NOC Square

NOCPLAN

THE

NOVEMBER 2016

NORTH OF CENTRE

a vision for unlocking a new neighbourhood in North Sydney

TABLE OF CONTENTS OBJECTIVE

5

CONTEXT ANALYSIS

7

STRATEGY

14

DESIGN VISION

22

DESIGN FRAMEWORK

27

PLAN CONCEPT

36

BUILT FORM DETAIL

65

FINANCIAL IMPERATIVES

91

North Sydney - North of Centre Precinct Plan

3

EXECUTIVE SUMMARY Sydney Metro’s planned Victoria Cross Station is to be built adjacent to the NOC (North of Centre) Precinct, changing development and community space demands on the area in the process. It is this documents goal to ensure such a major infrastructure investment is coupled with an improved public domain design and transit-oriented development that contributes to North Sydney’s residential and business needs.

In particular, this masterplan establishes a priority to improve community benefits in the precinct.

North Sydney Council has the opportunity to deliver these benefits on Council owned site (the Ward Street Car Park) at the geographic centre of the NOC Precinct and steps away from the Victoria Cross Station.

At the heart of this masterplan is the goal to deliver the needs and priorities of the community and to increase place capital in North Sydney by providing a collaborative community hub and public domain.

This offer extends to North Sydney’s residential, business, student and tourism communities.

COUNCIL’S OBJECTIVES + PRINCIPLES

North Sydney Council has actioned this masterplan with clear objectives and

4

principles to guide decision making.

For the car park site, redevelopment towards improved pedestrian amenity and the delivery a new public square are the overarching objectives. Additional principles for the entire precinct are as follows: • Advocate design excellence best practice and sustainability in the public domain; • Capitalise on placemaking; opportunities associated with Metro • Facilitate safe, attractive, high quality community spaces to best practice; • Prioritise pedestrian amenity; and • Ensure parking provision responds to Metro.

THE BRIEF

Led by RobertsDay, the design and economics team has developed a masterplan that responds to new development and public domain pressures from the new Metro station while ensuring Council objectives are met. Outlined below is a summary of the project brief: • Optimise potential of a major Council asset to be a catalyst for broad public benefit, whilst providing a financial return; • Adjacency to Victoria Cross Metro should create a world-class. transitoriented development; • Provide a robust and dynamic urban design framework for Council to proactively engage with the private

really

•

•

• •

sector to ensure the precinct becomes more than the sum of its parts over time; Set the direction for best practice planning with an approach focusing on identity, public life, urban form, sustainability and realisation; Activate North Sydney CBD for a night time economy by integrating the flows of people, activities and functions to create added value and reasons for people to revisit, linger and reinvest; A progressive parking strategy; and Planning recommendations to facilitate the vision.

THE OUTCOME

The masterplan document first provides background information for context. It then outlines the opportunity and strategy

for bringing community benefit through collaborative uses into NOC Precinct. The resulting masterplan outlines how this is achieved through a public domain, built form and financial imperative lens. The following points are overarching outcomes of the masterplan process.

• A strategy for increasing place capital in North Sydney through collaboration; • Transit-oriented, ‘place-led’ parking strategy; • Significant Public domain improvements; • Performance based built form outcome that maintains solar access to key special areas; • Urban design framework that ties into the new Metro station; and • Financial objectives to enhance community benefits.

“There will be better urban design and quality built form.

“

PURPOSE OF THIS DOCUMENT

North Sydney Community Strategic Plan (2013)

WHO BENEFITS? THE COMMUNITY

5,101 m2

1,450 m2

850 metres

30,602m2

COMMUNITY + COLLABORATIVE SPACES THAT ARE IN DEMAND

NEW CIVIC OPEN SPACE AT CENTRE OF REVITALISED NIGHT TIME ECONOMY

IMPROVED PEDESTRIAN LANES + ACTIVE TRANSPORT CONNECTIONS INTEGRATED INTO THE EXISTING OPEN SPACE SYSTEM

ADDITIONAL HIGH QUALITY COMMERCIAL SPACE TO STRENGTHEN THE COMMERCIAL CENTRE + KEEP JOBS IN THE AREA

North Sydney - North of Centre Precinct Plan

5

OBJECTIVE: FROM CARPARK TO NEIGHBOURHOOD

PLAZAS + LANEWAYS

NIGHT TIME ECONOMY

ET

ME

LA

R BO

R

L CO

E

E AG G N

K MA

X ELA

E AT

E

WALKABLE + ACCESSIBLE

6

CULTURE + COMMUNITY

Lecture Restaurants

Live/Work

Events

Cafe

Active Lanes

18/7

Active Transport

+

A HIGH DENSITY MIX OF USES

Recreation

STUDENTS

PROFESSIONALS

Bradford Exhibition Coworking

AN 18-HOUR CITY

North Sydney - North of Centre Precinct Plan

7

CONTEXT ANALYSIS

AN IMMEDIATE OPPORTUNITY North Sydney - North of Centre Precinct Plan

9

PRECINCT CONTEXT: REGIONAL LOCATION “ENVIABLE ACCESS”

The NOC Precinct lies mostly within the North Sydney Centre and enjoys easy access via public transport to the Sydney CBD to the south and St. Leonards to the north.

lita

Crows Nest

ry

Rd

Greenwich NOC PRECINCT Wollstonecraft

Neutral Bay

Ex

wy

cH

ifi Pac

The precinct’s access to global markets and world class views to the Sydney Harbour and CBD offers a rare opportunity to develop a precinct masterplan with place attributes the envy of the Sydney region.

isti

With the new Victoria Cross Metro station coming to the Centre and adjacent to the NOC, the precinct will have improved access to Barangaroo.

Waverton

400 m

ng T ra

in Line

Cremorne Point

North Sydney Kurraba Point

800 m

McMahons Point Kirribilli idg

e

Johnson Bay

Sy dn e

yH

arb o

ur

Br

Birchgrove

The Rocks

Balmain

Barangaroo

Royal Botanic Gardens

White Bay

Sydney CBD

10

NTS

Cremorne Mi

PRECINCT CONTEXT: DRIVER OF CHANGE A NEW METRO STOP IS BEING BUILT NEXT DOOR Sydney Metro’s planned Victoria Cross Station is planned to be built immediately adjacent to the NOC Precinct.

NTS

This investment will change the development demands on the area towards a more transit and pedestrian oriented outcome.

McLare

THERE IS A DEMAND FOR TRANSIT ORIENTED DEVELOPMENT IN NORTH SYDNEY TRIGGERS FOR COMPANY’S MOVE TO NORTH SYDNEY Availability of public transport Being close to Sydney CBD Close to clients/customers Desirable location Fitting in w/ corporate image Cost of office space Availability of parking

68% 62 47 45 44 37 30

THE NOC PRECINCT

Walker S t

Miller

Pa

Hi cific

FUTURE METRO STATION

St

ghw

ay

n St

Berry S

t

M

Berry Square

Warringah Expressway

*Source: North Sydney Commercial Centre Study (2015)

North Sydney - North of Centre Precinct Plan

11

PRECINCT SPECIFICS: THE STUDY AREA THE SITE - 570 SPACE CAR PARK

McLaren St

WARD STREET - 560 spaces HARNETT STREET - 10 spaces

A

2

1 Ward St car park

Heritage items

3

THE PRECINCT

A

Ward St

Bound by McLaren Street to the north, the Warringah Expressway to the east, Berry Street to the south and Miller Street to the west. Much of the precinct lies within North Sydney Centre.

Heritage item

New construction substation

THE OPPORTUNITY SITES 1 2 3 4 5

5

5 investigation sites have been identified as to whether the sites hold high development value for amalgamation with the car parks and where others are best left to private development interests.

M 12

Decommissioned substation

4 Berry St

FUTURE METRO STATION

NTS

Warringah Expressway

Miller St

Walker St

Harnett St car park

BERRY PLAZA

PRECINCT SPECIFICS: EXISTING CHARACTER

AUTO-ORIENTED CAR PARKS

HARNETT STREET

DORIS FITTON PARK

WALKER STREET

Existing Ward Street + Harnett Street carparks

Harry Seidler designed heritage item on the northern edge of the precinct

The precinct’s eastern edge fronts the Warringah Expressway with old growth trees + plantings

The precinct includes a series of plazas + cafes that are not coherently connected

WARD STREET CAR PARK

BERRY STREET

HEIGHT + FORM

LANEWAYS

The roof top of the Ward Street carpark with potential for early activation strategies

The Berry Street streetscape features inactive walls not suitable for a healthy pedestrian realm

The precinct includes a variety of building scales + forms

The precinct includes laneways with the potential for pedestrian activation

North Sydney - North of Centre Precinct Plan

13

PRECINCT SPECIFICS: DETERIORATING CAR PARK RECOMMENDATIONS

Generally, the parking structure is in satisfactory working order for future continual use as a car park. However, the upper level roof slab of the purpose zone is of concern due to bowing, which should be expected further in future if left unchecked. Whilst structural failure does not appear imminent, it is of high concern.

A detailed structural investigation would be required to determine the extent of structural degradation to beams and the extent of remediation required.

For the purposes of the Ward Street masterplan study, FKM architects recommend the demolition of the majority of the existing structure for the following reasons: • Insufficient capacity for additional structural loading • Low floor to ceiling heights for alternate uses • Structural degradation to beams it should be noted that whilst the green

SATISFACTORY FOR FUTURE PARKING USE STRUCTURALLY SUITABLE FOR ADAPTIVE REUSE,

zone does not have any additional structural loading capacity it appears to be in good condition and provides concealment of the neighbouring properties untreated walls. It could be reused, provided a satisfactory alternate use could be determined Should the green area be demolished treatment to exposed neighbouring boundary walls would need to be considered.

SATISFACTORY FOR FUTURE PARKING USE PENDING SIGNIFICANT REMEDIATION OF STRUCTURE NOT SUITABLE FOR ADAPTIVE REUSE

SATISFACTORY FOR FUTURE PARKING USE NOT SUITABLE FOR ADAPTIVE REUSE

T TT S

SATISFACTORY FOR FUTURE PARKING USE NOT SUITABLE FOR ADAPTIVE REUSE

14

D WAR

ST

NE HAR

UNDER UTILISED UNDERCROFT SPACE SUITABLE FOR REPURPOSING

PROJECT CONTEXT: WORK COMPLETED TO DATE The NOC Precinct masterplanning process is the recommended action that results from North Sydney Council transformational actions to date.

COUNCIL’S ‘COMMUNITY USES ON COUNCIL LAND’ PROJECT (2013)

In September 2013, North Sydney Council resolved to undertake a ‘Community Uses on Council Land’ project to identify opportunities for Council to address community demand for uses and assets that benefit the public. The sites marked for investigation under this project are all Council-owned assets that are nearing the end of their lifespan.

IDENTIFICATION OF WARD STREET/ HARTNETT STREET (2015) The Ward Street and Hartnett Street car park site has been identified for investigation as part of the ‘Community Uses on Council Land’ due to the

opportunities it provides to the greater North Sydney Centre.

The site is undergoing a number of significant changes in the near future, including: • Expiration of lease with the current operator, with the site being returned to Council in 2020; • Surrounding development Victoria Cross Metro Station; and • Sale of decommissioned substation owned by Ausgrid.

THE NOC PRECINCT AS AN OPPORTUNITY SITE

Due to the significant strategic location of the car park site and the number of changes occurring in and around it, there is a need to plan its long-term future.

As such, Council have commissioned a masterplan for the precinct that capitalises on the opportunities of the car park

2013

site and wider area and works towards attracting investment, benchmarks best practice planning, and works towards the activation of North Sydney Centre.

WARD STREET + HARNETT STREET CAR PARK SCOPING STUDY (2015) The Scoping Study provides detailed overview of the Ward Street and Harnett Street car park sites. It includes the opportunities, constraints and capabilities of the site. The Scoping Study also includes priorities and development principles for the site to act as a guide for the masterplan.

Community Needs Analysis

As part of Council’s investigations, a study was undertaken to understand the needs and priorities of the North Sydney community to establish the most suitable uses for the site. These include: Primary objectives (priority):

2014

Community Uses on Council Land Project

2015

Scoping Study

• Passive open space • Active open space • Employment floorspace • Transport node • Affordable housing Secondary: • Childcare facility • Community meeting rooms/creative space • Public art • Sustainability initiatives • Public parking

WARD STREET PRECINCT MASTERPLAN BACKGROUND DOCUMENT (2016)

The Background Study provides context for the entirety of the Ward Street Precinct, now called the NOC Precinct, including a detailed site investigation, place analysis and policy analysis.

2016

Community Needs Analysis Background Document

North Sydney - North of Centre Precinct Plan

The NOC Precinct Masterplan (this report)

15

STRATEGY

UTILISE COMMUNITY ASSETS TO ENHANCE SOCIAL CAPITAL North Sydney - North of Centre Precinct Plan

17

SOCIAL + ECONOMIC PROFILE NORTH SYDNEY IS...

A HUB OF ECONOMIC ACTIVITY

North Sydney LGA provides almost 90,000 jobs across 15,000 businesses, and earns a GDP of $16 billion. (Source:

id consulting, 2015, id.com.au)

At it’s heart is North Sydney Centre, the second largest CBD in Sydney. The commercial core offers 830,000m2 of commercial floorspace. 65% of businesses are national head offices. (Source: Crows Nest & North Sydney ‘Sydney Metro Planning Study’ – North Sydney Council 2016)

Half of North Sydney employees work in professional services. They work long hours, with 62% working 40+ hours a week. (Source: ABS, 2011)

CONNECTED TO THE REGION

Living in a highly connected place, North Sydney residents use public and active transport methods more than Greater Sydney generally. 36% catch public transport to work (versus 20% Greater Sydney) and 21% walk (versus 4%).

Almost a quarter (23%) do not own a car. (Source: id consulting, ABS, 2011)

EXPERIENCING SIGNIFICANT POPULATION GROWTH

Residential development in North Sydney Centre is the key driver for population growth over the next 20 years. The population is expected to grow 75% by 2036, to 11,205 people. Growth is expected in the 25-34 and 34-49 age groups, maintaining the young age demographic in the locality. (Source: id consulting, 2015)

18

North Sydney - North of Centre Precinct Plan

19

STRATEGY

TAP INTO SOCIAL NETWORKS A SMART, YOUNG POPULATION, HIGHER ED + MAJOR EMPLOYERS PROVIDE INGREDIENTS FOR COLLABORATION, WORK FORCE TRAINING + DEMAND FOR SPACE TO DO SO.

ay

hw

Provide workforce training and night classes Facilitate worker-student relationships

Wenona School

Stanton Library

North Sydney Demonstration School

Miller St

KNOWLEDGE INDUSTRIES

Hig

58%

Bradfield College

Break down traditional corporate campus boundaries

fic

WORKERS

Marist College

i Pac

45,000 WHITE COLLAR PROFESSIONALS

North Sydney Girls High School

THE NOC STRATEGY

OPPORTUNITIES

89%

M

Ward St Precinct Car Park Site Metro Station (proposed)

8 TERTIARY INSTITUTIONS

M

Break down traditional education campus boundaries Training and internships

The Royal Australian College of General Practitioners

Capitalise off visitor spending through retail and public domain improvements

y

wa

gh

Hi

STAYS IN THE LGA PER YEAR

Australian Catholic University Mercy College

ific

42,700

Student accommodation

*Data Source: dictionaryofsydney.org, ID Profile

20

NTS

Berry St

ay

Monte Sant Angelo Mercy College Expressw

8,800

Improve quality of life for differing populations such as millennials

Warringa h

30%

AGED 25-34

Provide for live-work lifestyles

Walker S t

6,406

n St

c Pa

VISITORS

STUDENTS

RESIDENTS

McLare

“

The appeal of urban campuses is growing. The more diffused boundary enables students to easily engage with a city centre and conversely, provides an opportunity for the residential and working community to enjoy the function and activity offered by its facilities.

