YOUR DEVELOPMENT VOICE · Wentworth Courier 21st November • Community Consultation Events ... to Point Piper, reflecting the drama of Sydney’s sky and sun, and adding an important

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YOUR DEVELOPMENT VOICEPROJECT PRESENTATION

PROPOSED RESIDENTIAL APARTMENT BUILDING590-592 NEW SOUTH HEAD ROAD, POINT PIPER

Green Wall Property Developers22nd November 2018

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YOUR DEVELOPMENT VOICE

Proposed Residential Apartment Building 590-592 NEW SOUTH HEAD ROAD, POINT PIPER

Introducing the Site

THE SITE

590 5

92

Figure 2: Location Plan (Source: © Department Finance, Services and Innovation 2018)

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Current Status of the Project

• Green Wall Property Developers are the Development Managers for this project

• Green Wall is currently preparing the Development Application for this project

• The Development Application will be lodged with Woollahra Council January/February 2019

• The findings arising from the consultation process will inform the preparation of the Development Application

• The consultation outcomes will be reported to Council as part of the Development Application documentation

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Agenda

PART 1 (Allow 50 Minutes)Introduction and First Words Exercise • Belinda Barnett, Director, Urban Concepts

Introducing Green Wall Property Developers and the Development Brief. • Jim Kapetangiannis, Director, Green Wall Property Developers

Project Presentation1. The Design Approach and Presentation of the Architectural Plans • Jeremy Edmiston, Director, System Architects2. Explanation of the Statutory Planning Framework • George Karavanas, Director, GSA Planning3. Traffic Management and Parking Design • Wayne Johnson, Director, TTPP Transport Planning

PART 2 (Allow 50 minutes)Facilitated Question and Answer Session

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The Project Team

Team members notated with * are presenting today

Proponent and Development Manager*• Green Wall Property Developers

Architect*• System Architects

Landscape Architect• Hoffman Brandt Projects LCC NY

Urban Planning*• GSA PlanningTraffic and Transportation Planning*• TTPP Transport Planning

Access Consultant• JC Harwood Consulting

Civil Engineering• Wood Grieve Engineers

The Project Team

Team members notated with * are presenting today

Electrical Engineering, Fire Services, Hydraulics Engineering, Vertical Transport, Mechanical Engineering• ERBAS Group

Structural Design• Fly Engineering

BASIX• Thermal Environmental

Acoustic Assessment• Acoustic Dynamics

Waste Management• Mack Group

Quantity Surveyors• Kinlay Grinham Casey Burne

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The Purpose of the Session

• To Introduce Green Wall Property Developers

• To explain the development vision and the architectural plans for the proposed residential apartment building

• To present the findings of specialist investigations

• To understand community and stakeholder attitudes to the proposal

• To build a positive dialogue that can stay in place through the development application and pending approval the construction process.

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Stage 1 Community Consultation Initiatives

• Communication Plan Submitted to Woollahra Council

• Establishment of Project Website 308 visitations since going live.

• Preparation and distribution of community newsletter (650 newsletters hand delivered)

• Stakeholder letters Issued to 43 stakeholders including elected Local, State and Federal Government Representatives, Council Officers, special interest groups, major institutions, emergency service providers and relevant state government agencies.

• Green Wall Letters of Introduction sent to immediate neighbours Offering one on one meeting with the architects

• Media Display Advertisement Quarter Page Advertisement placed in the Wentworth Courier 21st November

• Community Consultation Events promoted on the Woollahra Council Website Events Page.

• 3 Community Consultation Events held Thursday 22nd November 2018: - Stakeholder Round Table breakfast - Site Walk - Community Consultation Session

• Community Consultation Report Submitted to Woollahra Council


Guidelines

• Remember to switch off mobile phones.

• The session will be of 2 hours duration.

• No questions please during the project presentation.

• Respect the views of others even if you may not always agree.

• Questions unable to be answered will be taken on notice.

• All questions and comments will be recorded by Urban Concepts and issued to participants in draft and then final format.

• We will only record your name if you ask us to do so.

• This is not a political meeting. It is a community consultation event. No resolutions or motions will be passed.

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Group exercise - First Words

When you think about the development of a residential apartment building on the site what is the first word that comes to mind?

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Introducing Green Wall Property Developers

• Jim Kapetangiannis, Director, Green Wall Property Developers

PROPERTY DEVELOPERS

OUR CHARTER

• Green Wall is a new development company. We currently have 2 projects underway in Sydney. Our Point Piper Project and a Lane Cove Project.

• Our mission is to develop bespoke residential projects that contribute to the architectural wealth of a city whilst being genuinely loved and applauded by the communities in which they are located.

• Our development philosophy focuses on delivering projects of high architectural merit with quality living environments instead of simply maximising yield.

PROPERTY DEVELOPERS

The Point Piper Development Brief

• To deliver a landmark residential offering that sets a new benchmark in apartment design for Sydney and indeed all of Australia.

• To ensure the project makes a positive contribution to the public realm.

• To ensure each apartment is unique. No two apartments are to be the same.

