Planning Proposal 194-214 Oxford Street & 2 Nelson … · 194-214 Oxford Street & 2 Nelson Street . Bondi Junction . March 2015 . ... PROJECT TIMELINE 73 10 CONCLUSION 74. ... to

Planning Proposal

194-214 Oxford Street & 2 Nelson Street

Bondi Junction

March 2015

TABLE OF CONTENTS PAGE NO SECTION A - OVERVIEW

1 EXECUTIVE SUMMARY 1

2 BACKGROUND 6

3 THE SITE AND CONTEXT 10 3.1 The Western Precinct 10 3.2 The Subject Site - within the Western Precinct 11 3.3 Surrounding Development 16

SECTON B - PLANNING PROPOSAL

4 PART 1 – OBJECTIVE AND THE INTENDED OUTCOMES 22 4.1 Objectives of the Planning Proposal 22 4.2 Intended Development Outcome 23

5 PART 2 – EXPLANATION OF THE PROVISIONS 24

6 PART 3 - JUSTIFICATION 26 6.1 Need for a Planning Proposal 26 6.1.1 Is the Planning Proposal a result of any strategic study or report? 31 6.1.2 Is the Planning Proposal the best means of achieving the objective,is there a better way? 34 6.1.3 Direct Benefits to the community as a result of this PP 38 6.2 Relationship to Strategic Planning Framework 47 6.2.1 Is the Planning Proposal consistent with regional or sub-regional strategy 47 6.2.2 Is the Planning Proposal consistent with the local Council’s strategic plan? 53 6.2.3 Is the Planning Proposal consistent with applicable state environmental planning policies 60 6.2.4 Is the Planning Proposal consistent with the applicable ministerial directions? 61 6.3 ENVIRONMENTAL, SOCIAL AND ECONOMIC IMPACT 65 6.3.1 Is there any likelihood that critical habitat or threatened species will be adversely affected? 65 6.3.2 Are there any other likely environmental effects as a result of the Planning Proposal? 65 6.3.3 Has the Planning Proposal adequately addressed any social and economic effects? 65 6.4 STATE AND COMMONWEALTH INTERESTS 66 6.4.1 Is there adequate public infrastructure for the Planning Proposal? 66 6.4.2 What are the views of State and Commonwealth authorities re Gateway determination? 67

7 PART 4 – MAPPING 69

8 PART 5 - CONSULTATION 71 8.1 Consultation with Council 71 8.2 Outcome of Previous Consultation with the Public 72 8.3 Community Consultation during the PP Process 72

9 PART 6 – PROJECT TIMELINE 73

10 CONCLUSION 74

APPENDIX DOCUMENT PREPARED BY 1. Urban Design Report City Plan Urban Design

2. Architectural Design Report MHN Design Union

3. Traffic Report GTA Consultants

4. Proposed Bicycle and Pedestrian Provision

Sustainable Transport Consultants

5. Heritage Analysis CityPlan Heritage + Urbis

6. Survey Plan Eric Scerri & Associates

7. Letter from Council Waverley Council

8. Submission re: Charette City Plan Strategy and Development

9. Draft Public Benefit Offer Stargate Property Group Pty Ltd

TABLES 1. Evaluation criteria for new LEPs

2. Consistency with ‘A Plan for Growing Sydney’ – Sydney Metropolitan Strategy

3. Consistency with Draft East Sub-regional strategy

4. Summary of compliance with the key objectives and controls of the Waverley LEP 2012

5. Consistency with State Environmental Planning Policies (SEPPs)

6. Consistency with Section 117 Ministerial Directions

7. Indicative project timeline

Job No Issue Prepared By / Date

Reviewed by Director

Approved by Director

12118

Draft HP 20.10.14

SF 22.10.14

Name: Sue Francis Executive Director

12118 Draft HP 22.11.14

SF 09.12.14

12118 Final AK 10.03.15 SF 10.03.15

Note: This document is preliminary unless it is approved by a Project Manager or Director of City Plan Strategy and Development.