The high proportion of professionals living and working in North Sydney will create a greater demand for adult education and night courses, which in turn creates a demand for more teaching spaces within well-lit walking distance of regular public transport services.

-North Sydney Education Precinct Planning Study (2013) North Sydney - North of Centre Precinct Plan

21

STRATEGY

INTEGRATE WITH COMMUNITY + CIVIC USES

M

Ward St Precinct Car Park Site Metro Station (proposed)

CULTURAL INSTITUTIONS OFFER IDENTITY, INVESTMENT, PROGRAMMING + BRANDING OPPORTUNITIES FOR A NEW COMMUNITY HUB.

Shiny Two Gallery 4Cats Studio

fic Hig ay

Utilise the Brett Whiteley and Harry Seidler namesakes for public art projects

Miller St

inTransit Art Space McLare

n St

M

Facilitate active transport links from the new Victoria Cross Metro Station up to St. Leonards Park Don Bank Museum

CIVIC OPEN SPACES

Harry Daly Museum c Pa

Brett Whiteley Place

ific y

wa

gh

Hi

NTS

22

Project [504]

Expressw

CIVIC SPACE

Berry St

Warringa h

Cycle Tracks

ADJACENT ART SPACES

ay

New arts spaces and exhibitions for events such as Miller Street Market Days Walker S t

CULTURAL

Civic Park

North Sydney Community Centre

MAJOR MUSEUMS

5

NORTH Art Space

hw

2

North Sydney Oval

THE NOC STRATEGY i Pac

CULTURAL

OPPORTUNITIES

“

“The Artist Studio program is in demand .”

“There is a lack of low cost studio and exhibition spaces.”

“[North Sydney Council needs to] investigate opportunities for more accessible and affordable long term exhibition and creative spaces and opportunities for alternative exhibition and creative spaces.”

“[North Sydney Council needs to] develop partnerships with the business sectorin the provision of creative spaces.”

-North Sydney Council Arts + Cultural Plan (2015-2017) North Sydney - North of Centre Precinct Plan

23

STRATEGY

RESPOND TO MIXED USE DEMANDS

M

A GROWING RESIDENTIAL + COMMERCIAL PRESENCE PUTS DEMAND ON NORTH SYDNEY’S BUILT FORM. THE SITE’S SMALL FLOOR PLATES COULD BE CREATIVELY UTILISED.

THE NOC STRATEGY

2

New hotel and conference facility

n St

Need for small office floor plates + coworking facilities.

ay

+

Liner retail Child care

Need for hotel and conference space.

Presently only 2 hotels in CBD.

+

ific y

wa

gh Hi

Pop Up Shop Program

M

Night time economy Harbourview Hotel *Data Source: North Sydney Commercial Centre Study (2015)

24

NTS

Berry St

Expressw

Complimentary retail, child care and entertainment

Warringa h

+

c Pa

HIGH DEMAND FOR CHILD CARE, RETAIL + ENTERTAINMENT USES

+

Rydges Hotel

Miller St

McLare

Creative/collaborative office floor plates

WITH CONFERENCE FACILITIES IN NORTH SYDNEY CENTRE

Village Coworking

Walker S t

OFFICE

Ageing in place options

+123k

SQM OF OFFICE SPACE BY 2036

ay

hw

HOTEL

New affordable housing

Hig

RESIDENTS IN LGA

fic

+14,150

Thousands of residents

i Pac

POPULATION

OPPORTUNITIES

OTHER USES

+

Ward St Precinct Car Park Site Metro Station (proposed)

New office space adjacent to transport

“

Based on employment forecasts and sensitivity testing, approximately 123,000 sq.m of new office accommodation is likely to be required in the North Sydney CBD by 2036 under the Bureau of Transport Statistics Forecasts released in 2014.”

“Develop policy that will incentivise the amalgamation of smaller sites for redevelopment and the potential for alternative higher economic uses consistent with the overall operation of the North Sydney CBD.” - North Sydney Commercial Centre Study (2015) North Sydney - North of Centre Precinct Plan

25

DESIGN VISION

PLACE, COMMUNITY + COLLABORATION

North Sydney - North of Centre Precinct Plan

27

GUIDING VISION

PLACE CAPITAL: COMMUNITY + COLLABORATION ECONOMIC ACTIVITY

CITY MAKING INGREDIENTS MADE UP OF PEOPLE, PLACES + ANCHOR INSTITUTIONS

commercial tenants anchor institutions visitors

COLLABORATION SWEET SPOT

PHYSICAL ASSETS dynamic public realm community hub connectivity

STRUCTURE SOURCE: BROOKINGS INSTITUTE

28

NETWORKING PROGRAM activation cultural institutions engaged populace

THENOC

PLACE PRINCIPLES: FROM CARPARK TO NEIGHBOURHOOD 01 INTEGRATE WITH THE METRO STATION

02 COMPLETE THE

PEDESTRIAN CORE

03 ENHANCE A PUBLIC SPACE JOURNEY

04 ESTABLISH A HUB FOR PUBLIC LIFE

05 STRENGTHEN THE

COMMERCIAL CENTRE

THE NOC

St. Leonards Park

NOC SQUARE

M

Berry Square

Brett Whiteley Place

Greenwood Plaza

North Sydney - North of Centre Precinct Plan

29

BUILT FORM PRINCIPLES: MIX, PROTECT, INFORM 01

02

MIX THE LAND USES IN EACH FORM + THROUGHOUT THE PRECINCT

COMMUNITY

RESIDENTIAL

COMMERCIAL

30

PROTECT KEY OPEN SPACES FROM ADDITIONAL OVERSHADOWING

03

INFORM A NEW DATUM LINE FOR THE NORTH SYDNEY CBD

THE NOC PRECINCT

North Sydney - North of Centre Precinct Plan

31

THE ‘NOC-ON’ EFFECT URBANISM WORKS

when it creates a journey as desirable as the destination paul goldberger

ELLIOT ST

McLAREN ST

WARD

“

“

RIDGE ST

future connection

NOC SQUARE programme + activity

32

D ST

DENISON ST

BERRY ST

MOUNT ST

GAS LANE

BLUE ST

T M

BERRY SQUARE eat street

BRETT WHITELEY PLACE the civic heart

GREENWOOD PLAZA heritage precinct North Sydney - North of Centre Precinct Plan

33 33

DESIGN FRAMEWORK INSTILL PLACE CAPITAL North Sydney - North of Centre Precinct Plan

35

PLANT THE SEEDS OF PLACE CAPITAL

MIXED USE + COMMUNITY HUB CAR PARK 3840 m2

REPLACE AUTO-ORIENTED USE WITH TRANSITORIENTED DEVELOPMENT AND COMMUNITY INTENSIVE FACILITIES

ECONOMIC ACTIVITY

PHYSICAL ASSETS

36

NETWORKING PROGRAM

FORTIFY THE PLACE CAPITAL FRAMEWORK

NEW PEDESTRIAN CONNECTIONS ENHANCED EXISTING LANES + SPACES

FORMALISE A LEGIBLE NORTH-SOUTH SPINE UTILISING EXISTING LANEWAYS

M

LINK EAST TO WEST VIA NEW PEDESTRIAN CONNECTIONS ACTIVE TRANSPORT LINKS ECONOMIC ACTIVITY

PHYSICAL ASSETS

NETWORKING PROGRAM

North Sydney - North of Centre Precinct Plan

37

CREATE A COLLABORATIVE SWEET SPOT

4,514m2 GFA COMMUNITY HUB FOR: • • • • • • •

RECREATION FACILITIES SKILLS TRAINING NIGHT COURSES EXHIBITION + FLEXIBLE FLOOR SPACE ARTIST STUDIOS CHILD CARE ROOF TOP TERRACE

COMMUNITY HUB

1,450m2 NOC SQUARE FOR: • • • • •

MARKETS FOOD TRUCKS PROGRAMMED EVENTS CINEMA ALFRESCO DINING NOC SQUARE

ECONOMIC ACTIVITY

PHYSICAL ASSETS

38

NETWORKING PROGRAM

PROMOTE ECONOMIC ACTIVITY

POTENTIAL USES: • • • • •

BOUTIQUE HOTEL QUALITY OFFICE SPACE QUIRKY COMMERCIAL STUDENT HOUSING MARKET HOUSING MIXED USE

ECONOMIC ACTIVITY

PHYSICAL ASSETS

NETWORKING PROGRAM

North Sydney - North of Centre Precinct Plan

39

ENSURE A DIVERSE USER BASE

50% - RESIDENTIAL 50% - COMMERCIAL AND/ OR COMMUNITY USES FACILITATE A TRANSITION BETWEEN THE NORTH SYDNEY COMMERCIAL CENTRE + RESIDENTIAL AREAS TO THE NORTH

RESIDENTIAL ADDRESS

LAND USE SPLITS ARE TRIGGERED ON PROPOSALS ABOVE EXISTING LEP CONTROLS PERCENTAGES ARE APPROXIMATE AND MEANT TO COMMUNICATE INTENT, NOT EXACT DEVELOPMENT OUTCOME

ECONOMIC ACTIVITY

PHYSICAL ASSETS

40

NETWORKING PROGRAM

75% - RESIDENTIAL 25% - COMMERCIAL AND/ OR COMMUNITY USES

100% COMMERCIAL AND/ OR COMMUNITY USES

COMMERCIAL CENTRE

PROTECT + ENHANCE THE CENTRAL SPACES EVENING SUNLIGHT

NO NET ADDITIONAL OVERSHADOWING AT WINTER SOLSTICE ON PROTECTED OPEN SPACES: • • •

BRETT WHITELEY PLACE BERRY SQUARE NOC SQUARE

LINEAR PLAZA

ALLOWS FOR HEIGHT INCREASES ACROSS THE PRECINCT IN KEY AREAS WHERE NO ADVERSE IMPACT ON OPEN SPACE EXISTS

RL 200 RL 206

NOC SQUARE

RL 110 RL 100

11AM-12PM SUNLIGHT

BERRY SQUARE BRETT WHITELEY PLACE ECONOMIC ACTIVITY

PHYSICAL ASSETS

NETWORKING PROGRAM

10:30AM 2:00PM SUNLIGHT

POTENTIAL FUTURE DEVELOPMENT

10:30AM2:00PM SUNLIGHT

DORIS FITTON PARK North Sydney - North of Centre Precinct Plan

41

PROMOTE HUMAN SCALES IN A PEDESTRIAN CORE

HUMAN SCALE AT THE GROUND LEVEL

ENCOURAGE HUMAN SCALE FACADE TREATMENTS IN THE CENTRE OF THE PRECINCT TO ENHANCE THE PEDESTRIAN EXPERIENCE

ECONOMIC ACTIVITY

PHYSICAL ASSETS

42

NETWORKING PROGRAM

SUSTAINABILITY BEST PRACTICE PRECINCT + BUILDINGS TO BE BUILT TO 6 STAR GREEN STAR RATING OR EQUIVALENT RECREATIONAL AMENITIES PROMOTE HEALTH + WELLNESS

IMPROVED HEALTH + WELL BEING GREEN ROOFS ADAPTIVE REUSE

ADAPTIVE REUSE MINIMISES CONSTRUCTION WASTE COMMUNITY SPACE FOCUSES ON LOCAL NEEDS + SHOWCASES COLLABORATION ACTIVE TRANSPORT LINK

GREEN ROOFS REDUCE STORMWATER RUNOFF WHILE PROVIDING COMMUNAL AREAS

ECONOMIC ACTIVITY

PHYSICAL ASSETS

SUPPORT COMMUNITY ORGANISATIONS

ADAPTIVE REUSE

NETWORKING PROGRAM

North Sydney - North of Centre Precinct Plan

43

PLAN CONCEPT

A HOLISTIC APPROACH North Sydney - North of Centre Precinct Plan

45

PROPOSED PROGRAM ND

T KE Y GH EE DA NI W

NIGHT COURSES COWORKING BUSINESS HOTELING LIVE/WORK HOUSING

RETAIL + FOOD

RECREATION

POP UP SHOP PROGRAM

CO UNITY MM

RETAIL + FOOD

NIGHT COURSES

CHILD CARE RECREATION FACILITIES

CHILD CARE

MILLER ST MARKET DAYS

PUBLIC REALM

POP UP SHOP

CULTU

BRADFORD EXHIBITIONS

L RA

CULTURAL

LIVE/WORK

BRETT WHITELEY PUBLIC ART

PUBLIC ART

46

BORAT LA I

VE

COWORKING

CO L

COMMUNITY

COLLABORATIVE

S S TS NT ER EN RS DE RK SID ITO U O ST W RE VIS

EVENTS

ACTIVE LANES + PLAZAS URBAN NOOKS GREEN ROOFS + VIEWS ACTIVE TRANSPORT

EXHIBITIONS

HOTELING

CONNECT TO ST. LEONARDS PARK

THE MASTER PLAN

CONNECT TO ST. LEONARDS PARK

MCLAREN STREET

14

8

2

NOC SQUARE

3

BERRY SQUARE

4

LINER RETAIL

5

IMPROVED PEDESTRIAN LINKS

6

NEW STREETS

7

HARBOUR VIEW PROMENADE

8

ACTIVE TRANSPORT LINKS

9

POTENTIAL FUTURE DEVELOPMENT

10

VICTORIA CROSS METRO STATION

11

LINEAR GARDENS + ACTIVITY

12

USABLE GREEN ROOFS

13

ADAPTIVE REUSE OF SUBSTATION

14

ADAPTIVE REUSE OF HARRY SEIDLER DESIGNED BUILDING

15

HERITAGE WALL PROTECTED. BUFFERED WITH POTENTIAL GREEN MEDIAN

5

5

12

7 9

1

11

15 2 9

4

WALKER STREET

COMMUNITY + COLLABORATIVE HUB

12

MILLER STREET

1

6

8

13 NTS

8

BERRY STREET 10

M

3 North Sydney - North of Centre Precinct Plan

47

HIGHLY MIXED USE

Berry Street

A HIGH MIX OF ALL THREE, INCLUDING COMMUNITY USES

McLaren Street

Miller Street Berry Street

Miller Street

McLaren Street

Walker Street

Miller Street

Miller Street Berry Street

48

McLaren Street

Walker Street

McLaren Street

COMMUNITY + COLLABORATIVE HUB

Walker Street

PRIMARILY RESIDENTIAL, GROUND FLOOR RETAIL

Walker Street

PRIMARILY COMMERCIAL, GROUND FLOOR RETAIL

Berry Street

THE ACTIVATION AGENT: COMMUNITY + COLLABORATIVE HUB HUB LOCATION IS IDEALLY LOCATED IN THE HEART OF THE PRECINCT

4,514 m2 4 storeys RL 85

INSPIRATION: THE COMMUNE, NEWTOWN

34.5 m

20 m

HUB USES CAN INCLUDE: • • • • •

RETAIL/DINING RECREATION FACILITIES SKILLS TRAINING NIGHT COURSES EXHIBITION + FLEXIBLE FLOOR SPACE • ARTIST STUDIOS • CHILD CARE • PUBLIC ROOF TOP TERRACE North Sydney - North of Centre Precinct Plan

49

PROPOSED CONNECTIONS

244 linear metres

Berry Street

466 linear metres

ACTIVE TRANSPORT LINKS

McLaren Street

Miller Street Berry Street

125 linear metres

Miller Street

McLaren Street

Walker Street

Miller Street

Miller Street Berry Street

50

McLaren Street

Walker Street

McLaren Street

SHARED SPACES

Walker Street

PEDESTRIAN PASSAGEWAYS

Walker Street

ACTIVE PEDESTRIAN LANES

Berry Street

147 linear metres

KEY

PROPOSED CONNECTIONS SECTIONS WARD STREET LOOKING NORTH FROM BERRY SQUARE ACTIVE PEDESTRIAN LANES

catenary lighting to add interest to the open space and mood lighting Moveable furniture and urban elements allows for flexibility and change in spaces

open and clear equal access thoroughfare in and out of NOC Square

Rooftop planting to new buildings

North Sydney - North of Centre Precinct Plan

51

KEY

PROPOSED CONNECTIONS SECTIONS TYPICAL CROSS SECTION OF PROPOSED LINK ACTIVE TRANSPORT LINKS

52

TYPICAL CROSS SECTION OF PROPOSED LANEWAY PEDESTRIAN PASSAGEWAYS

McLAREN LANE SHARED SPACES

KEY

KEY

North Sydney - North of Centre Precinct Plan

53

KEY OPEN SPACE: NOC SQUARE 1,450 m2

3

Community Hub

McLaren Street

2 1

Harnett Street

SQUARE LOCATION

4

1

Berry Street

Walker Street

Miller Street

NOC Square

5

4

Legend Upgraded pedestrian passageways Stepped transition to NOC Square Upgraded shared laneway connection Moveable furniture ensures adaptability of space 5. Food trucks - Bump in and bump out

The adaptable NOC Square and surrounding buildings can host a full range of community facilities and events, from cultural festivals to the everyday needs of a city resident. The cantilevered structure that flanks the southern edge creates opportunities for all-weather public events.