• To ensure the internal environment emanates a sense of grand proportion. Room sizes and floor to ceiling heights are to exceed minimum standards.

• To ensure the amenity of our neighbours is respected and protected. No loss of views, no reduction in solar access and no additional pressure on street parking.

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Project Presentation

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1. Design Approach and presentation of Architectural Plans Jeremy Edmiston, Director, System Architects

pointPIPERProject Presentation

CLIENT BRIEF

Create an architecturally significant luxury apartment building that enriches the architectural fabric of Sydney, meeting international design standards equivalent to architect Zaha Hadid’s at 520 West 28th Street in Chelsea, New York or One Hyde Park in London by architect Richard Rogers.

Key features:• No two apartments are to be the same.• Room sizes, floor to ceiling heights and

apartment areas to exceed NSW residential apartment standards.

• Increase the number of dwellings on the site don’t be driven by yield.

• Design for life- families, empty nesters, retirement.


OUR VISION

System Architects sees this project as a gateway to Point Piper, reflecting the drama of Sydney’s sky and sun, and adding an important new landmark to Sydney’s rich mix of urban design.

With attention to setbacks, plantings and careful manipulation of the glass facade the proposed residential apartment building will create a contemporary focal point to frame the entrance to Point Piper from New South Head Road.


SITE ANALYSIS


SITE ANALYSIS

SITE CONSTRAINTS

• Irregularly shaped allotments. • Steep incline at the northern boundary• Geotechnical site conditions – unstable

sandstone base.• Southern orientation of the site.• Heavily trafficked environment -6 lane

carriageway of New South Head Road.

SITE OPPORTUNITIES

• Corner location • Proximity to non-residential and

institutional land uses – Rose Bay Park, Police Station, Cranbrook School.

• Existing trees can be preserved to retain neighbour privacy.

• Steep incline enables building form to be nestled into the slope retaining neighbour views and solar access.

• On site car parking increased for residents and visitors through basement excavation.

• Open up views though removal of garages at New South Head Road frontage.

• Improve public domain and pedestrian environment by removal of driveway crossings.


EXISTING BUILDINGS


EXISTING BUILDINGS• Maximum height of existing

buildings at RL 29.9. • The maximum height is

retained. • Side, Rear and front

boundary setbacks all increased.


DEVELOPMENT SUMMARY

DWELLING MIX

• Total Apartments 17• Two bedroom 7• Three bedroom 7• Four bedroom 3

SITE OPPORTUNITIES

• Total vehicles spaces 38 Spaces

• Resident 31• Visitor 5• Motor bike 4


DEVELOPMENT SUMMARY

View looking west from Wunulla Road


DEVELOPMENT SUMMARY

View looking north east from the corner New South Head Road and Wunulla Road


DEVELOPMENT SUMMARY

View looking east from the corner New South Head Road


DESIGN PRINCIPLES – CONTEXT AND CHARACTER


DESIGN PRINCIPLES – BUILT FORM AND SCALE


DESIGN PRINCIPLES – LANDSCAPE


DESIGN PRINCIPLES – SUSTAINABILITY

Engineered terraces and storm water runoff collection


DESIGN PRINCIPLES – SAFE PUBLIC DOMAIN


ARCHITECTURAL PLANS

Plan Ground Floor


ARCHITECTURAL PLANS

Plan Level One


ARCHITECTURAL PLANS

Plan Level Two


ARCHITECTURAL PLANS

Plan Level Three


ARCHITECTURAL PLANS

Plan Roof


ARCHITECTURAL PLANS

Plan Parking Level


ARCHITECTURAL ELEVATIONS

Northern Rear Elevation

South Elevation New South Head Road


ARCHITECTURAL ELEVATIONS

Western Elevation

East Elevation


ARCHITECTURAL SECTION


CIVIC INFRASTRUCTURE – ENHANCED PUBLIC DOMAIN


LANDSCAPE PLAN

Rear Terrace Garden Concept


OVERSHADOWING – SOLAR ACCESS

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2. Explanation of the Statutory Planning Framework George Karavanas, Director, GSA Planning


Zoning

• The site is zoned R2 Low Density Residential


Background to Existing Use Rights

• Residential Flat buildings area a prohibited land use under R2 Low Density Residential.

• The existing residential flat building on site provides the proposal standing under ‘’Existing Use Rights’. Existing use is defined under Section 4.65 of the EP&A Act, which states, inter alia:

In this Division, existing use means:

(a) the use of a building, work or land for a lawful purpose immediately before the coming into force of an environmental planning instrument which would, but for Division 4A of Part 3 or Division 4 of this Part, have the effect of prohibiting that use; and

(b) the use of a building, work or land:

(i) for which development consent was granted before the commencement of a provision of an environmental planning instrument having the effect of prohibiting the use, and

(ii) that has been carried out, within one year after the date on which that provision commenced, in accordance with the terms of the consent and to such an extent as to ensure (apart from that provision) that the development consent would not lapse.