1

Section A – Overview

1 Executive Summary

This Planning Proposal explains the intended effect of, and justification for, the proposed amendment to Waverley Local Environmental Plan 2012. The amendment is a site specific ‘principle’ LEP for Nos. 194-214 Oxford Street and No. 2 Nelson Street, Bondi Junction (“the site”). It has been prepared in accordance with Section 55 of the Environmental Planning and Assessment Act 1979 (EP&A Act) and the relevant Department of Planning Guidelines including “A Guide to Preparing Local Environmental Plans and A Guide to Preparing Planning Proposals.”

This Planning Proposal (PP) is being submitted to Waverley Council on behalf of STET Pty Ltd (the proponent) and relates to the sites which comprise the Western end of Bondi Junction Town Centre. The subject sites, Nos. 194-214 Oxford Street (Site 1) and No. 2 Nelson Street (Site 2), are bound by Oxford Street, Syd Einfeld Drive, York Road and Nelson Street.

This PP seeks to amend the development controls of these two sites, which currently allow a building height of 15 metres and a floor space ratio (FSR) of 1.5:1, within the existing permitted mixed use (B4) zone. The proposal seeks to allow for the removal of the existing buildings and the amalgamation of the lots to create developments which are accompanied by proposed new public domain areas and connections, and the resulting built form will punctuate this location as a ‘Gateway Marker’ to the western end of Bondi Junction. The new proposed building forms will also act as a ‘bookend’ to the existing built form and higher development controls afforded elsewhere along Oxford Street and Syd Einfeld Drive.

‘Site 1’ comprises Nos. 194-214 Oxford Street and is proposed to accommodate a podium and tower building form with a building height of 38 metres and FSR of 5:1. ‘Site 2’ comprises No. 2 Nelson Street and is proposed to accommodate a tower form with a building height of also 38 metres and FSR of 5:1. These building forms are supported by the removal of the four (4) terrace houses at Nos. 194-200 Oxford Street, and the deletion of their status as a local heritage item to enable the provision of a large indoor and outdoor retail spaces along with a Voluntary Planning Agreement (VPA), for a public car park containing at least 50 car spaces, as well as land dedication for street/road widening improvements of traffic, cycling and pedestrian pathways in the area, which will all be attached to future Development Applications for the site. The proposed development controls have been assembled with a view to allow for orderly development of the site, by enhancing the existing permissible uses under Waverley Local Environmental Plan 2012 (WLEP 2012), which is a B4 Mixed Use zone. The proposal does not seek a re-zoning of land, but rather an increase of current permitted uses and the development capacity of the land, to ensure development in this area is viable.

2

By way of background, Waverley Council in partnership with the Department of Planning and Environment (DPE) previously engaged City Plan Urban Design to undertake an urban design review of the Bondi Junction Town Centre which established findings and recommendations to guide the future redevelopment of Bondi Junction. Whilst the area west of Denison Street was not included in this study, this PP is supported by the in principle findings and recommendations of that report. This Urban Design review was finalised in 2013 and concluded that, given the history and development pattern in Bondi Junction, it is necessary to examine the planning controls on a precinct by precinct basis in arriving at any recommendations for changes in planning controls. These recommendations were formally adopted by Waverley Council as policy and subsequently a number of PPs initiated by Waverley Council and by 3rd party landowners have been approved and gazetted as a result of the review.

It is not known why the area / precinct (Western Precinct) which is the subject of this PP was not included in that Urban Design Review undertaken by Council and DPE, notwithstanding that the Western Precinct is located within the Bondi Junction Urban Centre and is directly adjacent to the abovementioned study area and is also connected to it by Oxford Street and Grafton Street.

It is also not clear why the Waverley Strategic Planning Review (which resulted in the making of the Waverley 2012 LEP) did not consider the Western edge of Bondi Junction given its strategic importance and gateway location to a major Town Centre, which is well serviced by public transport (rail and bus system) and all amenities whilst the eastern book end of Bondi Junction was given thorough attention resulting in substantial uplift in development controls in many cases from FSR 3:1 to 6:1 and heights increased from 32m to 60m. Whereas at the western end controls were simply transcribed from the old Waverley/Woollahra LEP 1991 to the new Waverley 2012 LEP at FSR 1.5:1 and 15m with no uplift. As a result, the lack of urban renewal is notable at the western end of Bondi Junction due to these controls remaining unchanged for more than 40 years.