54

Wa r d S t r e e t L a n e way

1.

2.

3.

4.

4 1

Internal view of NOC Square North Sydney Sydney -- North North of of Centre Centre Precinct Precinct Plan Plan North

55 55

NOC SQUARE South end of Ward Street looking north

56

North Sydney Sydney -- North North of of Centre Centre Precinct Precinct Plan Plan North

57 57

KEY OPEN SPACES: WARD STREET Aerial view of Ward Street looking northwest

58

North Sydney - North of Centre Precinct Plan

59

VIEW FROM BERRY SQUARE Berry Square looking north towards NOC Square

60

North Sydney - North of Centre Precinct Plan

61

COMMUNITY HUB GREEN ROOF GREEN ROOF LOCATION Harnett Street

725 m2

Berry Street

Walker Street

Miller Street

McLaren Street

Legend 1.

2.

3.

4.

3

4 1

Programmable events space Alfresco Dining opportunity Community garden station Sustainable ‘Living Roof’ features

4

2

The roof space atop the community hub is a key feature of the precinct, providing increased access to light in the winter and providing improved environmental benefits for greenery and stormwater treatment. The rooftop can also be utilised for community events and alfresco dining as part of a future restaurant to ensure night time activity in the precinct.

We propose this area should be readily accessible, almost as an extension to NOC square.

62

NOC Square

NEIGHBOURHOOD PARK PARK LOCATION

Walker Street

1,300 m2 (approx) McLaren Street

9 10

Hampden Street 3

7 2 6

1

Miller Street

Walker Street

11 4

Berry Street 5

Legend 1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

Stepped transition to neighbourhood park Park plaza / shared street Feature tree visible from Walker Street approach and anchors lawn / plaza spaces Open lawn Planting buffer to future development Tree lined park edge interface with existing residences Driveway access retained Harbour view promenade Active transport connection Existing Fig tree retained Gully forest buffer

8

This north-facing public open space breathes new life into the precinct’s eastern edge. Retention of the existing gully forest vegetation to the east provides a visual and acoustic buffer to the highway, and offers wind protection.

Broader connections are established, creating an active transport link to key destinations such as St. Leonards Park.

Views east to the water are also revealed.

North Sydney - North of Centre Precinct Plan

63

MILLER STREET LINEAR PLAZA PLAZA LOCATION 1,400 m2 (appprox.)

213 Miller Street successfully utilises the existing setback by integrating generous plantings with alfresco dining and active facades.

Berry Street

Walker Street

Miller Street

McLaren Street

Proposed Development Controls FOOTPATH • Standard width (3.5m from BOK) SETBACK ZONE • maintain a consistent setback from the street • max. 900mm +/- adjacent footpath level, with equal access provided without ramps wherever practicable SEATING • 1 lineal metre of seating must be provided for every 10m2 of setback area.

• Seating must be minimum 400mm

64

depth, and in the height range of 300mm to 900mm.

• Movable seating for cafes may constitute up to 50% of the seating requirement, and may be stored outside of trading hours.

• Up to 50% of this seating may be informal (e.g. low walls/bleacher steps).

PLANTING • min. of 1 tree per 6m of the building frontage (e.g. 24m frontage requires 4 trees.) To be selected from the approved species list, or approved alternative.

• understorey vegetation must maintain clear sight lines to the street (activation/CPTED) FRONTAGE • In accordance with ‘Active Facades’ goals. See page 52 for details.

ACCESS • Equal access must be achieved in accordance with AS1428

Indicative section looking north Buffer planting to Plaza edge allows for shade and amenity to tenancies

Moveable furniture and urban elements allows for flexibility and change in spaces

Maintain consistent plaza setback

Clear sight lines between building frontage and street (for c.p.t.e.d. and activation)

+/- 900 max. height from street level

Eq ua l ac ce ss pr

ov isi on

North Sydney - North of Centre Precinct Plan

65

MILLER STREET LINEAR PLAZA Linear Plaza looking north along Miller St

66

ADDITIONAL KEY OPEN SPACES URBAN NOOKS

DESCRIPTION

PRECEDENT

880 m2 A series of new moments in the public domain experience, these smaller scale urban nooks create a landscape of discovery. Quality materials and urban green express these new places as destinations of respite in the everyday urban experience.

Miller Street

Walker Street

McLaren Street

Berry Street

GREEN ROOFS

DESCRIPTION

PRECEDENT

4,950 m2 The importance of roof spaces in the urban experience cannot be underestimated. Access to light on a cold winter’s day, open views across the city, and environmental benefits associated with greening roofs make their inclusion in a future-focused masterplan essential.

Miller Street

Walker Street

McLaren Street

Berry Street

Rather than being considered an optional extra, these accessible green spaces are essential to the kit-of-parts for great cities.

North Sydney - North of Centre Precinct Plan

67

PROPOSED BUILT FORM: CHARACTER

68

Berry Street

McLaren Street

Berry Street

Miller Street

Miller Street

Miller Street

Miller Street Berry Street

MIXED FACADES

McLaren Street

Walker Street

McLaren Street

Walker Street

McLaren Street

FRIENDLY FACADES

Walker Street

ACTIVE FACADES

Walker Street

MAINTAINED FACADES

Berry Street

1,297 linear metres

790 linear metres

270 linear metres

62 linear metres

- Large commercial expressions on perimeter of precinct - Residential addresses to the north and east of precinct.

- Visual richness at corner of Miller Street and Berry Street and northern edge of Walker Street.

- Mixed facade articulation along Berry Street and Miller Street.

- Vehicle access along the precinct’s internal circulation routes

- 15-20 doors per 100 metres - Lots of vertical greenery (approximately every 15-20m) - Large variation in function and uses - Visual richness + quality in façade details to engage the pedestrian - Primarily vertical façade articulation - Ins and outs (horizontal and vertical articulation of facades) - Vehicle/servicing zones prohibited - Integrate signage with unit design

- 10-14 doors per 100 metres - Some vertical greenery (approximately every 20-25m) - Some variation in function and uses - Few blind and passive units - Facade relief - Many details - Limited vehicle access and servicing via tight,recessed openings - Integrate signage with unit design

- Large and small units with many doors (approximately 6-10 per 100 metres) - Model variation in function; - Limited vertical greenery (approximately every 25m plus) - Some blank walls and passive units embellished with façade art or greenery; - Modest facade relief, few details - Vehicle access and servicing permitted - Integrate signage with unit design

HEIGHT UP TO 110 RL (MID-RISE)

Berry Street

Miller Street

Miller Street

Miller Street

Berry Street

McLaren Street

Walker Street

McLaren Street

Walker Street

McLaren Street

111 - 206 RL (HIGH-RISE - SKINNY TOWERS)

Walker Street

UP TO 70 RL (LOW RISE INCLUDING PODIUMS)

Berry Street

41 McLaren Re-use

North Sydney - North of Centre Precinct Plan

69

D I S

0

COMMUNITY RESIDENTIAL RETAIL

MASSING

SERVICES

NORTH SYDNEY CBD ELEVATION

56 - 66 BERRY ST

RL 206

WARD ST

RL 206 200

WALKER ST

POTENTIAL FUTURE RL 150

41 McLAREN McCLARENST ST

RL 111 110

DEVELOPMENT

MOUNT ST

BERRY ST

McLAREN ST McCLAREN

LEGEND COMMERCIAL HOTEL

IN ASSOCIATION WITH:

LEGEND

COMMUNITY

COMMERCIAL

RESIDENTIAL

HOTEL

RETAIL

COMMUNITY

SERVICES

RESIDENTIAL

70

ISSUE: FINAL ISSUE

RETAIL

MIR A M S ARCHITECTS

SERVICES

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

0M

NOC I NORTH SYDNEY - PROPOSED SITE SECTION I 17/11/2016 I SCALE 1:2000

100 50 M

NORTH

8

EXISTING BUILT FORM

LEGEND

PROPOSED BUILTCOMMERCIAL FORM

BUILT FORM - TO LEP

HOTEL COMMUNITY 56 -66 BERRY ST

56 -66 BERRY ST

WARD ST CARPARK

WARD ST CARPARK

12 LEVELS RL 120

RESIDENTIAL

15 LEVELS RL 130

56 -66 BERRY ST

RETAIL

40 LEVELS RL 206

WARD ST CARPARK 36 LEVELS RL 200

SERVICES

W AR

RI

W A

LK

W AR

W AY

R

S T

N RE

RI

W A

LK

FR

W AY

ST

R

S T

EN

G AH

LA

W A

LK

FR

E

EE

W AY

ST

R

LA

5 LEVEL ADDITION 110 RL 111

N

E

EE

E

EE

EXISTING BUILDING RL 100

N

G AH

41 McCLAREN McLAREN ST ST

41 McCLAREN McLAREN ST ST

41 McCLAREN McLAREN ST ST

R

S T

cC

cC

ST

cC

M

M

N

RE

LA

M

LEGEND 45 McCLAREN COMMERCIAL McLAREN ST ST

COMMUNITY HUB 2 LEVELS RL 75

HOTEL LEGEND COMMERCIAL WARD STREET HOTEL

PREPARED FOR:

RESIDENTIAL

414 KENT STREET, SYDNEY, 2000

WARD STREET

IN ASSOCIATION WITH:

RETAIL

COMMUNITY F E N D E R K A T S A L I D I S SERVICES MIRAMS ARCHITECTS NORTH

COMMUNITY HUB

3 LEVELS HOB 12m

4 LEVELS RL 85

45 McLAREN McCLAREN ST ST 12 LEVELS RL 100

COMMUNITY

NORTH SYDNEY

50 M

45 McLAREN McCLAREN ST ST

PH: 8216 3500

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

ISSUE: FINAL ISSUE

ISSUE: FINAL ISSUE

0M

50 M

F E N D E R K A T S A L I D I S M I R A M S A R C H I T E C1 T S NOC I 414SITE PERSPECTIVE - EXISTING I 28/11/2016 I SCALE 1:400 KENT STREET, SYDNEY, 2000 PH: 8216 3500 FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374 NORTH

0M

50 M

NOC I SITE PERSPECTIVE - TO LEP I 28/11/2016 I SCALE 1:400

2

NOC I

NORTH

RESIDENTIAL RETAIL SERVICES

North Sydney - North of Centre Precinct Plan

71

LAND USE BREAKDOWN

CURRENT LEP

PRO

WARD STREET CARPARK

70,000 sqm

PRECINCT WIDE - ADDITIONAL USES

WARD STREET CAR PARK - ADDITIONAL USES

60,000 sqm 57,743 m2

2,858 m2 9,437 m2

50,000 sqm GROSS FLOOR AREA

TO LEP

2,678 m2

CURRENT LEP

9,849 m2

PROPOSED 14,973 m2 14,973m2

TOTAL

40,000 sqm

WARD STREET CARPARK 36,763 m2 30,602 m2

TO LEP 30,000 sqm

TOTAL 22,040 m2

27,118 m2 TO LEP

20,000 sqm

11,970 m2

562 & 66 BERRY STREET

2,858 m

PROPOSED

9,437 m2 2,678 m2

9,849 m2

10,000 sqm

5,101 m2

6,967 m2 TO LEP

TOTAL 14,973

m2

5,101 m2 2,678 m2 TO LEP

PRECINCT (COMBINED SITES)

RESIDENTIAL

COMMERCIAL HOTEL RETAIL

TOTAL

9,424 m2 26,920m2

COMMUNITY

TOTAL TOTAL 26,920

m2

70 - 74 BERRY STREET 72

56 & 66 BERRY STREET

Existing m2 TOTAL

4,287 m2

TOTAL

Add

3,957

4

ADAPTIVE REUSE

3,363

RESIDENTIAL ADDITION GFA = 3,363 m2 (APPROX) 5 LEVELS

4

TYPICAL FLOOR PLATE = 915 m2 & 586 m2 (APPROX) APPROX. 5 - 7 APARTMENTS PER LEVEL 25 - 30 APARTMENTS

41 McLAREN STREET

DEPENDING ON MIX.

LOCATION

SITE IMAGES

RL 110

4

4

McLaren Street

RL 104

Reused structure Additional 3,363m2 residential

1

2

2

RETAIN EXISTING BUILDING

Miller Street

Walker Street

1

HARNETT STREET

Berry Street

McCLAREN STREET

3

5

WARD STREET

70-74 BERRY STREET - SUBSTATION

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

ISSUE: FOR INFORMATION FENDER KATSALIDIS MIRAMS ARCHITECTS

SITE 3 IMAGES 6

McLaren Street

PH: 8216 3500

20 0M

NOC I 41 McCLAREN ST - PROPOSED I 28/11/2016 I SCALE NTS 1:500

50 M

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

NORTH

Reused structure

6

Additional 2,638m2 commercial

WARD STREET

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

ISSUE: FOR INFORMATION F E N D E R

K ATS A L I D IS

Walker Street

414 KENT STREET, SYDNEY, 2000

Miller Street

5

LOCATION

414 KENT STREET, SYDNEY, 2000

6

PH: 8216 3500

M I R A M S ARCHITECTS FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

0M

NOC I SITE PHOTOS I 17/10/2016 I SCALE

50 M

2

NORTH

6

Berry Street

North Sydney - North of Centre Precinct Plan

73

OPTION FOR COMMERCIAL PARKING FACILITY IT IS NOT RECOMMENDED TO RETURN COMMERCIAL PARKING TO THE SITE

A consideration has been undertaken to return 570 carpark spaces back to the Ward Street carpark site. Doing so would result in 6 basement levels of parking and would run the risk of interfering with an existing AusGRID utility easement. This amount does not take into consideration of private parking requirements associated with the site redevelopment.

SIGNIFICANT CONSTRAINTS

$

Excessive cost to build 6 levels ($45$50k per parking space) of basement car park and navigate around sensitive utility easement

M

The Victoria Cross metro station at the foot of the precinct promotes ‘car light’ transit oriented approaches to future provisions

Commercial parking would negatively impact the new pedestrian-focused public realm around NOC Square

Lack of adequate access to the site and need for surrounding network upgrades to facilitate car park

Facilitating and maintaining a commercial parking operation is not recommended on site.

