The Warriewood Valley and Ingleside residential land release was announced by the State Government originally in 1991, and Pittwater Council were given the task of planning development in the release area. A consultative committee was formed with significant community consultation, and it was finally decided in 1997 by the State Government that Ingleside would be delayed, and that plans should proceed for the Warriewood Valley sectors only. The 1997 Warriewood Valley Draft Planning Framework and DCP 29 became the established guidelines for the development of the 110 Ha that made up the Warriewood Valley release area, with a planned yield of 1510 dwellings. Sectors were to be planned in detail on a sector by sector basis, and while nominated dwelling yield for each sector was not to be exceeded, developers had the freedom to determine the detail associated with each masterplan, and how a mix of dwelling densities would be spread around a given sector, and at the same time providing for the road network, open space, and water management.
Dwelling yields in the ‘Warriewood Valley Urban Land Release Planning Framework 1997′
As a result of much debate between Sydney Water, Pittwater Council, the Dept of Planning and our local member and a court case between landowners and Pittwater Council, Sydney Water developed a proposal to ‘cap’ the plant which would allow residential development within the STP buffer area to proceed, and as a result, the STP Buffer Sector Draft Planning Framework 2001 was produced by Pittwater Council? It was based however on the understanding that landowners/developers would pay the cost of capping the STP
Dwelling yields in the ‘STP Buffer Sector Draft Planning Framework 2001’
The issue of who would pay for the odour mitigation work at the STP; Sydney Water, the developers or both and how this would affect the density and price of the land. This issue was not resolved until 2006. The ARV (Anglican Retirement Village) which owned part of Buffer sector 102 helped force the issue as it gained a deferred consent from the State Government under SEPP SL (State Environment Planning Policy Senior Living development). Pittwater Council required an agreement between Sydney Water and ARV prior to construction and ARV agreed to contribute an undisclosed amount to the odour mitigation works. Meriton, who owned Buffer Sector 103, was involved with ongoing court cases over the buffer issue. According to the Manly Daily, Meriton agreed to pay $3million of the total $14milllion cost to cap the plant and Sydney Water paid the remainder, which was later to be recovered from other developers in the buffer areas as development occurred.
It is very difficult to find out exactly who paid what to cap the plant and what ongoing costs and future costs still have to be paid, but suffice is to say that it was certainly a significant issue for land owners and developers wanting to develop that area.. The estimated cost started at $7.5 million in 2001 and was up to $27 million by 2004.
In 2006 the ARV development was approved and when completed will have 260 self-contained dwellings and a 119 bed nursing home. It is being built in 2 sectors; most of Buffer Subsector 102 and a small portion of Sector 3. This land had yields of 105 dwellings and 34 dwellings for a total of 139 dwellings. The ARV development therefore represents an additional 121 dwellings plus a 119 bed nursing home above that anticipated in Pittwater Council’s 1997 and 2001 Planning Frameworks.
In 2010, as a result of Pittwater Council reviewing the progress of the Warriewood Valley development and identifying the land not yet developed, some of the undeveloped sectors had their land use changed or density yields increased.
Density yields in the ‘Warriewood Valley Planning Framework 2010’
In 2010 as a parting ‘present’ the PAC and State Labour Planning Minister, Tony Kelly, approved the Part 3a development at 14-18 Boondah Rd and Warriewood Valley had the Meriton development forced upon it. This land in Buffer Sector 3a had a density yield of 186 dwellings but instead we got 3 and 4 storey unit buildings with a total of 449 dwellings. This is an additional 269 dwellings!
The recent “Strategic Review”, was initiated by the NSW Planning Assessment Commission (PAC) and Dept of Planning and Infrastructure (DoP&I) as a result of the PAC’s approval of the Meriton Development on the corner of Boondah Rd and Macpherson St. The PAC report called for “a comprehensive strategic study for all undeveloped land in Warriewood Valley”. As a result the draft report recommended that some of the undeveloped sectors have their land use changed or density yields increased yet again, and in some cases quite significantly, and this when the community sent a clear message to those proposing such an increase, that this was just not acceptable!
Recommended density yields in the ‘Draft Warriewood Valley Strategic Review Report 2012’
According to the Strategic Review it provides for a total of 2544 dwellings in the Warriewood Valley Release Area. This amount includes an additional 269 dwellings due to increasing density recommended by council and the 263 additional dwellings approved by the PAC. But again, where is the ARV’s additional 121 dwellings plus 119 bed nursing home? What about Sectors 10A.1, 10A.2, 901D, 901E, 901G, 901H and 120 Mona Vale Rd which have not been allocated a yield but may be at a later date? If sectors amalgamate will density yield be allowed to increase even further? What will the final number really be??