IBM site development: Hornsby Council objects to Mivac mirco lot housing

A Sydney Council has issued a scathing objection to an ambitious planning proposal which would see the IBM business Park at West Pennant Hills transformed into 600 homes — including a series of Micro-lot housing.

Early artist impressions of the Mirvac development proposal for the IBM site in West Pennant Hills

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Hornsby Council hit out at a planning proposal for Mirvac to transform the IBM business centre at West Pennant Hills into 600 homes — including a series of Micro-lot housing in a scathing objection to neighbouring Hills Shire Council.

In September, The Hills Shire Council voted to forward an amended gateway determination agreement to the Planning Department to allow “micro-lot” housing 400 apartments and 200 homes at the site — the first approval of micro lot housing in The Hills — which would result in medium-density lots within the precinct as small as 86sq m.

An overview of the redevelopment of the IBM site at West Pennant Hills

In an objection letter obtained by The Hornsby Advocate it was revealed Hornsby Council planning staff described the proposal as “spot rezoning” which would result in the “absence of a precinct structure plan or strategy”.

Hornsby Council staff foreshadowed a domino effect for other land owners surrounding the IBM site: “likely to trigger further owner/developer-led spot rezoning applications in the area”.

“This would lead to an ad hoc approach to land use planning for the Metro Station precinct,” the objection letter said.

“The process would undermine the planning framework for both councils and lead to poor outcomes for the Cherrybrook community.”

Micro lot housing has been proposed as part of the development.

Hornsby Council raised specific concerns around Mirvac’s economic assessments, lack of traffic and transport impact assessments, isolation of the site from the wider West Pennant Hills precinct.

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“A whole of precinct approach provides certainty that growth and infrastructure issues are considered in an integrated way and that the capacity of the entire Metro precinct is

identified at the strategic level, upfront and with a regional perspective,” the officer said.

“A piecemeal approach prejudices the outcomes of an overall strategy for the whole Cherrybrook community.”

Community groups called on residents to take a stand against the "inappropriate development" of the former IBM site in West Pennant Hills, adjoining the Cumberland State Forest. Picture: Ryan Osland

The objection revealed Hornsby councillors had received “a large volume of submissions from the community raising concerns with the proposal and there is a high level of community angst in regards to the uncertainty about planning for the area”.

Council called for The Hills to defer the planning proposal until a “precinct-wide structure plan or strategy is adopted for all the land parcels surrounding the Cherrybrook Metro Station”.

3000 objection letters were submitted for the Mirvac Development at the IBM site. Picture: Angelo Velardo

Mirvac development director Adrian Checchin said the IBM Business Park has “a far greater impact to the community — with zero public benefit — compared to what will be available as a result of the proposal”.

“Our proposal is for a low scale, family-friendly master planned community in a bushland setting, this is why we have committed to dedicating at no cost to Council 2.493ha of Public Open Space and also dedicating an additional 10ha of Forest Area as regional open space,” Mr Checchin told the Times.

Artist impression of the proposed development at 55 Coonara Ave, West Pennant Hills.

Artist impression of the micro lot housing at 55 Coonara Ave, West Pennant Hills.

“These elements are key to our plan to create a community that protects the important bushland character and opens up the forest for use by the whole community.

Mr Checchin said the developers have conducted heavy consultation with The Hills Shire Council.

“We believe the process to date has considered and addressed all of the items raised by Hornsby Council,” he said.

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