BASEMENT 01 73 SPACES

BASEMENT 01

73 spaces (total)

EASEMENT CONSTRAINT

73 SPACES

EASEMENT CONSTRAINT

73 SPACES

73 spaces (total)

BASEMENT CAR PARK LOCATION:

BASEMENT 02 73 SPACES

BASEMENT 02

146 spaces (total)

146 spaces (total)

OF NOTE:

McLaren Street

Miller Street

Walker Street

BASEMENT 03

Berry Street

112 SPACES

BASEMENT 03 112 SPACES

TO FOLLOW AUSTRALIAN 258 spaces (total) STANDARDS AND TO CONSIDER EASEMENT CONSTRAINTS ON THE NORTH END OF THE BASEMENT 04 370 spaces (total) SITE WHICH LIMITS BASEMENT ACCESS, RETURNING 570 SPACES ON SITE RESULTS IN BASEMENT 05 6 BASEMENT LEVELS. THIS 482 spaces (total) DOESN’T ACCOUNT FOR PRIVATE DEVELOPMENT PARKING REQUIREMENTS ON SITE.

258 spaces (total)

112 SPACES

BASEMENT 04 112 SPACES

370 spaces (total)

112 SPACES

BASEMENT 05 112 SPACES

482 spaces (total)

112 SPACES

BASEMENT 06 112 SPACES

BASEMENT 06

594 spaces (total)

594 spaces (total)

WARD STREET

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

WARD STREET

PREPARED FOR:

IN ASSOCIATION WITH:

F E N D E R

NORTH SYDNEY

74

K ATS A L I D I S

414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

M I R A M S ARCHITECTS

0M

50 M

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

NORTH

ISSUE: FOR INFORMATION FENDER

KATSALIDIS

414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

MIRAMS ARCHITECTS FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

0M

WARD STREET MASTERPLAN I CAR PARKING DIAGRAM 03 I 26/07/2016 I SCALE

50 M

NORTH

ACCESS ISSUES FOR PARKING ACCESS VIA PRIVATE LANE OWNERSHIP ISSUES, NOT A PUBLIC ROAD. HIGH TRAFFIC VOLUMES

ACCESS VIA HARNETT STREET

AUSGRID HIGH VOLTAGE EASEMENT BELOW SURFACE

AUSGRID HIGH VOLTAGE EASEMENT BELOW SURFACE

ACCESS VIA BULLIVANT LANE

ACCESS VIA WARD STREET

WIDTH CONSTRAINTS

SACRIFICE UNDERLYING PRINCIPLE: PLACEMAKING FOR PEDESTRIANS

TOO CLOSE TO A MILLER STREET/BERRY STREEY INTERSECTION HIGH TRAFFIC VOLUMES

PEDESTRIAN-VEHICLE CONFLICT WOULD PREVENT NOC SQUARE ACTIVATION

North Sydney Sydney -- North North of of Centre Centre Precinct Precinct Plan Plan North

75 75

BUILT FORM DETAIL

PERFORMANCE BASED OUTCOME

North Sydney - North of Centre Precinct Plan

77

INTRODUCTION The NOC precinct has been thought of as a place, as opposed to a series of individual built form envelopes. As a collection of sites, there is a layering of the old with the new, the tall with the low, residents with commerce. Underpinning this is the lane connections, public plaza space and the community hub at the heart of the N.O.C. The hub is located within the centre of the block. Physically it acts as the communal draw to the centre of the site and a mediator between the sites level changes. The height of the community Hub is approx. 12 to 14m above N.O.C. Square. The proposed height has been determined as a balance between its physical presence on the square whilst limiting the shadow cast onto the plaza.

Flanking the square is the Ward St tower, Berry St tower and the adapted reuse of the decommissioned sub station. These buildings feed the precinct heart with workers, residents, hotel and conference guests, retail consumers, families and the community. The tower envelopes have been crafted to maximise the capacity of the sites whilst respecting the setback and solar amenity requirements required to public spaces within a dense urban environment.

78

The two sites on Miller Street (41 & 45) have also been reviewed for their potential capacity. These sites have been tested respecting Apartment Design Guide setbacks, heritage setbacks and the solar amenity to public spaces and neighbouring residential buildings.

Denison Street looking north

PROPOSED BUILT FORM SETBACKS

COMMUNITY HUB RL 85

221 MILLER ST

6m

70 - 74 Berry St The winter solstice shadow cast onto Berry Square informs the proposed addition. The stepped form limits its shadow to the street edge. Whilst not a heritage item the proposed addition is 213 / 219 setback 16m from the street edge.

TheST MILLER proposed volume is shown separated from the existing brick building.

RL 108 RL 148 25m

3m

N.O.C. SQUARE

SITE BOUNDARY

3m

ADG STATEMENT

30m 6m

138 WALKE RL 200

WARD ST TOWER

5 WARD ST RL 108

11m

56 - 66 BERRY ST RL 206 208 RL

16m

RL 95

WARD STREET

BULLIVANT LANE

56 - 66 Berry St The proposed amalgamated site shows a podium that is reduced from the existing built form. This creates a wider precinct entryway and increases the solar amenity to Berry Square during winter Solstice.

The hotel tower is set approx. 12m from 50 Berry Street and 24m from the proposed Ward St tower.

RL 108 148 RL

SITE BOUNDARY

201 MILLER ST MCAFEE

5m

RL 95

50 BERRY ST

10m

70 - 74 BERRY ST

RL 88

EXISTING STRUCTURE

5m

5m

12m

6m

RL 181

24m

Ward Street Tower The commercial podium levels have a 3m setback to its western and northern boundary. The tower element then steps in to a 6m setback from the western boundary and a 9m setback from the northern boundary. It is envisaged that the outlook of apartments within this volume would be directed towards the Southern and Eastern harbour views. The western and northern facades would be used for vertical circulation; non-habitable rooms and techniques to mitigate solar heat gain. The setbacks for the residential component is consistent with ADG setbacks, where any future development to the sites adjacent have the capacity to do their half of the setback requirement.

Note that residential levels are currently higher then any current adjacent building.

HARNETT STREET

150 WALKER ST

BERRY STREET

North Sydney - North of Centre Precinct Plan

79

PROPOSED BUILT FORM SETBACKS MCLAREN STREET

ADG STATEMENT 45 McLaren St The façade of the proposed 45 McLaren St envelope has been aligned with the façade of 150 Walker St. The podium level creates a courtyard space in the MCLAREN ST south-east corner of the lot.39 The built form address the street corner with a “leg” that turns towards Walker St and frames out the courtyard space.

RL 86

3m

18m

Community Hub The community hub is envisaged as a low building with a pleasant roof garden for neighbouring buildings to view down upon. Its envelope goes to the two side boundaries and sits 3m off the northern boundary creating a link between Harnett St. and the private roadway. A stairway connects Harnett St. to NOC Square with accessible path of travel (lifts) integrated into the Hub.

45 MCLAREN ST RL 100

4141 McCLAREN MCLARENSTST

RL 68

RL 110

41 McLaren St Given the location of this site in relation to the new NOC Square and the neighbouring residential buildings to its West, any additional height is limited due to the solar amenity impact that volume would have. It is suggested that any additional development be limited approx.

5 levels stepping down to 3 levels at the rear. The addition sits approx. 22m from the street boundary and positions the volume towards the rear end of the neighbouring 39 McLaren St. The addition is set 3m off the side boundary.

3m

14m

19m

15m

RL 104

152 WALKER ST

15m

3m

148 WALKER ST

25m

RL 148

N.O.C. SQUARE 30m

SITE BOUNDARY

221 MILLER ST

146 WALKER ST

144 WALKER ST

WALKER STREET

RL 85

HARNETT STREET

150 WALKER ST

COMMUNITY HUB

80

3m

3m

CURRENT LEP McCLAR

EN ST

GBA m2

GFA m2

GBA m2

LEVEL

GFA m2

14 LEVELS

COMMERCIAL

GFA = 8,916

TO LEP

LEP

G

LEVEL

898 2,103

LG

GBA m2

898

828

GFA m2

LG

7 LEVELS

RL 200

GFA = 8,916 m2 (APPROX)

1 958 1,760 G 1,153 2,103 TYPICAL FLOOR PLATES = 1,486 m NOTE: 1 2 1,675 1,153 1,486958 ASSUMED REPLACEMENT OF CAR PARK FACILITY WITH MIXED RETAIL 2 1,675 1,486 RETAIL L3DEVELOPMENT - L8 10,050 8,916 USE L3 - L8 10,050 8,916 GFA = 521 m2 (APPROX)

2

ONS GFA m2

L9 - L10

1,978 L9 - L10

1,978

1,6981,698

L11 - L14

L11 - 1,365 L14

1,365

1,1601,160

L15

L15

455 COMMERCIAL

455

19,677 7 LEVELS

L9

GFA = 2,858 m2 (APPROX)

5 LEVELS

16,976

5 LEVELS TYPICAL FLOOR PLATE =

& 455 m

TYPICAL FLOOR PLATE =

2

APPROX. 3 - 5 APARTMENTS PER LEVEL

LG

898

15 - 25 APARTMENTS DEPENDING ON MIX. RL 200

G

2,002

1

2,054

2

2,338

L3 - L8

8,148

L9

899

L10 - L16

5,460

L17

773

L18 - L35

11,118

L36

521

GFA = 2,678 m2 (APPROX) ADDITIONAL ROOF TERRACE AND

COMMUNITY

LANDSCAPING.

FSR = 4.24:1

GFA = 2,678 m2 (APPROX)

RESIDENTIAL HOB = 62m APPROX. GFA = 2,858 m2 (APPROX)

RL 140

ADDITIONAL ROOF TERRACE AND m2

AREAS

5 LEVELS

LANDSCAPING.

RL 130

COMMERCIAL / RETAIL

TYPICAL FLOOR PLATE =

849m2

& 455

m2 RESIDENTIAL

9,437 2,858

23

APPROX. 3 - 5 APARTMENTS PER LEVEL

PPROX.

RL 115

15 - 25 APARTMENTS DEPENDING ON MIX. AREAS RL 130

COMMERCIAL / RETAIL

= 19,677 m2

RL 108

16,976 m2

RESIDENTIAL

m2

%

9,437

77

2,858

MOUN

T ST

2

773

2

899

790

GFA = 9,849 m (APPROX)

5,460

4,032

17 LEVELS

RESIDENTIAL

11,118 COMMERCIAL 9,849

L17

GFA = 9,849 m2 (APPROX)

773

L18521 - L35 GFA

2 TYPICAL 17 LEVELSFLOOR PLATE = 689 m

11,118 m2 (APPROX) 9,849 = 11,970

TYPICAL FLOOR PLATE = 689 m2 PER APPROX. 3 - 5 APARTMENTS

521 14 LEVELS

APPROX. 3 - 5 APARTMENTS PER

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

17 LEVELS

9,849

TYPICAL FLOOR PLATE = 689 m2 APPROX. 3 - 5 APARTMENTS PER

34,181

28,689 RL 108

23

COMMUNITY

RL 115

2

2

828

RL % 140 77

RETAIL

LEVEL 50 - 85 APARTMENTS 2 34,181 28,689 TYPICAL34,181 FLOOR PLATES = 1,195 mLEVEL 50 - 85 APARTMENTS 28,689 DEPENDING ON MIX. DEPENDING ON MIX. & 611 m2 1,669 SITE AREA 3,961 m2 APPROX. SITE AREA = 3,961 m2 =APPROX. 2 1,811 GROSS BUILDING AREA = 34,181 WARD COMMUNITY GROSS BUILDING AREA = 34,181 m2 m COMMUNITY RETAIL STREET GROSS FLOOR AREA = 28,689 m2 2,174 GFA = 5,101 m2 (APPROX) 2 GROSS FLOOR AREA = 28,689 m FSRGFA = 7.24:1 GFA = 5,101 m2 (APPROX) = 463 m2 (APPROX) ADDITIONAL ROOF TERRACE 7,536 FSR = 7.24:1 HOB = 132m APPROX. FENDE RAND K ALANDSCAPING. T S A L ROOF IDIS M IRAMS ARCHITE ADDITIONAL TERRACE 414 KENT STREET, SYDNEY, 2000 PH: 8216 3500 FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 1 790 HOB = 132m APPROX. AND LANDSCAPING. RESIDENTIAL 4,032 GFA = 9,849 m2 (APPROX)

& 455 m

COMMUNITY

HOB = 62m APPROX.

L36 GFA m2

GBA m2

14 LEVELS

G ST

L36

849m2

15 - 25 APARTMENTS DEPENDING ON MIX.

GROSS FLOOR AREA = 16,976 m2

16,976

LEVEL

2

APPROX. 3 - 5 APARTMENTS PER LEVEL

m2

FSR = 4.24:1 GROSS BUILDING AREA= =521 19,677 m2 GFA m2 (APPROX)

1,160

849m2

L18 - L35

GFA = 11,970 m2 (APPROX)

GFA m2

1,811

SPRIN

L10 - L16

INDICATIVE CALCULATIONS

1,669

GBA m2

ST

COMMERCIAL

& 611 m2

FLOOR PLATES = 1,195 m 898 828 2,174 THERE ARE USABLE ROOFTYPICAL SPACES ON THE & 611 m G 2,002 1,669 GFA = 463 m2 (APPROX) COMMUNITY HUB + PODIUM WITH SOLAR 8,148 7,536 1 2,054 1,811 RETAILROOF SPACE ACCESS2,338 AMENITY. 790 2,174THE PODIUM 2 899 GFARESIDENTIAL = 463 m (APPROX) BE UTILISED FOR CHILDCARE. L3COULD -5,460 L8 8,148 7,536 4,032 L9

L17

RESIDENTIAL

GROSS BUILDING AREA = 19,677 m2

1,698

LG 2,338

L3 - L8

RESIDENTIAL

SITE AREA =GROSS 3,961FLOOR m2 APPROX. RETAIL AREA = 16,976 m2

8,916

2

L10 - L16

TYPICAL FLOOR PLATES = 1,486

1,486

2,054

GFA = 521 m (APPROX)

SITE AREA = 3,961 m2 APPROX.

958

2,002

LEVEL

1

2

GFA =19,677 8,916 m2 (APPROX) 16,976 1,760

G

RL 200

GFA = 2,858 m2 (APPROX)

828

PROPOSED

898 828 INDICATIVE CALCULATIONS

PROPOSED

TYPICAL FLOOR PLATES = 1,486 m2 7 LEVELS

828

TYPICAL FLOOR PLATES = 1,195 m2 BERRY

m2 (APPROX)

COMMERCIAL

1,760

COMMERCIAL

GFA = 11,970 m2 (APPROX)

INDICATIVE CALCULATIONS

LG

WALKE R ST

INDICATIVE CALCULATIONS

INDICATIVE CALCULATIONS LEVEL

MILLER

SITE SPECIFIC: WARD STREET CAR PARK

ST

PROPOSED

CURRENT LEP

LEVEL 50 - 85 APARTMENTS DEPENDING ON MIX.

SITE AREA = 3,961 m2 APPROX.

GFA = 2,678 m2 (APPROX)

GROSS BUILDING AREA = 34,181 m2

ADDITIONAL ROOF TERRACE AND

108 GROSS FLOOR AREA RL = 28,689 m2

LANDSCAPING.

FSR = 7.24:1 RL 108

COMMUNITY GFA = 5,101 m2 (APPROX) RL 85 ADDITIONAL ROOF TERRACE

HOB = 132m APPROX.

AND LANDSCAPING.