The proponent (along with City Plan Urban Design) identified and brought this omission to the attention of Waverley Council strategic planning staff and the Director of Planning in November 2012, whereby Council acknowledged that a review of the western edge of Bondi Junction was warranted, refer to Annexure 7. After a number of meetings and in consultation with Council strategic planning staff a broader study area was agreed and the proponent undertook (at its own expense) an Urban Design analysis accompanied by an Architectural Report (and various other consultant reports) of western Bondi Junction to analyse the opportunities and impacts of any proposed intensification of development controls in this area, with the view to subsequently lodging a PP on their own sites.

In mid-2013 this study was concluded and its findings and recommendations were presented to Waverley Council for discussion purposes prior to lodging a PP. Shortly after this, the proponent was advised that Council would be undertaking their own study in consultation

3

with Sydney Buses (Bus Depot), RMA and other government authorities and would not be able to consider the proponents PP until Council’s study was completed.

A subsequent strategic study is currently being undertaken by Council in the form of the West Oxford Street Precinct Plan by way of design charrette which was recently considered at the Council meeting held on 19 August 2014 and placed on public exhibition. In undertaking this design charrette, it has been acknowledged that the West Oxford precinct is suitable for a programme for a higher density built form aligned with public domain improvements, and for this we commend the state agencies and design professionals who have thus far been involved in formulating a vision for the future of West Oxford Street as a significant part of the broader Bondi Junction area and as a major Town Centre.

This PP addresses all these considerations in detail and demonstrates that the recommendations exhibit clear strategic planning merit and capability of delivery of majority of suggested charrette public domain improvements in and around the proponent’s sites.

This PP represents a key land holding of seven properties at Nos. 194-214 Oxford Street and No. 2 Nelson Street which is at the western book-end of the Bondi Junction Centre. These properties are also the last seven properties on the urban block fronting Oxford Street and Grafton Street/Syd Einfeld Drive, that part which is connected to the western end of the Bondi Junction Mall. The proponent has expressed their desire to re-develop these lots and to seek amendments to the development controls pursuant to the WLEP 2012 with the view to achieving a practical and enhanced development outcome for the sites. This redevelopment also offers the opportunity to revitalise the public domain in this locality and provide a built form which introduces a sense of arrival at Bondi Junction and the Waverley Municipality.

It has been observed that the Western Precinct currently exhibits substantially lower controls in terms of height and floor space ratio compared to the rest of Bondi Junction Town Centre and hence development in this area (and particularly on this site) is not occurring. The Western Precinct currently exhibits comparatively poor retail activity, lack of population growth and suffers from lack of incentive for investment and improvements in public domain areas probably the result of the lower planning controls compared to greater development incentives elsewhere in Bondi Junction Town Centre. As a result, no new/refurbished buildings or improvements to public areas can be observed in the western precinct, probably spanning 40 years or more.

The Urban Design Study (and Architectural Design Report) which accompanies this PP identifies an opportunity to balance redevelopment with the rest of Bondi Junction, thereby easing pressures on infrastructure elsewhere, while improving public domain, housing and employment opportunities in the Western Precinct, as well as meeting the targets of the Metropolitan Plan for Sydney.

4

These studies conclude that a consistent approach to heights be adopted along Syd Einfeld Drive, thereby maintaining the predominant heights and FSR exhibited in the rest of Bondi Junction along the northern side of Oxford Street (38m, 5:1 between Leswell and York) and along Grafton Street (60m, 6:1 between Leswell and York), and extending for the length of Oxford Street to York Road with some important exceptions that are sympathetic to heritage conservation (lower planning controls). In addition, this approach will assist in creating a sense of arrival / entrance to Bondi Junction at the western most book end of Oxford Street where minimal potential environmental impacts occur and will result in a similar termination/arrival to the eastern book end of Oxford Street, albeit with a lower height limit of 38m.

