THE PROJECT

PATHWAYS DEVELOPMENT VISION

The development vision that Pathways Residences would like to realise for their site is a 130 room multi-storey residential aged care facility built over a street level community wellbeing precinct that incorporates 6-8 neighbourhood shops such as pharmacy, newsagent, hairdresser, beautician and delicatessen, cafes and allied health services. The development would also include a day care centre for seniors that are still living independently in the local area so they can socialise and enjoy a range of recreational activities.

 

A residential aged care facility (RACF) refers to a specialised nursing home style of housing that caters for seniors who are typically over 85 years of age and who are no longer able to live independently or who suffer from the symptoms of dementia.

 

Locating the RACF above a community wellbeing precinct is important for achieving the social integration of the facility into the local community. The inclusion of neighbourhood shops at street level will activate the site and add vibrancy through the pedestrian movements they will generate. Similarly the incorporation of allied health services such as doctors, dentists, podiatrists, physiotherapists and will reinforce the community wellbeing focus of the development.

PHOTOMONTAGE OF THE PROPOSED RESIDENTIAL AGED CARE FACILITY VIEWED FROM RIVER ROAD WEST

Photomontages illustrating how the site could be developed for residential aged care and wellness precinct are pictured here.

 

Each Pathways RACF is referred to as a Residence as it is designed to provide a caring, comfortable and enjoyable ‘home like’ environment. Fundamental to the design of each Pathways Residence is:

 

  • Landscaped terraces and courtyards that offer district, bushland or waterviews and morning and afternoon solar access.
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  • Daily meals prepared by an onsite chef. Pathways understand that dining is as much about the social interaction as it is about the food and dining rooms are designed to reflect restaurant style environments.
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  • A facility that accommodates daily lifestyle and wellbeing programs that assist residents to socialise so they can find happiness and comfort each day through visits to on site cafes, day spas and beauty salons, outdoor walks, in house cinema and relaxation programs.
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    It is important to understand that each Pathways Residence must be built to a size that will support the high level of care and service delivery. The optimum size of a Pathways Residence is between 130-150 rooms.

    WHAT DOES THE PLANNING PROPOSAL INVOLVE?

    This Planning Proposal is the next step in realising the development of a residential aged care and wellness precinct on the site. The Proposal does not seek approval for a specific development. It is not a development application.

     

    The Planning Proposal proposes 4 amendments to the Lane Cove LEP 2009. These are:

     

    1. PERMISSIBLE LAND USES: The Planning Proposal does not amend the zoning of the land it simply makes ‘seniors housing’ a permissible use on the site.
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    3. FLOOR SPACE RATIO (FSR) – The Planning Proposal seeks to amend the FSR that applies to the site from 0.8:1 and 1:1 to 1.98:1. The FSR establishes how much floor space can be accommodated on a site.
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    5. BUILDING HEIGHT – The Planning Proposal seeks to amend the height controls that apply to the site from 9.5 metres (RL 65.68) and 12 metres (RL 68.15) by replacing these controls with a single height control that will be expressed as a RL. The proposed height control is RL 70.250 measured to the underside of the top level ceiling. The height control enables the building form to respond to the sloping topography of the site. Under the proposed RL a building with a maximum of 4 storeys at the Northwood Road frontage and a maximum of 6 storeys at the northern rear of the site could be built. Figure 2 explains how the height control will work across the site.
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    7. SAVING PROVISIONS: The Planning Proposal introduces provisions that would allow Pathways Residences to be able to lodge a development application for the proposed residential aged care and wellness precinct and have it assessed concurrently with the Planning Proposal.

    FIGURE 2: PROPOSED Pathways residences, LONGUEVILLE section detailing the height control being proposed for the site
    FIGURE 2: PROPOSED Pathways residences, LONGUEVILLE section detailing the height control being proposed for the site

    THE URBAN DESIGN APPROACH

    The Planning Proposal is underpinned by extensive site investigations undertaken by a multi-disciplinary team with expertise in urban design, architecture, urban planning, flora and fauna, demographic analysis and traffic management. These investigations have culminated in the preparation of a site specific Develop Control Plan (DCP) that would be adopted by Lane Cove Council pending the successful progression of the Planning Proposal.

     

    The photomontages pictured above have been prepared to illustrate the intended building form that the proposed controls could give rise to on the Site.

     

    The site specific DCP forms part of the Planning Proposal documentation that will be placed on public exhibition.


    INTRODUCING THE DESIGN TEAM

    Working with Pathways Residences on this project is a multi-disciplinary team. Each member has prepared a specialist report that forms part of the Planning Proposal documentation. The team members are:

    ARCHITECTURE

    Morrison Design Partnership Architects is undertaking the architectural modelling to test the building forms that the urban design, height and density controls will give rise to on the site.

    URBAN DESIGN

    GMU Urban Design and Architecture is responsible for formulating the urban design and landscape controls and the site specific Development Control Plan.

    URBAN PLANNING

    City Plan Strategy and Development is preparing the Planning Proposal that will seek approval from Lane Cove Council for amending the Lane Cove LEP 2009.

    TRAFFIC AND TRANSPORTATION

    Traffix is undertaking the traffic and transportation assessment of the project.

    FLORA AND FAUNA ASSESSMENT

    Cumberland Ecology is undertaking the ecological flora and fauna assessment of the site.

     

     


    THE PLAN MAKING PROCESS

    The statutory planning process that is followed in NSW when changes are required to be made to an Local Environmental Plan (LEP) is referred to as the Gateway Plan Making Process.

     

    A Planning Proposal precedes a Development Application (DA). Where a DA seeks approval for a specific architectural design, a Planning Proposal seeks approval for amending statutory planning controls.


    The Gateway Plan Making Proposal involves the following steps.

     

    steps