RL 75

RL 140

m2

%

COMMERCIAL / RETAIL

9,437

77

RESIDENTIAL

2,858

23

AREAS

L 130

RL 85

WARD ST PLAZA

WARD ST PLAZA

RL 75 HARNETT STREET

HARNETT STREET

RL 108 RL 108

WARD STREET

PREPARED FOR:

IN ASSOCIATION WITH:

WARD STREET

IN ASSOCIATION WITH:

North Sydney - North of Centre Precinct Plan

ISSUE: FOR INFORMATION FENDE R

PREPARED FOR:

NORTH SYDNEY

NORTH SYDNEY

K ATS A L I D I S

414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

M I R A M S ARCHITECTS FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

6 0M

NOC I WARD ST - CURRENT LEP I 28/11/2016 I SCALE NTS 1:500

50 M

NORTH

F E N D E R

WARD ST M I R A M S ARCHITECTS PLAZA FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

K ATS A L I D I S

414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

ISSUE: FOR INFORMATION 7

0M

NOC I WARD ST - PROPOSED I 28/11/2016 I SCALE NTS 1:500

50 M

NORTH

81

RL 206

INDICATIVE CALCULATIONS

CURRENT LEP

McCLAR

EN ST

INDICATIVE CALCULATIONS

GFA m2

GROUND

1,088

768

L1 - L5

7,265

6,535

L6

1,251

1,105

L7 - L11

2,080

1,784

L12

520

TO LEP

GROUND

1,135

820

L1 - L5

5,675

5,095

L6

1,135

1,019

L7

405

302

ST

GFA m2

BERRY

ST

PROPOSED INDICATIVE CALCULATIONS

RL 206

L8

405

L9 - L27

NOTE: ASSUMED SITE AMALGAMATION AND REPLACEMENT OF EXISTING BUILT 12,204 10,192 FORM TO ENCOURAGE DEVELOPMENT OPPORTUNITY THAT PROVIDES PUBLIC BENEFIT AND CONTRIBUTES TO GROUND FLOOR ACTIVATION SITE AREA = 1,512 m2 APPROX. STRATEGY FOR PUBLIC DOMAIN AROUND NOC SQUARE 2

GBA m25,738 GFA m2

LEVEL 7,695

THE PODIUM FLOOR PLATE HAS BEEN L28 405 2 REDUCED TO 1,000m1,135 TO PROVIDE GROUND 820 L29 - L39 L1 - 4,050 3,0205,095 L5 5,675 FOR ADDITIONAL SUNLIGHT BERRY L6 405 1,135 1,019 L41 SQUARE DURING WINTER SOLSTICE. IT L7 405 302 HAS ALSO RESULTED IN THE WIDENING L8 405 21,310 15,994 OF WARD STREET ENHANCE L9 - L27 2 TO 7,695 5,738 SITE AREA = 1,512 m APPROX. L28 NOC SQUARE. 405 VISIBILITY OF THE TOWER GROSS BUILDING AREA 4,050 = 21,310 m2 - L39 FORM HAS L29 BEEN SHAPED 2TO3,020 MINIMISE L41 AREA = 15,994 405 GROSS FLOOR m THE SHADOW IT CASTS ONTO BERRY FSR = 10.6:1 SQUARE DURING EQUINOX. 21,310 15,994 SPRIN

G ST

MOUN

T ST

RL 164

GROSS BUILDING AREA = 12,204 m GROSS FLOOR AREA = 10,192 m2 FSR = 6.74:1 HOB = 52.6m APPROX.

D ST

GBA m2

WALKE R ST

GBA m2

LEVEL

MILLER

PROPOSED SITE SPECIFIC: 56 - 66 BERRY STREET LEVEL

RL 164

APPROX. HOB = 140m SITE AREA = 1,512 m2 APPROX.

COMMERCIAL

2 GROSS BUILDING AREA = 21,310 mFOR: PREPARED

WARD

GFA = 9,424 m2 (APPROX)

IN ASSOCIATION WITH:

GROSS FLOOR AREA = 15,994 m2 STREET

COMMERCIAL FSR = 10.6:1

10 LEVELS

GFA =

TYPICAL FLOOR PLATES = 1,307 m2 & 446 m2

NORTH SYDNEY

= 140m APPROX. 5,095 HOB m2 (APPROX) FENDER

KATSALIDIS

414 KENT STREET, SYDNEY, 2000

5 LEVELS

PH: 8216 3500

MIRAMS ARCHITE

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 1

COMMERCIAL

TYPICAL FLOOR PLATE = 944 m2 GFA = 5,095 m2 (APPROX)

ISSUE: FOR INFORMATION 12

5 LEVELS

NOC I BERRY ST - CURRENT LEP I 28/11/2016 I SCALE NTS 1:500

HOTEL

NORTH

TYPICAL FLOOR PLATE = 944 m2

GFA = 10,025 m2 (APPROX) RL 120

HOTEL

31 LEVELS

INDICATIVE CALCULATIONS LEVEL

GBA m2

GFA m2

GROUND

1,088

768

L1 - L5

7,265

6,535

GFA = 10,025 m2 (APPROX)

TYPICAL HOTEL SUITE FLOOR PLATE = 302 m2 31 LEVELS

ROOMS PERTYPICAL LEVEL HOTEL = 10 SUITE FLOOR PLATE = 302 m2 ROOMS PER LEVEL = 10

RL 95

L6

1,251

1,105

L7 - L11

2,080

1,784

L12

520

ROOMS IN TOTAL = 280 (APPROX.) ROOMS IN TOTAL = 280 (APPROX.)

RL 95

CONFERANCE FACILITY - LEVEL 6 - 945 m2 CONFERANCE FACILITY - LEVEL 6 - 945 m2

RL 95

HOTEL RECREATION HOTEL RECREATION GFA = 604 m2 (APPROX)

GFA = 604 m2 (APPROX) LEVEL 7 & L39

12,204

LEVEL 7 & L39 ADDITIONAL ROOF TERRACE AND

10,192

ADDITIONALLANDSCAPING. ROOF TERRACE AND SITE AREA = 1,512 m2 APPROX.

LANDSCAPING.

GROSS BUILDING AREA = 12,204 m2

RETAIL

GROSS FLOOR AREA = 10,192 m2

BULLIVANT LANE

GFA = 364 m2 (APPROX)

RETAIL

FSR = 6.74:1 HOB = 52.6m APPROX.

BULLIVANT LANE

WARD ST

GROUND FLOOR

WARD ST

COMMERCIAL

BERRY ST

BERRY ST

BULLIVANT GFA = 9,424 m2 (APPROX) LANE 10 LEVELS

WARD ST

TYPICAL FLOOR PLATES = 1,307 m2 & 446 m2

82

WARD STREET

PREPARED FOR:

IN ASSOCIATION WITH:

BERRY ST

NORTH SYDNEY

ISSUE: FOR INFORMATION FENDER KATSALIDIS MIRAMS ARCHITECTS 414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

12 0M

GROUND FLOOR

GFA = 364 m2 (APPROX)

NOC I BERRY ST - CURRENT LEP I 28/11/2016 I SCALE NTS 1:500

50 M

NORTH

WARD STREET NORTH SYDNEY

PREPARED FOR:

IN ASSOCIATION WITH:

PROPOSED GFA m2

INDICATIVE CALCULATIONS

al - Utilising existing building

SITE SPECIFIC: 41 McLAREN STREET

GBA m2

LEVEL

VE CALCULATIONS GBA m2

4,352 7,135 1,427

12,914

G - L1

4,352

4,020

L2 - L6

7,135

6,700

L7

1,427

INDICATIVE CALCULATIONS EXISTING

TO LEP 12,914

10,720

NOTE: ASSUMED ADAPTIVE RE-USE OF HERITAGE 6,700 SITE AREA = 2,176 m2 APPROX. LISTED STRUCTURE GROSS BUILDING AREA = 12,914 m2 GROSS 10,720

UNKNOWN

BERRY

ST

GBA ADDITION GFA m2

PROPOSED L1 - L3 2,577

EXISTING

UNKNOWN

L4 - L5

2190

1,380

1,173

THE PROPOSAL RETAINS THE EXISTING BUILDING AND PROPOSES A 2,577 2190 5-LEVEL RESIDENTIAL ADDITION. THE PROPOSED ENVELOPE RESPECTS 1,380 1,173 THE DAYLIGHT AMENITY OF THE DA APPROVED 221 MILLER ST AND THE 3,957 3,363 NEW NOC SQUARE.

ADDITION

4,020

GFA m2

m2

LEVEL

GFA m2

WALKE R ST

GBA m2

LEVEL

EN ST

MILLER

URRENT LEP

McCLAR

ST

INDICATIVE CALCULATIONS

L1 - L3 L4 - L5

FLOOR AREA = 10,720 m2

3,957

SPRIN

G ST

MOUN

T ST

3,363

FSR = 4.92:1

A = 2,176 m2 APPROX.

HOB = 33 m APPROX.

UILDING AREA = 12,914 m2

RESIDENTIAL ADDITION

RESIDENTIAL ADDITION

LOOR AREA = 10,720 m2

GFA GFA = 3,363 m2 (APPROX)

2:1

3 m APPROX.

COMMERCIAL

5 LEVELS

TYPICAL FLOOR PLATE = 915 m2 & 586 m2

(APPROX)

(APPROX) APPROX. 5 - 7 APARTMENTS PER LEVEL

7 LEVELS

720 m2 (APPROX)

5 LEVELS

TYPICAL FLOOR PLATE = 915 m2 & 586 m2

GFA = 10,720 m2 (APPROX)

MMERCIAL

= 3,363 m2 (APPROX)

TYPICAL FLOOR PLATES = 2,020

m2

2

25 - 30 APARTMENTS APPROX.

& 1,340 m

DEPENDING ON MIX.

WARD STREET

5 - 7 APARTMENTS PER LEVEL

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

25 - 30 APARTMENTS

FLOOR PLATES = 2,020 m2 & 1,340 m2

FENDER

DEPENDING ON MIX.

MIRAMS ARCHITE

KATSALIDIS

414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 1

RL 110

RL 110 RL 104

RL 100

RL 100 RL 104

RETAIN EXISTING BUILDING

RL 70

RETAIN EXISTING BUILDING

HARNETT STREET

RL 70 HARNETT STREET

McLAREN STREET McCLAREN STREET McLAREN STREET McCLAREN STREET

HARNETT STREET

WARD STREET

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

PREPARED FOR:

IN ASSOCIATION WITH:

HARNETT STREET

North Sydney - North of Centre Precinct Plan

FENDER KATSALIDIS MIRAMS ARCHITECTS 414 KENT STREET, SYDNEY, 2000

ISSUE: FOR INFORMATION S A LID I S PH: 8216 3500

M IRAMS ARCHITECTS FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

17 0M

NOC I 41 McCLAREN ST - CURRENT LEP I 28/11/2016 I SCALE NTS 1:500

50 M

NORTH

PH: 8216 3500

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

McCLAREN STREET

0M

50 M

NORTH

ISSUE: FOR INFORMATION

NOC I 41 McCLAREN ST - PROPOSED I 28/11/2016 I SCALE NTS 1:500

20

83

INDICATIVE CALCULATIONS GFA m2

URRENT LEP

1,625

1,625

L1 - L3

GBA m2

1,625 2,763

PROPOSED

650

G

1,625

973

973

L1 - L6

5,526

4,973

2,480

2,232

2,763

2,486

6,013

4,109

L7 - L10 INDICATIVE CALCULATIONS LEVEL

GFA m2

1,625

G

1,625

2,486

L1 - L6

5,526

L7 - L10

2,480

ST

8,828

973

4,973

SITE 2,232 AREA = 1,757 m2 APPROX.

WITH ALLOWANCE OF ADDITIONAL RESIDENTIAL USES THAT DO NOT GROSS BUILDING AREA = 11,256 m2 OVERSHADOW THE NEW NOC SQUARE TO THE SOUTHWEST OF THIS SITE 2

GROSS FLOOR AREA = 4,109 m2

SPRIN

GROSS FLOOR AREA = 8,828 m

11,256

REA = 1,757 m2 APPROX.FSR

BERRY

650 PROPOSED 11,256

LG

973

NOTE: SITE AREA = 1,757 m2 APPROX. 2 4,109 ASSUMED REPLACEMENT OF EXISTING STRUCTURE GROSS BUILDING AREA = 6,013 m

6,013

GBA m2

ST

650

GFA m2 650 TO LEP

1,625

EN ST

1,625

SITE SPECIFIC: 45 McLAREN STREET G

ATIVE CALCULATIONS

McCLAR

LG

MILLER

LG

GFA m2

WALKE R ST

GBA m2

LEVEL

GBA m2

LEVEL

8,828

= 2.34:1

G ST

MOUN

T ST

FSR = 5:1

S BUILDING AREA = 6,013 m2

SITE AREA = 1,757 m2 APPROX. HOB =

HOB = 12 m APPROX. (VARIES)

S FLOOR AREA = 4,109 m2

41m APPROX. (VARIES)

GROSS BUILDING AREA = 11,256 m2

2.34:1

GROSS FLOOR AREA = 8,828 m2

12 m APPROX. (VARIES)

FSR = 5:1

RESIDENTIAL

RESIDENTIAL

HOB = 41m APPROX. (VARIES)

2

GFA = 8,428 m2 (APPROX)

GFA = 4,109 m (APPROX)

ESIDENTIAL

4,109 m2 (APPROX)

4 -5 LEVELS

VELS

TYPICAL FLOOR PLATES = 828 m2 (APPROX)

RESIDENTIAL

AL FLOOR PLATES = 828 m2 (APPROX)

12 LEVELS

APPROX. 5 - 8 APARTMENTS PER LEVEL

X. 5 - 8 APARTMENTS PER LEVEL

20 -ON 40MIX. APARTMENTS APARTMENTS DEPENDING

12 LEVELS

TYPICAL GFA = 8,428 m2 (APPROX)

FLOOR PLATES = 828 m2 & 551 m2 (APPROX)

TYPICAL FLOOR PLATES = 828 m2 & 551 m2 (APPROX)

DEPENDING ON MIX.

PREPARED FOR:

WARD STREET

APPROX. 5 - 8 APARTMENTS PER LEVEL

IN ASSOCIATION WITH:

NORTH SYDNEY

56 - 90 APARTMENTS DEPENDING ON MIX.

APPROX. 5 - 8 APARTMENTS PER LEVEL

FENDER

56 - 90 APARTMENTS DEPENDING ON MIX.

KATSALIDIS

414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

MIRAMS ARCHITE

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 1

RETAIL or COMMERCIAL RETAIL or COMMERCIAL

GFA = 400 m2 (APPROX)

GFA = 400 m2 (APPROX)

1 LEVEL, FRONTING 1 LEVEL, FRONTING McCLAREN AND HARNETT ST McCLAREN

AND HARNETT ST RL 100

RESIDENTIAL L7 - L10

12m HOB

RL 74

HARNETT STREET

CURRENT LEP

CURRENT LEP RESIDENTIAL RESIDENTIAL L1 - L3

RESIDENTIAL LG

RESIDENTIAL G

HARNETT STREET

RL 68

G RESIDENTIAL LG

HARNETT STREET WALKER STREET

RL 86

RESIDENTIAL L1 - L6

12m HOB

RL 74 RL 68

12m HOB

RL 86

RESIDENTIAL L1 - L6

CURRENT LEP RESIDENTIAL L1 - L3

RESIDENTIAL G

RESIDENTIAL L7 - L10

WALKER STREET

McLAREN McCLAREN STREET STREET

RESIDENTIAL G

RL 68

McLAREN McCLAREN STREET STREET

RESIDENTIAL LG

RL 68

RESIDENTIAL LG WALKER STREET WALKER STREET

PREPARED FOR:

WARD STREET

84 PH: 8216 3500

McCLAREN STREET

IN ASSOCIATION WITH:

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

ISSUE: FOR INFORMATION

ATSAL I D I S MIRAMS ARCHITECTS

00

M S

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

ISSUE: FOR INFORMATION 21

0M

NOC I 45 McCLAREN - CURRENT LEP I 28/11/2016 I SCALE NTS 1:500

50 M

NORTH

FENDER KATSALIDIS MIRAMS ARCHITECTS 414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

22 0M

NOC I 45 McCLAREN - PROPOSED I 28/11/2016 I SCALE NTS 1:500

50 M

NORTH

McCLAR

WALKE R ST

SITE SPECIFIC: 70 - 74 BERRY STREETPROPOSED

BERRY

GBA m2

GFA m2

2,741

1,126

TYPICAL FLOOR PLATES

L3 - L4

1,252

L5 - L6

764

687 COMMERCIAL

4,757GFA

2 = 4,287 4,287 m (APPROX)

2

MOUN

T ST

2

LEVEL

825 m2 , 563 m2 & 344 m2 APPROX.