Existing Use Rights and the Site

• Section 4.66 of the EP&A Act provides for the lawful continuance of ‘existing uses’. Per Section 4.66 (2), this does not of itself authorise, inter alia:

(a) any alteration or extension to or rebuilding of a building or work, or

(b) any increase in the area of the use made of a building, work or land from the area actually physically and lawfully used immediately before the coming into operation of the instrument therein mentioned, or

(c) without affecting paragraph (a) or (b), any enlargement or expansion or intensification of an existing use, or

(d) the continuance of the use therein mentioned in breach of any consent in force under this Act in relation to that use or any condition imposed or applicable to that consent or in breach of any condition referred to in section 4.17 (1) (b), or

(e) the continuance of the use therein mentioned where that use is abandoned.

• Both residential flat buildings are still operating and have approved strata plans (SP 10763 and SP 1750) the land use which means that the use has not been ‘abandoned’.


Background to Planning Principles

• EUR applies to our two sites as the original dwellings were lawfully converted to flats during the ‘between-the-wars’ period. Residential flat buildings were first prohibited on the sites by the Woollahra LEP 1995. Our sites have long histories of use and approvals as residential flat buildings, with each site having a strata subdivision.

• A long line of legal authority has held that the provisions of planning instruments that derogate (i.e. detract) from Regulation 41(1) do not apply to the assessment of applications on sites with existing use rights. Thus, the consequences of preserving existing use rights is the zone objectives, development standards and planning controls that limit the size of a proposal (i.e. floor space, height and setback) have no application.

• The Land and Environment Court developed planning principles to guide assessment of EUR applications. The four principles are found in Fodor Investments v Hornsby Shire Council [2005] NSWLEC 71:

1. How do the bulk and scale (as expressed by height, floor space ratio and setbacks) of the proposal relate to what is permissible on surrounding sites?

2. What is the relevance of the building in which the existing takes place?

3. What are the impacts on adjoining land?

4. What is the internal amenity?

Another relevant case is Stromness v Woollahra Municipal Council [2006] NSWLEC 587.


Height

• The subject site has a maximum height of 9.5M


Floor Space Ratio (FSR)

• The LEP does not specify a maximum FSR for the site


SEPP 65 and Apartment Design Guide (ADG)

• The Apartment Design Guide (ADG) is a policy endorsed by SEPP 65 which guides the design of residential flat buildings. SEPP 65 establishes nine design quality principles to be applied in the design and assessment of residential apartment development.

The SEPP 65 principles:

• Principle 1 – Context and neighbouring character;

• Principle 2 – Built Form and Scale;

• Principle 3 – Density;

• Principle 4 – Sustainability;

• Principle 5 – Landscape;

• Principle 6 – Amenity;

• Principle 7 – Safety and security;

• Principle 8 – Housing diversity and social interaction; and

• Principle 9 – Aesthetic.


Desired Future Character – Woollahra Development

• The desired future character of the area can be summarised as follows:

• To respect and enhance the streetscape character;

• To maintain the evolution of residential building styles through the introduction of well designed contemporary buildings, incorporating modulation and a varied palette of materials;

• Consistent front setbacks;

• Respond to the topography and minimise cut and fill;

• To protect iconic and harbour views;

• Facilitate view sharing to adjoining and adjacent private properties;

• To maintain the sense of the historic grand estates;

• To encourage the retention of significant buildings; and

• To retain and reinforce the stone and brick retaining walls that characterise the sloping streets of the precinct.

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3. Traffic Management and Parking Design Wayne Johnson, Director, TTPP Transport Planning

Existing Access Arrangement

• Five garages on New South Head Road• Unsafe reverse manoeuvres onto New

South Head Road• Poor pedestrian amenity – cars parked

across footpath

Proposed Vehicular Access• New South Head is classified as a State Road

which is managed by Roads and Maritime Services (Roads and Maritime). The NSW SEPP (Infrastructure) 2007, Clause 101 (2):

• “The consent authority must not grant consent to development on land that has a frontage to a classified road unless it is satisfied that:

a) Where practicable, vehicular access to the land is provided by a road other than the classified road……”

• Furthermore, the NSW Planning and Environment Apartment Design Guide states the following:

a) “Car park entry and access should be located on secondary streets or lanes where available”

Proposed Vehicular Access

• Wunulla Road Access• Forward in/ Forward out movements only• Satisfactory distance from New South Head

Road• Satisfactory sight distance along Wunulla

Road from proposed car park access

Parking & Traffic• Parking

• 38 car spaces• 4 motorcycle spaces• 11 bicycle spaces and 17 storage units

• Traffic based on RMS trip rates• Existing traffic generation (7 residential

dwellings) – 6 movements/ hour• Proposed traffic generation (17 residential

dwellings) – 14 movements/ hour• Net additional traffic generation – 8

movements/ hour• Indiscernible impact to traffic

View looking east from the corner New South Head Road

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Facilitated Question and Answer Session

View Travelling from Double Bay along New South Head Road to Rose Bay

Documents

YOUR DEVELOPMENT VOICE · Wentworth Courier 21st November • Community Consultation Events ... to Point Piper, reflecting the drama of Sydney’s sky and sun, and adding an important