This PP is supported by a comprehensive study of the Western Precinct including a Traffic Study to determine the extra available capacity of the road network in the precinct and suggested improvements in a traffic dominated area, a Cycle-Pedestrian Report, a Heritage Analysis of heritage items and conservation areas, an Urban Design Study and an Architectural Design Report.

The Urban Design Study of the Western Precinct does not reveal any apparent planning reason for the lower development controls and omission from the various previous strategic planning reviews. The sites are located near the natural resource of Centennial Park, have large frontages to Oxford Street and Syd Einfeld Drive and are close to Bondi Junction train station and the bus interchange. The sites are ideally located for travel into the CBD and surrounding suburbs, close to Westfield shopping centre, Bondi Junction Mall, Eastgate shopping centre, UNSW, Sydney International & Domestic Airport, and all amenities and are located at a prominent gateway location to the entrance of Bondi Junction. The sites have good solar access to the north (Syd Einfeld Drive), large frontage to the south (Oxford Street retail strip) and are serviced by a rear lane for vehicular movements/parking. The positive influence of each of these elements clearly demonstrates that these sites are suitable and moreover desirable for higher density mixed use development similar to other existing buildings in the rest of Bondi Junction. One can only conclude that the omission from previous planning reviews is simply an oversight.

The subject site is capable of contributing to the delivery of employment targets, housing targets and revitalisation of the ageing western precinct with improvements to public domain areas. The focus of a more intense mixed use development in this area will also enhance the viability of core commercial development in the main Town Centre and ease pressures for mixed uses encroaching on the commercial core zone; which is also important to meet future growth and employment targets.

The Planning Proposal seeks to amend the height and permitted floor space on the sites (whilst maintaining the already existing B4 mixed use zone) and remove the heritage listing of the terrace houses to provide for better urban form in a gateway location. This is proposed, in order to replace with more useable retail and public domain spaces at street level, as well as the ability to contribute to land dedication for road widening to accommodate

5

improvements to traffic and cycling/pedestrian pathways. A public car park is also proposed (via a VPA at DA stage) for the use of local residents and businesses. The uplift will assist in optimising development of the project and its public domain offerings, stimulating further investment into the Bondi Junction Centre.

6

2 Background

The following is a history of relevant planning considerations for the site:

Woollahra and Waverley Joint Local Environmental Plan 1991

Prior to gazettal of the Waverley Local Environmental Plan (LEP) 2012 the site was subject to the Woollahra Waverley Joint LEP – Bondi Junction Commercial Centre 1991 and was zoned 3(a4) Business Special with a floor space ratio of 1.5:1. It appears no urban design study was performed on this area during the Bondi Junction LEP major review which resulted in the making of BJLEP 2010 and the Waverley LEP 2012 and the previous FSR and height was simply transcribed into the current LEP, where other areas in the Bondi Junction centre received a substantial uplift in FSR and heights. As a result there appears to have been no new buildings or public domain upgrades in this area since the inception of the Woollahra/Waverley joint LEP 1991 and before, probably due to the low development incentives compared to the rest of Bondi Junction.

Waverley Local Environmental Plan 2012

The Waverley LEP (Bondi Junction Centre) 2010 was gazetted on 7 May and applied until the making of the current WLEP in October 2012.

The Waverley Local Environmental Plan (LEP) 2012 is the relevant environmental planning instrument for this site. The site is within the Bondi Junction Town Centre and is zoned B4 Mixed Use with a maximum floor space ratio of 1.5:1 and a maximum building height of 15 metres.

It is noted that the current controls simply appear to transcribe the controls in the previous Woollahra and Waverley Joint LEP (BJ) 1991 without review or amendment.

Nos. 194-200 Oxford Street, being four (4) terraces properties are identified as heritage items under the WLEP 2012. A tree near the eastern boundary of No. 2 Nelson Street is also identified as a heritage item under WLEP 2012.