7 LEVELS SITE AREA = 918 m2 APPROX.

TYPICAL FLOOR PLATES 2

GROSS BUILDING AREA = 4,757 m 2 2, 563 mm GROSS FLOOR AREA825 = 4,287

COMMERCIAL G ST

INDICATIVE CALCULATIONS

7 LEVELS

GFA m2

SPRIN

2

COMMERCIAL

2,475

GBA m2

LEVEL

GFA = 1,813 m2 (APPROX) INDICATIVENOTE: CALCULATIONS G 913 825 WITH ALLOWANCE OF ADDITIONAL COMMERCIAL 4USES LEVELSTHAT DO NOT LEVEL GBA m GFA m COMMERCIAL OVERSHADOW BERRY SQUARE TO THE SOUTH OF THIS FLOOR SITE PLATES = 563 m2 & 344 m2 APPROX. L1 - L2 1,252 1,126 GFA = 1,813 m (APPROX) TYPICAL

GFA = 4,287 m2 (APPROX) G - L2

INDICATIVE CALCULATIONS

PROPOSED

NOTE: INDICATIVE CALCULATIONS ASSUMED ADAPTIVE RE-USE OF SUB-STATION STRUCTURE LEVEL

ST

PROPOSED PROPOSED

TO LEP CURRENT LEP

T LEP

m2

MILLER

ST

EN ST

m2 & 344 m2 APPROX.

GBA m2

G

GFA m2

G

913

825

L1 - L2

1,252

1,126

L3 - L4

764

687

913

825

L1 - L2

1,252

L3 - L4

764

764

L3 1,126 - L4

4 LEVELS

687

TYPICAL FLOOR PLATES = 563 m2 & 344 m2 APPROX.

687

COMMERCIAL

RETAIL

2,929 RETAIL 2,638 2,929= 1,813 2,638 GFA m2 (APPROX) GFA = 825 m2 (APPROX)

GFA = 825 m2 (APPROX)

4 LEVELS

GROUND FLOOR

GROUND FLOOR

SITE AREA = 918 m2 APPROX.

FITOUT OF EXISTING SUBSTATION.

2 TYPICAL 2,929 FLOOR PLATES m2 & 344 m2 APPROX. 2 = 918=m563 APPROX. GROSS BUILDING AREA = SITE mAREA

GROSS FLOOR AREA = 2,638 m2

GROSS BUILDING AREA = 2,929

FITOUT OF EXISTING SUBSTATION.

m2

FSR = 2.88:1

FSR = 4.66:1

RETAIL GROSS HOB = 30.3m APPROX.

HOB = 30.3m APPROX.

2,929

2,638

FLOOR AREA = 2,638 m2

WARD STREET

FSR2=

2.88:1 GFA = 825 m (APPROX)

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

= 30.3m APPROX. GROUNDHOB FLOOR FENDER BERRY ST PLAZA SOLAR PLANE ALTITUDE 32.3O

RL 110 CURRENT LEP

SITE AREA = 918 m2 APPROX.

FITOUT OF EXISTING SUBSTATION.

BERRY ST PLAZA RL 110 SOLAR PLANE ALTITUDE 32.3O CURRENT LEP

KATSALIDIS

414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

MIRAMS ARCHITE

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 1

GROSS BUILDING AREA = 2,929 m2 GROSS FLOOR AREA = 2,638 m2 FSR = 2.88:1

BERRY ST PLAZA RL 110 SOLAR PLANE ALTITUDE 32.3O CURRENT LEP

RL 95

RL 95

HOB = 30.3m APPROX. RL 88

RL 88

BERRY ST PLAZA SOLAR PLANE ALTITUDE 32.3O

SEPERATION BETWEEN EXISTING & ADDITION

RL 110 CURRENT LEP

BERRY ST PLAZA RL 110 SOLAR PLANE ALTITUDE 32.3O CURRENT LEP

RL 95

RL 79

RL 79

RL 88 NEW OPENING

RL 95

RL 95

WARD STREET

WARD STREET

SEPERATION BETWEEN EXISTING & ADDITION

RL 88

RL 88

RETAIN EXISTING SUBSTATION BUILDING

RL 79 BERRY STREET

BERRY STREET

SEPERATION BETWEEN EXISTING & ADDITION WARD STREET

PREPARED FOR:

IN ASSOCIATION WITH:

WARD North STREET

Sydney - North of Centre Precinct Plan IN ASSOCIATION WITH:

NORTH SYDNEY

RL 79

NORTH SYDNEY

NEW OPENING PREPARED FOR:

RL 79

ISSUE: FOR INFORMATION FE N D E R

K ATS A L I D I S MIRAMS ARCHITECTS

23 0M

50 M

NOC I 70 BERRY ST - CURRENT LEP I 28/11/2016 I SCALE NTS 1:500

F E N D E R

K ATS A L I D I S

M I R A M S ARCHITECTS

0M

50 M

RETAIN EXISTING SUBSTATION ISSUE: FORBUILDING INFORMATION

NOC I 70 BERRY ST - PROPOSED I 28/11/2016 I SCALE NTS 1:500

85 24

OVERSHADOWING IMPLICATIONS INTRODUCTION

The Ward Street precinct lies within land identified as North Sydney Centre under Part 6 of the North Sydney Local Environmental Plan 2013, with the exception of 45 McLaren Street and 150 Walker Street.

The protection of solar access to land zoned public recreation (other than Mount Street Plaza) and any land identified as “Special Area” is an explicit objective of Part 6.

These areas are well maintained open spaces that offer free, comfortable seating with good solar access within an otherwise fully developed CBD. These spaces are highly valued, particularly by workers who make use of these spaces throughout their working day.

Of particular relevance to future development within the Ward Street precinct are Berry Square, east Miller Street and Brett Whitley Square, which are identified as “Special Area” (refer figure opposite).

Under Part 6, development consent must not be granted for the erection of a building on land within North Sydney Centre if:

(a) the development would result in a net increase in overshadowing between 12 pm and 2 pm on land to which this Division applies that is within Zone RE1 Public Recreation or that is identified as “Special Area” on the North Sydney Centre Map, or

FROM THE NORTH SYDNEY LEP 2013

THE NOC PRECINCT

(b) the development would result in a net increase in overshadowing between 10 am and 2 pm of the Don Bank Museum, or …

NOC SQUARE (NEW SPECIAL AREA)

PROTECTING SPECIAL AREAS A DRIVING PRINCIPLE

Solar impact studies of the preceding sitespecific building envelopes have been prepared to illustrate changes to solar access at the ground level within these areas that may result, with the overarching objective that no net overshadowing be added to Berry Square and Brett Whiteley Place.

BERRY SQUARE

BRETT WHITELEY PLACE

Appropriate built form to the north of the new NOC Square also responds to the goal of delivering a new public space with adequate solar amenity. Height controls for future development and urban renewal projects around McLaren Street between Miller Street and Walker Street can ensure protected solar amenity to NOC Square, a new ‘Special Area.’

NORTH SYDNEY CENTRE SPECIAL AREAS

86

D T

BERRY PLAZA - WINTER SOLSTICE PROPOSED

The following shadow diagrams analyse the shadowing impacts caused by the proposed developments in the NOC precinct. The public spaces in the vicinity of the area inform the built form envelopes of the master plan.

These include: Berry Square, Brett Whiteley Place and the Proposed NOC Square.

BERRY SQUARE

These diagrams highlight the ground floor plane that is receiving sunlight in YELLOW. When an area changes from shadow to sunlight it is shown in BLUE. When an area that is currently in sun changes to shadow it is shown in RED. These diagrams show the public spaces in half an hour intervals and indicate areas in sun on each drawing.

PROPOSED - WINTER SOLSTICE (JUNE 21)

9am June 21st

Total Solar Access to Plaza = 0m2 Net Gain / Loss = 0m2

Altitude: 18.93o Azimuth: 47.51o

9am June 21st

Total Solar Access to Plaza = 0m2 Net Gain / Loss = 0m2

9AM

Altitude: 18.93o Azimuth: 47.51o

9:30am June 21st

Total Solar Access to Plaza = 0m2 Net Gain / Loss = 0m2

9:30AM Altitude: 22.89 o

Azimuth: 53.53

9:30am June 21st

o

Total Solar Access to Net Gain / Loss = 0m

Altitude: 22.89o Azimuth: 53.53o

10am June 21st

Total Solar Access to Plaza = 0m2 Net Gain / Loss = 0m2

10AM

Altitude: 26.31o Azimuth: 60.10o

Note 1.

38 m2

13 m2 130 m2

Note 1.

263 m2

38 m2

436 m2

13 m2 130 m2 263 m2

10:30am June 21st

Altitude: 29.07o Altitude: 29.07 10:30AM Azimuth: 67.21 67.21o Azimuth: 10:30am June 21st o

o

Existing Sunlight

Existing Sunlight

Sunlight Addition

129 m2 436 m2

459 m2

Total Solar Access to Plaza = 288 m2 11am June 21st o 11am June 21st Total Solar Access to Plaza = 566 m231.1011:30am June 21st Altitude: Net Gain / Loss = +25 m2 Altitude: 31.10 Altitude: 32.31 Net Gain / Loss = +130 m2 11AM 11:30AM

Total Solar Access to Plaza = 288 m2 Net Gain / Loss = +25 m2

o

Azimuth: 74.81o

o

o 82.77 Azimuth: 74.81Azimuth:

o

Total Solar Access to Net Gain / Loss = +13

Total Solar Access to Plaza = 588 m2 Net Gain / Loss = +129 m2

Notes: 1. Shadow caused by 70 - 74 Berry St roof addition

Sunlight Reduction

Sunlight Addition Sunlight Reduction

PREPARED FOR:

IN ASSOCIATION WITH:

North Sydney - North of Centre Precinct Plan

87

D T

BERRY PLAZA - WINTER SOLSTICE PROPOSED

BERRY SQUARE PROPOSED - WINTER SOLSTICE (JUNE 21)

9am June 21st

Total Solar Access to Plaza = 0m2 Net Gain / Loss = 0m2

Altitude: 18.93o Azimuth: 47.51o

9:30am June 21st

Total Solar Access to Net Gain / Loss = 0m

Altitude: 22.89o Azimuth: 53.53o

Note 1.

114 m2

51 m2 332 m2

12pm June 21st

Total Solar Access to Plaza = 446 m2 Net Gain / Loss = +114 m2

12PM

Altitude: 32.66o Azimuth: 90.91o

12:30pm June 21st

12:30PM Altitude: 32.12 o

Azimuth: 99.03

o

Total Solar Access to Plaza = 51 m2 Net Gain / Loss = -71 m2

1pm June 21st

Total Solar Access to Plaza = 0 m2 Net Gain / Loss = -19 m2

1PM

Altitude: 30.72o Azimuth: 106.93o

Note 1.

38 m2

13 m2 130 m2 263 m2

10:30am June 21st

Altitude: 29.07o Altitude: 28.52 1:30PM Azimuth: 114.92 67.21o Azimuth: 1:30pm June 21st o

o

Existing Sunlight

Existing Sunlight

Sunlight Addition

Sunlight Reduction

Sunlight Addition Sunlight Reduction

88

PREPARED FOR:

IN ASSOCIATION WITH:

Total Solar Access to Plaza = 0m2 Net Gain / Loss = 0m2

436 m2

Total Solar Access to Plaza = 288 m2 11am June 21st 2pm June 21st Total Solar Access to Plaza = 0m2 31.10o Altitude: Net Gain / Loss = +25 m2 Altitude: 25.6 Net Gain / Loss = 0m2 2PM o

Azimuth: 121.42o

Azimuth: 74.81o

Notes: 1. Shadow caused by Ward St Tower

Total Solar Access to Net Gain / Loss = +13

BERRY PLAZA - EQUINOX PROPOSED

PROPOSED - EQUINOX (SEPTEMBER 23)

9am June 21st

Total Solar Access to Plaza = 0m2 Net Gain / Loss = 0m2

Altitude: 18.93o Azimuth: 47.51o

Total Solar Access to Net Gain / Loss = 0m

479 m2

324 m2

104 m2

9am September 23rd

Altitude: 38.25 9AM Azimuth: 31.88

9:30am June 21st

Altitude: 22.89o Azimuth: 53.53o

Total Solar Access to Plaza = 104 m2 Net Gain / Loss = 0m2

o

o

9:30am September 23rd

10 m2 Total Solar Access to Plaza = 324 m2 Net Gain / Loss = 0m2

Altitude: 43.32 9:30AM Azimuth: 39.19 o

o

10am September 23rd

Altitude: 47.84 10AM Azimuth: 47.75

Total Solar Access to Plaza = 479 m2 Net Gain / Loss = 0m2

o

o

Note 1.

38 m2

13 m2 130 m2 263 m2

436 m2 694 m2

595 m2

10:30am June 21st

10:30am September 23rd o

Altitude: 29.07 10:30AM Azimuth: 67.21o Altitude: 51.62o Azimuth: 57.79o

689 m2

22 m2

Total Solar Access to Plaza = 288 m2 11am June 21st 11am September 23rd Total Solar Access to Plaza = 689 m2 o11:30am September 23rd Net Gain / Loss = +25 m2 Altitude: 54.4 Net Gain / Loss = 0m2Altitude: 31.10 Altitude: 55.93 11AM 11:30AM

Total Solar Access to Plaza = 617 m2 Net Gain / Loss = 0m2

o

Azimuth: 69.39o

o

82.26 o Azimuth: 74.81Azimuth:

o

Total Solar Access to Net Gain / Loss = +13

Total Solar Access to Plaza = 694 m2 Net Gain / Loss = 0m2

Existing Sunlight Sunlight Addition

Existing Sunlight

Sunlight Reduction

Sunlight Addition Sunlight Reduction North Sydney - North of Centre Precinct Plan

89

BERRY SQUARE

BERRY PLAZA - EQUINOX PROPOSED

PROPOSED - EQUINOX (SEPTEMBER 23)

9am June 21st

Total Solar Access to Plaza = 0m2 Net Gain / Loss = 0m2

Altitude: 18.93o Azimuth: 47.51o

9:30am June 21st

Total Solar Access to Net Gain / Loss = 0m

Altitude: 22.89o Azimuth: 53.53o

24 m2

131 m2 559 m2

235 m2 188 m2

2 m2

12pm September 23rd

Altitude: 56.04 12PM Azimuth: 95.69

13 m2

Total Solar Access to Plaza = 559 m2 Net Gain / Loss = - 131 m2

o

o

12:30pm September 23rd

Total Solar Access to Plaza = 237 m2 Net Gain / Loss = - 447 m2

Altitude: 54.72 12:30PM Azimuth: 108.70 o

o

1pm September 23rd

Altitude: 52.12 1PM Azimuth: 120.53

Total Solar Access to Plaza = 225 m2 Net Gain / Loss = - 340 m2

o

o

Note 1.

