Road’
Thursday 24 October 2024	5.00pm – 7.00pm
Saturday 26 October 2024	10.00am – 12.00pm
Wednesday 30 October 2024	5.00pm – 7.00pm
Saturday 2 November 2024	2.00pm – 4.00pm
Saturday 9 November 2024	2.00pm – 4.00pm

Any submission received will be considered as part of the post exhibition report to Council.

Submission and Privacy

Each submission received by Council will be publicly available for viewing. In making a submission you will be providing Council with personal information. In certain circumstances you will have the right to request that Council not include your personal information in any material available for public inspection. Council will consider any such requests in accordance with PIPPA (Privacy and Personal Information Protection Act 1998). However, please note that Council cannot guarantee that the content of submissions remains confidential.

Disclosure of Political Donations and Gifts

A person who makes a public submission in relation to this planning matter should make a disclosure of any political donation or gift, made within two years prior to the date of the lodgement, to any local Councillor or employee of the Council. A political donation made to a local Councillor also includes any donation made at the time the person was a candidate for election to the Council and during the course of the assessment of the application. If you a have made such political donation or gift, you must complete a ‘Disclosure of Political Donations and Gifts’ and return it with your submission. Further information and disclosure forms are available on Council’s website at www.burwood.nsw.gov.au