Bondi Junction Urban Design Review

In 2012, City Plan Urban Design was commissioned by Waverley Council and the Department of Planning and Environment (DP&E) to review the LEP and DCP controls of the Bondi Junction Centre, to assess the best approach for new development going forward. The findings and recommendations of this study were recently formally adopted by Waverley Council. City Plan Urban Design was not requested to review the area, west of Leswell Street as part of this brief.

7

One of the key recommendations in that study was, due to the pattern of development elsewhere in Bondi Junction over the decades, it was clear that a strategic understanding of the Centre could only be assessed on a precinct by precinct basis to determine what constituted appropriate levels of development for sites in any given precinct.

It is not known however why this analysis did not include the western precinct of the Bondi Junction Town Centre, the subject of this PP. As a result, in consultation with Waverley Council, an Urban Design Review has now been undertaken by “City Plan Urban Design” for the proponent which specifically addresses the western portion of the precinct with a focus on the area between Oxford Street and Syd Einfeld Drive to the west of Leswell Street.

Pre-lodgement Meetings with Council

Since late 2012 a number of preliminary pre-lodgement meetings have been held with senior staff and Director of Planning at Waverley Council, who generally endorsed the submission of a Planning Proposal, and requested that an analysis of the site and surrounding area be undertaken with regard to urban design, traffic and heritage considerations. The study area to be analysed was agreed between Council and the proponent. The proponent then undertook (at its own expense) an Urban Design Study and an Architectural Report, accompanied by heritage review, traffic report, cycling and pedestrian analysis, proposed public domain works plan and detailed shadow analysis. Any relevant issues raised by Council have been addressed on an ongoing consultation basis and are also addressed in this PP. Upon conclusion of the study the findings and recommendations, along with a draft PP and proposed VPA were submitted to Council for discussion purposes in mid-2013 prior to lodgement of a PP. At this point Council advised that they would now be conducting their own strategic study of the western precinct to include the Bus Depot and consult with other local government authorities such as RMS, Centennial Parklands, etc and suggested that the proponent hold off lodging their PP until the study was completed.

West Oxford Street Precinct Plan & Design Charrette Process

Council recently undertook a design charrette process in the form of the West Oxford Street Precinct Plan, which was recently considered at the Council meeting held on 19 August 2014 and placed on public exhibition until 24 October 2014. In undertaking this design charrette, it has been acknowledged that the West Oxford precinct is suitable for a programme for a higher density built form aligned with public domain improvements, and for this we commend the state agencies and design professionals who have thus far been involved in formulating a strategic vision for west Bondi Junction moving forward.

Nevertheless, the design charrette is only a collection of ideas and has not demonstrated how each of the recommendations can achieve an outcome which is commercially viable, in particular given the extent of public domain and infrastructure improvements which are suggested as desirable. That is, the suggested level of public domain improvements appear

8

disproportionate by higher than the suggested uplift in controls, and is therefore not considered commercially viable within some of the proposed parameters.

This PP addresses these considerations in detail and demonstrates that the proposal in this form exhibits clearer strategic planning merit and far greater certainty in delivery of outcomes.

The Council charrette report combines elements from three draft design concepts developed by the design charrette teams. It outlines possible solutions to address the key themes of traffic, public domain, art, culture and heritage over the short, medium and long-term, as well as some basic urban design principles for the area. In this respect, the PP agrees with many of the charrette recommendations. The 3 design teams differ in their approach and focus in the uplift of the height and FSR and in this respect it is difficult to ascertain a clear basis or strategy for delivery, especially in the cases where proposed outcomes relate to assets outside the control of Waverley Council, such as RMS, Centennial Park and Woollahra Council.

Notwithstanding the above, common to each design concept is the endorsement of the removal of the heritage listing for the terrace houses at Nos. 194-200 Oxford Street to achieve a better urban form and provide for better public domain spaces as well as traffic/pedestrian/cycling improvements at ground level. There is also consensus between the charrette teams that the sites that are the subject of this PP are suitable for FSR and height uplift along with public domain improvements in and around the subject sites.