38 m2

13 m2 130 m2

83 m2

263 m2

84 m2 2

469 m

436 m2

1 m2 14 m2

428 m2

23 m2 15 m2

414 m2

10:30am June 21st

1:30pm September 23rdo

Altitude: 29.07 1:30PM Azimuth: 67.21o Altitude: 48.48o Azimuth: 130.81o

Total Solar Access to Plaza = 288 m2 11am June 21st 2pm September 23rd Total Solar Access to Plaza = 567 m2 o2:30pm September 23rd 31.102:30PM Net Gain / Loss = +25 m2 Altitude: 44.05 Altitude: 39.05 Net Gain / Loss = + 83Altitude: m2 2PM

Total Solar Access to Plaza = 497 m2 Net Gain / Loss = -16 m2

o

Azimuth: 139.58o

Total Solar Access to Net Gain / Loss = +13

Total Solar Access to Plaza = 466 m2 Net Gain / Loss = +23 m2

o

147.06 o Azimuth: 74.81Azimuth:

o

Existing Sunlight Sunlight Addition

Existing Sunlight

Sunlight Reduction

Sunlight Addition Sunlight Reduction 90

402 m2

STATEMENT

Berry Square is the largest privately owned plaza in the North Sydney CBD. It offers a diverse range of seating including benches and a small lawn that are free to the public as well as cafe seating at the building edge. Together with other privately owned public spaces, Berry Square offsets a general lack of publicly owned parks and plazas within the CBD. Redevelopment of the amalgamated 56 and 66 Berry Street has the potential to impact upon solar access to Berry Square.

The proposed building envelope takes this into account and provides a podium that is reduced in size from the existing built form. This ensures greater sunlight provision to Berry Square during winter solstice than is currently available. The tower’s form ensures the shadow it casts onto Berry Square is minimised during the equinox in both area and duration.

KEY POINTS

Improved solar access during colder months around mid-winter, gain of 18% solar access.

Although the envelope results in a reduction in available solar access during the equinox this is more than offset by solar access gained in the colder months at mid-winter providing a net gain in solar access of 1%

Overshadowing impact is minimised at the equinox, loss of 17% solar access.

Overall net gain in solar access of 1%.

Berry Square looking north

North Sydney - North of Centre Precinct Plan

91

BRETT WHITELEY PLACE PROPOSED LEGEND

56 - 66 BERRY ST

RL 206

WARD ST RL 200

June 21st 11:45am Altitude: 32.5o

McCLAR

EN ST

3.

BERRY

ST

DENISON ST

2.

SPRIN

G ST

PUBLIC PLACES 1.

MOUN

T ST

1. BRET BRETTWHITELEY WHITELEYPLACE PLACE 2. BERRY ST PLAZA 3. WARD ST PLAZA

221 MILLER ST

DA APPROVED RL 146.7

BRET WHITELEY PLACE

CNR OF DENISON & SPRING ST

DENISON ST

92

MOUNT ST

DENISON ST

BERRY ST

STATEMENT

Brett Whiteley Place is one of the few publically owned open spaces within North Sydney CBD. The space has an open presentation and offers a variety of places to sit as well as visual connection to nearby shops. The space also has a number of eateries that open to the street day and night providing extended periods of activation and benefits from both mature trees and public art.

Due to the size and location of surrounding development, Brett Whiteley Place is currently overshadowed at midwinter. The increased heights of new developments may further reduce solar access and generate increased wind at the ground level.

Redevelopment of the amalgamated 56 and 66 Berry Street has the potential to impact upon solar access to Brett Whiteley Place. The proposed building envelope has been designed to ensure that no additional shadows will be cast over this important public open space.

KEY POINTS

Brett Whiteley Place currently overshadowed at mid-winter.

Potential overshadowing impact guided design of building envelope for 56-66 Berry Street .

No change to existing shadows over Brett Whiteley Place.

Brett Whiteley Place looking east

North Sydney - North of Centre Precinct Plan

93

NOC PLAZA - WINTER SOLSTICE PROPOSED

m June9am 21stJune 21st

Total Solar Total Access SolartoAccess Plaza =to0m2 Plaza = 0m2 Net Gain Net / Loss Gain = 0m2 / Loss = 0m2

NOC ude: 18.93 Altitude: 18.93SQUARE o

o

o muth: 47.51 Azimuth: 47.51o

9:30am June 9:30am 21stJune 21st

o Altitude: 22.89 Altitude: 22.89o o Azimuth: 53.53 Azimuth: 53.53o

PROPOSED - WINTER SOLSTICE (JUNE 21)

Public Roof Terrace 16 m2

NOC Plaza

Ward St Tower 151 m2

38 m

Public Roof Terrace

2

38 m Overhang

2

Shown Transparent

13 m2

NOC Plaza

Ward St Tower

Note 1. Note 1.

Public Roof Terrace

95 m2

NOC Plaza

Ward St Tower

233 m2 Overhang Shown Transparent

13 m2

Overhang Shown Transparent

154 m2

130 m2 130 m2

263 m2 263 m2 Berry St Tower

o

436 m2 436 Berry St Tower

0am 10:30am June 21stJune 21st o

ude: 29.07 Altitude: 9am June 21st 29.07 9AM Altitude: 18.93 o Azimuth: 47.51 muth: 67.21 Azimuth: 67.21o o

o

Sunlight

Existing Sunlight Existing Sunlight Sunlight Addition Sunlight Addition 94 Sunlight Reduction Sunlight Reduction

53 m2

Berry St Tower

Total Solar Total Access SolartoAccess Plaza =to288 Plaza m2= 288 m211am June 11am 21stJune 21st o Altitude: Altitude: 31.10o 9:30amNet 21st 10am June 31.10 21st Net Gain /JuneLoss Gain = +25 / Loss m2= +25 m2 9:30AM 10AM Altitude: 22.89 Altitude: 26.31 o

Azimuth: 53.53o

o

o Azimuth: 60.10 Azimuth: 74.81 Azimuth: 74.81o o

NOC PLAZA - WINTER SOLSTICE PROPOSED

m June9am 21stJune 21st o

Total Solar Total Access SolartoAccess Plaza =to0m2 Plaza = 0m2 Net Gain Net / Loss Gain = 0m2 / Loss = 0m2

o

ude: 18.93 Altitude: 18.93 o muth: 47.51 Azimuth: 47.51o

9:30am June 9:30am 21stJune 21st

o Altitude: 22.89 Altitude: 22.89o o Azimuth: 53.53 Azimuth: 53.53o

PROPOSED - WINTER SOLSTICE (JUNE 21)

Public Roof Terrace

Public Roof Terrace

NOC Plaza 824 m2

38 m

2 Overhang

38 m

2

Shown Transparent

18 m

53 m2

11 m2

Ward St Tower

151 m2 Public Roof Terrace

2

Note 1. Note 1.

13

m2

13

NOC Plaza

Ward St Tower 1,362 m2

1,470 m2

Overhang Shown Transparent

m2

NOC Plaza

Ward St Tower

Overhang Shown Transparent

130 m2 130 m2 263 m2 263 m2 Berry St Tower

Berry St Tower

0am 10:30am June 21stJune 21st 10:30am o June 21st

o

ude: 29.07 Altitude: 29.07 Altitude: 29.07 10:30AM o Azimuth: 67.21 muth: 67.21 Azimuth: 67.21o o

436 m2 436

o

Berry St Tower

Total Solar Total Access SolartoAccess Plaza =to288 Plaza m2= 288 m211am June 11am 21stJune 21st o 11am June 21st 11:30am June 21st Altitude: 31.10 Altitude: 31.10o Net Gain Net / Loss Gain = +25 / Loss m2= +25 m2 Altitude: 31.10 Altitude: 32.31 11AM 11:30AM o

Azimuth: 74.81o

o

o Azimuth: 74.81 Azimuth: 74.81o Azimuth: 82.77o

Sunlight

Existing Sunlight Existing Sunlight Sunlight Addition Sunlight Addition Sunlight Reduction Sunlight Reduction

North Sydney - North of Centre Precinct Plan

95

NOC PLAZA - WINTER SOLSTICE PROPOSED

m June9am 21stJune 21st

Total Solar Total Access SolartoAccess Plaza =to0m2 Plaza = 0m2 Net Gain Net / Loss Gain = 0m2 / Loss = 0m2

NOC ude: 18.93 Altitude: 18.93SQUARE o

o

o muth: 47.51 Azimuth: 47.51o

9:30am June 9:30am 21stJune 21st

o Altitude: 22.89 Altitude: 22.89o o Azimuth: 53.53 Azimuth: 53.53o

PROPOSED - WINTER SOLSTICE (JUNE 21)

0 m2

262 m2 Public Roof Terrace

Public Roof Terrace

Public Roof Terrace

188 m2

118 m2

77 m2 NOC Plaza

Ward St Tower

38 m

797 m2

2 Overhang

38 m

2

Shown Transparent

Note 1. Note 1.

13

m2

13

NOC Plaza

Ward St Tower

Overhang Shown Transparent

m2

NOC Plaza

Ward St Tower

Overhang Shown Transparent

130 m2 130 m2 263 m2 263 m2 Berry St Tower

Berry St Tower

0am 10:30am June 21stJune 21st o 21st 12pm June

o

ude: 29.07 Altitude: 29.07 Altitude: 32.66 12PM o Azimuth: 90.91 muth: 67.21 Azimuth: 67.21o o

436 m2 436

o

Sunlight

Existing Sunlight Existing Sunlight Sunlight Addition Sunlight Addition 96 Sunlight Reduction Sunlight Reduction

Berry St Tower

Total Solar Total Access SolartoAccess Plaza =to288 Plaza m2= 288 m211am June 11am 21stJune 21st o 12:30pm June 21st 1pm June 21st Altitude: 31.10 Altitude: 31.10o Net Gain Net / Loss Gain = +25 / Loss m2= +25 m2 Altitude: 32.12 Altitude: 30.72 12:30PM 1PM o

Azimuth: 99.03o

o

o Azimuth: 74.81 Azimuth: 74.81o Azimuth: 106.93o

NOC PLAZA - WINTER SOLSTICE PROPOSED

m June9am 21stJune 21st o

Total Solar Total Access SolartoAccess Plaza =to0m2 Plaza = 0m2 Net Gain Net / Loss Gain = 0m2 / Loss = 0m2

o

ude: 18.93 Altitude: 18.93 o muth: 47.51 Azimuth: 47.51o

9:30am June 9:30am 21stJune 21st

o Altitude: 22.89 Altitude: 22.89o o Azimuth: 53.53 Azimuth: 53.53o

PROPOSED - WINTER SOLSTICE (JUNE 21)

Public Roof Terrace 41 m2

NOC Plaza

Ward St Tower

38 m

Public Roof Terrace

2 Overhang

38 m

2

Shown Transparent

Note 1. Note 1.

13

m2

13

NOC Plaza

Ward St Tower

Overhang Shown Transparent

m2

130 m2 130 m2 263 m2 263 m2 Berry St Tower

Berry St Tower

0am 10:30am June 21stJune 21st o 21st 1:30pm June

o

ude: 29.07 Altitude: 29.07 Altitude: 28.52 1:30PM o Azimuth: 114.92 muth: 67.21 Azimuth: 67.21o o

436 m2 436

o

Total Solar Total Access SolartoAccess Plaza =to288 Plaza m2= 288 m211am June 11am 21stJune 21st o 2pm June 21st Altitude: 31.10 Altitude: 31.10o Net Gain Net / Loss Gain = +25 / Loss m2= +25 m2 Altitude: 25.6 2PM o

Azimuth: 121.42o

o Azimuth: 74.81 Azimuth: 74.81o

Sunlight

Existing Sunlight Existing Sunlight Sunlight Addition Sunlight Addition Sunlight Reduction Sunlight Reduction

North Sydney - North of Centre Precinct Plan

97

NOC PLAZA - EQUINOX PROPOSED

m June9am 21stJune 21st

Total Solar Total Access SolartoAccess Plaza =to0m2 Plaza = 0m2 Net Gain Net / Loss Gain = 0m2 / Loss = 0m2

NOC ude: 18.93 Altitude: 18.93SQUARE o

o

o muth: 47.51 Azimuth: 47.51o

9:30am June 9:30am 21stJune 21st

o Altitude: 22.89 Altitude: 22.89o o Azimuth: 53.53 Azimuth: 53.53o

PROPOSED - EQUINOX (SEPTEMBER 23)

Public Roof Terrace

641 m2

Public Roof Terrace

Public Roof Terrace

590 m2

650 m2

8 m2

385 m2 Ward St Tower

NOC Plaza

38 m2 Overhang 38 m2 Shown Transparent

666 m2 Ward St Tower

Note 1. Note 1.

13

m2

13

NOC Plaza

Ward St Tower

Overhang Shown Transparent

m2

NOC Plaza 934 m2

Overhang Shown Transparent

130 m2 130 m2 263 m2 263 m2 Berry St Tower

Berry St Tower

0am 10:30am June 21stJune 21st o 9am September 23rd

o

ude: 29.07 Altitude: 29.07 Altitude: 38.25 9AM o Azimuth: 31.88 muth: 67.21 Azimuth: 67.21o o

436 m2 436

o

Sunlight

Existing Sunlight Existing Sunlight Sunlight Addition Sunlight Addition 98 Sunlight Reduction Sunlight Reduction

Berry St Tower

Total Solar Total Access SolartoAccess Plaza =to288 Plaza m2= 288 m211am June 11am 21stJune 21st o 9:30am September 23rd 10am September 23rd Altitude: 31.10 Altitude: 31.10o Net Gain Net / Loss Gain = +25 / Loss m2= +25 m2 Altitude: 47.84 Altitude: 43.32 9:30AM 10AM o

Azimuth: 39.19o

o

o Azimuth: 74.81 Azimuth: 74.81o Azimuth: 47.75o

NOC PLAZA - EQUINOX PROPOSED

m June9am 21stJune 21st o

Total Solar Total Access SolartoAccess Plaza =to0m2 Plaza = 0m2 Net Gain Net / Loss Gain = 0m2 / Loss = 0m2

o

ude: 18.93 Altitude: 18.93 o muth: 47.51 Azimuth: 47.51o

9:30am June 9:30am 21stJune 21st

o Altitude: 22.89 Altitude: 22.89o o Azimuth: 53.53 Azimuth: 53.53o

PROPOSED - EQUINOX (SEPTEMBER 23)

Public Roof Terrace

1,276 m2 Ward St Tower

38 m

625 m2

Public Roof Terrace

NOC Plaza

2 Overhang

38 m

2

Shown Transparent

Ward St Tower

Note 1. Note 1.

13

m2

13

668 m2 Public Roof Terrace

646 m2

1,577 m2 NOC Plaza

Overhang Shown Transparent

m2

NOC Plaza

Ward St Tower

Overhang Shown Transparent 1,686 m2

130 m2 130 m2 263 m2 263 m2 Berry St Tower

Berry St Tower

0am 10:30am June 21stJune 21st 10:30am o September 23rd

o

ude: 29.07 Altitude: 29.07 Altitude: 51.62 10:30AM o Azimuth: 57.79 muth: 67.21 Azimuth: 67.21o o

436 m2 436

o

Berry St Tower

Total Solar Total Access SolartoAccess Plaza =to288 Plaza m2= 288 m211am June 11am 21stJune 21st 11am September 23rd 11:30am September 23rdo Altitude: 31.10 Altitude: 31.10o Net Gain Net / Loss Gain = +25 / Loss m2= +25 m2 Altitude: 54.4 Altitude: 55.93 11AM 11:30AM o

Azimuth: 69.39o

o

o Azimuth: 74.81 Azimuth: 74.81o Azimuth: 82.26o

Sunlight

Existing Sunlight Existing Sunlight Sunlight Addition Sunlight Addition Sunlight Reduction Sunlight Reduction

North Sydney - North of Centre Precinct Plan

99

NOC PLAZA - EQUINOX PROPOSED

m June9am 21stJune 21st

Total Solar Total Access SolartoAccess Plaza =to0m2 Plaza = 0m2 Net Gain Net / Loss Gain = 0m2 / Loss = 0m2

NOC ude: 18.93 Altitude: 18.93SQUARE o

o

o muth: 47.51 Azimuth: 47.51o

9:30am June 9:30am 21stJune 21st

o Altitude: 22.89 Altitude: 22.89o o Azimuth: 53.53 Azimuth: 53.53o

PROPOSED - EQUINOX (SEPTEMBER 23)

Public Roof Terrace

685 m2

Public Roof Terrace

Public Roof Terrace

500 m2

301 m2

159 m2 NOC Plaza

Ward St Tower

38 m

989 m2

2 Overhang

38 m

2

Shown Transparent

Note 1. Note 1.

13

m2

13

NOC Plaza

Ward St Tower

Overhang Shown Transparent

m2

NOC Plaza

Ward St Tower

Overhang Shown Transparent

130 m2 130 m2 263 m2 263 m2 Berry St Tower

Berry St Tower

0am 10:30am June 21stJune 21st o 12pm September 23rd

o

ude: 29.07 Altitude: 29.07 Altitude: 56.04 12PM o Azimuth: 95.69 muth: 67.21 Azimuth: 67.21o o

436 m2 436

o

Sunlight

Existing Sunlight Existing Sunlight Sunlight Addition Sunlight Addition 100 Sunlight Reduction Sunlight Reduction

Berry St Tower

Total Solar Total Access SolartoAccess Plaza =to288 Plaza m2= 288 m211am June 11am 21stJune 21st o 12:30pm September 23rd 1pm September 23rd Altitude: Altitude: 31.10o Net Gain Net / Loss Gain = +25 / Loss m2= +25 m2 Altitude: 54.72 Altitude: 12:30PM 1PM52.1231.10 o

Azimuth: 108.70o

o

o Azimuth: 74.81 Azimuth: 74.81o Azimuth: 120.53o

NOC PLAZA - EQUINOX PROPOSED

m June9am 21stJune 21st o

Total Solar Total Access SolartoAccess Plaza =to0m2 Plaza = 0m2 Net Gain Net / Loss Gain = 0m2 / Loss = 0m2

o

ude: 18.93 Altitude: 18.93 o muth: 47.51 Azimuth: 47.51o

9:30am June 9:30am 21stJune 21st

o Altitude: 22.89 Altitude: 22.89o o Azimuth: 53.53 Azimuth: 53.53o

PROPOSED - EQUINOX (SEPTEMBER 23)

104 m2 Public Roof Terrace

NOC Plaza

Ward St Tower

38 m

Public Roof Terrace

2 Overhang

38 m

2

Shown Transparent

Note 1. Note 1.

13

m2

13

NOC Plaza

Ward St Tower

Overhang Shown Transparent

m2

130 m2 130 m2 263 m2 263 m2 Berry St Tower

Berry St Tower

0am 10:30am June 21stJune 21st o 1:30pm September 23rd

o

ude: 29.07 Altitude: 29.07 Altitude: 48.48 1:30PM o Azimuth: 130.81 muth: 67.21 Azimuth: 67.21o o

436 m2 436

o

Total Solar Total Access SolartoAccess Plaza =to288 Plaza m2= 288 m211am June 11am 21stJune 21st o 2pm September 23rd Altitude: 31.10 Altitude: 31.10o Net Gain Net / Loss Gain = +25 / Loss m2= +25 m2 Altitude: 2PM44.05 o

Azimuth: 139.58o

o Azimuth: 74.81 Azimuth: 74.81o

Sunlight

Existing Sunlight Existing Sunlight Sunlight Addition Sunlight Addition Sunlight Reduction Sunlight Reduction

North Sydney - North of Centre Precinct Plan

101

NOC Square looking north

NOC SQUARE STATEMENT

The proposed NOC Square is a significant addition of public space in the North Sydney CBD. The location of NOC Square has been identified as the optimal location within the Ward Street precinct for a public square due to the size of public space that could be accommodated as well as the availability of solar access. Public access to a rooftop terrace above the community hub further increases the area of public space and availability of solar access.

This square has the following provisions of solar amenity: Careful location and design of new building envelopes ensures that, even during mid-winter N.O.C. Square benefits from solar access between 9am to 1pm with a peak 2-hour window (10:30am–12:30pm) during which an average of 1,113 sqm of open space is lit by the sun – an area three times greater than that provided by Berry Square.

During the equinox, NOC Square continues to provide over 1,000 sqm of public space with high solar amenity between 9am and midday. This peaks at 11:30am when approx. 2,354 sqm of public space is receives sunlight at the ground plane.

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KEY POINTS

N.O.C Square provides a much-needed new public open space with high solar amenity to North Sydney CBD. Substantial mid-winter solar access ( 1113 sqm) - three times greater than current Berry Square provision.

In addition, a future rooftop terrace above the community hub will provide a secondary public open space with high solar amenity.

North Sydney - North of Centre Precinct Plan

103

FINANCIAL IMPERATIVES

A RETURN FOR THE COMMUNITY

North Sydney - North of Centre Precinct Plan

105

ECONOMIC ANALYSIS : WARD STREET CAR PARK A HIGH LEVEL FINANCIAL ESTIMATE YIELDS COUNCIL A POTENTIAL $45-55 MILLION DEVELOPMENT OPPORTUNITY WHICH CAN BE USED FOR IMPROVED COMMUNITY BENEFIT.

VIABILITY STATEMENT High level feasibility modelling suggests the mix of uses as envisaged could be worth $45 – 55m as a development opportunity.

(Note this is a high level estimate).

This suggests firstly, that the scheme proposed for the Ward Street car park site is financially viable. It further suggests that the funding of public benefit components included in the Masterplan are also made viable.

FINANCIAL YIELD

OPPORTUNITIES

CURRENT LEP

LAND USES

CARPARK

2,858 m2

9,437 m2

2,678 m2

TOTAL

$45-55 MILLION POTENTIAL FINANCIAL YIELD

PROPOSED

$$$$$$$$$$

3

2

5,101 m2

9,849 m

It is advantageous that the site is within Council control, as this significantly improves Council’s ability to make the public benefit outcomes envisaged in the Masterplan happen.

Retaining ownership of retail tenancies on the site could also offer Council control over the activation of the precinct, through ensuring the right mix and vibrancy.

42% RESIDENTIAL 40% COMMERCIAL 18% COMMUNITY

11,970 m2

14,973 m2

MIXED LAND USES TOTAL 26,920

m2

TOTAL

4,287 m2

STREET

TOTAL

15,994 m2

Existing m2

PUBLIC OPEN SPACES TOTAL

Additional 2,638 m2

Ward Street looking north

Existing m2

TOTAL

Additional 3,363 m2

STREET

106 TOTAL 4,109

COMMUNITY HUB

3,363 m2

Existing m2

TOTAL

There are various models through which Council could pursue the outcomes envisaged on the Ward Street site, in order to facilitate the public benefit component.

9,424 m2

STREET TOTAL

PAYS FOR:

Y STREET

m2 TOTAL

8,828 m2

ECONOMIC ADVICE : THE OPPORTUNITY SITES 56-66 BERRY ST VIABILITY STATEMENT

41 McLAREN ST STATEMENT VIABILITY STATEMENT

45 McLAREN ST. VIABILITY STATEMENT

70-74 BERRY ST VIABILITY STATEMENT

The Masterplan contemplates retention The site comprises an existing strata This potential development is comprised of the existing commercial building residential building. Under current of two existing commercial office structure and the addition of five levels to planning controls, redevelopment is not buildings. Cooperation by the landowners accommodate residential uses. feasible. to achieve a redevelopment on a site directly opposite the future Victoria Cross The existing commercial building has train station could unlock a valuable The Masterplan envisages a 12 level generous floorplates, however is aged renewal opportunity. The envisaged residential building. This represents an and would require a comprehensive uses responds to demand for hotel and opportunity for an aged building to be refurbishment to facilitate provision of conference facilities, contributing to North renewed, subject to the collective strata contemporary office accommodation Sydney’s competitiveness as one of holders’ objectives and expectations. that would be attractive to commercial Sydney’s important CBDs. Engagement Should there be interest by the strata occupiers. There is a potential for the with the landowners of the existing holders in pursuing a redevelopment additional levels of residential to assist in buildings would help progress planning opportunity, there could be also be PROPOSED the offset of the refit and refurbishment of for future redevelopment. The MasterplanPROPOSED an opportunity for public benefit to be the existing structure. contemplates built form and floorspace provided, leveraging the development

The location of this site presents an excellent opportunity to accommodate an ‘entrance’ to the precinct.

Despite its strategic position and prominent address to Berry Street opposite the future Victoria Cross train station, there is an array of unknowns with the site. Investigations into the cost associated with adaptive reuse of the building (e.g. remediation requirements, demolition, etc.) are required to enable development of viable options for the site.

INDICATIVE CALCULATIONS

that exceeds that which is permitted under the current planning controls.

Council could work with the landowners to leverage additional development potential PROPOSED towards public benefit.

INDICATIVE CALCULATIONS GBA m2

LEVEL

GFA m2

LEVEL

GBA m2

LG

1,625

GFA m2

G

1,625

L1 - L6

5,526

4,973

L7 - L10

2,480

2,232

11,256

8,828

upside.

PROPOSED

650 973

INDICATIVE CALCULATIONS

EXISTING

UNKNOWN

L1 - L3

2,577

2190

L4 - L5

1,380

1,173

GFA m2

913

825

4 LEVELS

L1 - L2

1,252

1,126

TYPICAL FLOOR PLATES = 563 m2 & 344 m2 APPROX.

SITE AREA = 1,757 m2 APPROX. 3,957

L3 - L4

764

687

2,929

2,638

COMMERCIAL GFA = 1,813 m2 (APPROX)

RETAIL

GROSS BUILDING AREA = 11,256 m2

3,363

GFA = 825 m2 (APPROX)

GROSS FLOOR AREA = 8,828 m2

GROUND FLOOR

FSR = 5:1

SITE AREA = 918 m2 APPROX.

HOB = 41m APPROX. (VARIES)

FITOUT OF EXISTING SUBSTATION.

GROSS BUILDING AREA = 2,929 m2

RESIDENTIAL ADDITION

GROSS FLOOR AREA = 2,638 m2

GFA = 3,363 m2 (APPROX) RL 206

GBA m2

G

LEVEL

ADDITION

FSR = 2.88:1

RESIDENTIAL

5 LEVELS

HOB = 30.3m APPROX.

INDICATIVE CALCULATIONS

TYPICAL FLOOR PLATE = 915 LEVEL

GBA m2

GROUND

1,135

L1 - L5

5,675

L6

1,135 DEPENDING 1,019 ON MIX.

L7

405

L8

405

L9 - L27

7,695

L28

405

L29 - L39

4,050

L41

405

m2

& 586

m2

GFA = 8,428

GFA m2

m2 (APPROX)

(APPROX)

12 LEVELS

APPROX. 5 - 7 APARTMENTS PER LEVEL

TYPICAL FLOOR PLATES = 828 m2 & 551 m2 (APPROX)

25 - 30 APARTMENTS 5,095

APPROX. 5 - 8 APARTMENTS PER LEVEL

820

BERRY ST PLAZA RL 110 SOLAR PLANE ALTITUDE 32.3O CURRENT LEP

56 - 90 APARTMENTS DEPENDING ON MIX.

302

5,738

RL 110

RL 95

RETAIL or COMMERCIAL GFA = 400 m2 (APPROX)

3,020

1 LEVEL, FRONTING McCLAREN AND HARNETT ST

RL 164

RL 100

RL 104

RL 88

21,310 15,994 SITE AREA = 1,512 m2 APPROX.

RESIDENTIAL L7 - L10

GROSS BUILDING AREA = 21,310 m2 GROSS FLOOR AREA = 15,994

m2

SEPERATION BETWEEN EXISTING & ADDITION

FSR = 10.6:1 HOB = 140m APPROX.

RL 79

COMMERCIAL

12m HOB

RL 86

RESIDENTIAL L1 - L6

GFA = 5,095 m2 (APPROX)

CURRENT LEP NEW OPENING

5 LEVELS RETAIN EXISTING BUILDING

TYPICAL FLOOR PLATE = 944 m2

HARNETT STREET

RETAIN EXISTING SUBSTATION BUILDING

HOTEL

RESIDENTIAL G

GFA = 10,025 m2 (APPROX) 31 LEVELS

WARD STREET

RL 68

RESIDENTIAL LG

TYPICAL HOTEL SUITE FLOOR PLATE = 302 m2 ROOMS PER LEVEL = 10 ROOMS IN TOTAL = 280 (APPROX.)

HARNETT STREET

WALKER STREET

CONFERANCE FACILITY - LEVEL 6 - 945 m2

RL 95

BERRY STREET

McCLAREN STREET

HOTEL RECREATION GFA = 604 m2 (APPROX)

McCLAREN STREET

LEVEL 7 & L39 ADDITIONAL ROOF TERRACE AND LANDSCAPING.

WARD STREET

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

WARD STREET

RETAIL

PREPARED FOR:

IN ASSOCIATION WITH:

ISSUE: FOR INFORMATION F E N D E R

NORTH SYDNEY GFA = 364 m2 (APPROX)

PH: 8216 3500

M I R A M S ARCHITECTS FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

24 0M

NOC I 70 BERRY ST - PROPOSED I 28/11/2016 I SCALE NTS 1:500

50 M

NORTH

ISSUE: FOR INFORMATION

GROUND FLOOR FENDER KATSALIDIS MIRAMS ARCHITECTS BULLIVANT LANE

K ATS A L I D I S

414 KENT STREET, SYDNEY, 2000

414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

WARD ST

20 0M

NOC I 41 McCLAREN ST - PROPOSED I 28/11/2016 I SCALE NTS 1:500

50 M

NORTH

WARD STREET

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

BERRY ST

ISSUE: FOR INFORMATION FENDER KATSALIDIS MIRAMS ARCHITECTS 414 KENT STREET, SYDNEY, 2000

WARD STREET

PREPARED FOR:

IN ASSOCIATION WITH:

NORTH SYDNEY

ISSUE: FOR INFORMATION FENDER KATSALIDIS MIRA M S ARCHITECTS 414 KENT STREET, SYDNEY, 2000

PH: 8216 3500

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

13 0M

NOC I BERRY ST - PROPOSED I 28/11/2016 I SCALE NTS 1:500

50 M

NORTH

PH: 8216 3500

FENDER KATSALIDIS MIRAMS (Sydney) PTY LTD ABN 54 104 469 374

22 0M

NOC I 45 McCLAREN - PROPOSED I 28/11/2016 I SCALE NTS 1:500

50 M

NORTH

North Sydney - North of Centre Precinct Plan

107

CONSIDERATIONS FOR THE FUTURE The NOC precinct is an exceptional opportunity for Council to leverage state government investment into transport infrastructure by shaping development and renewal of an area directly accessible to and from the proposed Victoria Cross train station.

Owing to existing land use and building patterns, close collaboration with respective building owners will be required to achieve renewal outcomes that will collectively benefit the precinct. A key will be the amalgamation of 5666 Berry Street to unlock the potential for a landmark and identifying building directly opposite the new train station.

The Masterplan envisages built form that in many cases exceeds that which is permitted under current planning controls. While conceptual at this stage, the Masterplan outlines the framework for various stakeholders to carry out future development planning. It also presents an opportunity for contribution to public benefit, for Council and community to benefit from the value upside of increased development potential.

108

Ward Street looking north

North Sydney Sydney -- North North of of Centre Centre Precinct Precinct Plan Plan North

109 109

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