The approach sought in this PP is to amalgamate several properties at the 'gateway' entrance to west Bondi Junction, being Nos. 194-214 Oxford Street and No. 2 Nelson Street, Bondi Junction. The resulting proposed uplift enables the applicant to offer a Voluntary Planning Agreement (VPA) to Council for direct public benefits including a development designed with a Public Plaza space and through site link, public car pack containing at least 50 spaces, land dedication for road widening and improvements, and public works for the beautification of the western gateway entrance including a major urban art programme and upgraded landscaping.

The proposal is also accompanied by a detailed Architectural Design Report which investigates opportunities for enhanced urban design at the public domain level, consideration of improvements to the Bondi Junction skyline, considers impacts (if any) on views and overshadowing, improvements to pedestrian, cyclist and vehicular paths of travel.

It provides a detailed consideration of the actual built form which can result on this site, as well as material public benefits which can be delivered in conjunction with the proposed uplift in controls.

The proposal delivers a majority of the relevant public benefits in and around the subject sites which are suggested as desirable by the Design Charrette Summary Report and

9

Recommendations dated August 2014. Furthermore, the proposal provides certainty as to the timeframe and funding of these public benefits. Many of the other charrette recommendations are beyond the scope of this PP as they relate to assets outside of the Waverley LGA and/or relate to assets owned by other public authorities and are considered more medium-long term.

Moreover, the attached Architectural Design Report demonstrates that higher density and uplift in height can readily be achieved on these sites without any undue impact upon the conservation zone and the character of the Mill Hill heritage neighbourhood. Indeed Sites 1 and 2, being the land bounded by Oxford Street, Nelson Street and Syd Einfeld Drive, are ideal for greater intensification because they are located furthest from the Mill Hill precinct, such that taller buildings on these sites will not have any significant shadow or other impacts on the area. Quite the opposite the urban improvements proposed such as traffic measures, landscaping, public plazas and the like capable of being generated by the development of these sites can only be of benefit to the area. Ultimately, the pocket of quaint Victorian development to the south-east of the West Oxford study area will in fact benefit from a well-considered urban design and planning programme that brings public domain benefits, resolves traffic, pedestrian and cycling conflicts, and that invigorates the precinct and enables a larger/broader local population to enjoy the heritage and historical qualities of the area.

10

3 The Site and Context

3.1 The Western Precinct

In early consultation with Council, together with analysis from City Plan Urban Design, it was ascertained that the subject sites (discussed in details in Section 2.2 below) formed part of the “Western Precinct” of Bondi Junction, which is a key component of the Bondi Junction Town Centre, and currently exhibits poor retail activity and lack of population growth compared to the rest of Bondi Junction. The Western Precinct has the potential for redevelopment to reverse the deterioration of this area, being the precinct which fronts Oxford Street and includes properties which are bound by Syd Einfeld Drive, Leswell Street and York Avenue to the north of Oxford Street, as well as the properties located to the south of Oxford Street from York Avenue to the west to Denison Street to the east.

The Western Precinct study area has a prime strategic location within the western most end of the Bondi Junction Centre. The precinct is very well placed amongst a range of attractions and is connected to the main shopping strip of Bondi Junction as demonstrated in Figure 1 below. Key characteristics of the area can be summarised as follows:

• Gateway location to Waverley, Randwick, Woollahra • Close to CBD and Kingsford Smith Airport (domestic/international) • Across the road from Centennial Park • Close proximity to all amenities including shopping (Westfield Shopping Centre, Bondi

Junction Mall), medical (St. Vincent’s Hospital, Prince of Wales Hospital) and entertainment (Entertainment Quarter, Randwick Cinemas, Sydney Cricket Ground)

• Easy access to parks and beaches (Queens Park, Moore Park, Bondi Beach, Coogee Beach)

• Good north / west aspect with good sunlight orientation • Rear lane (Osmund Lane) for vehicular access • Large street frontages to Oxford Street, Syd Einfeld Drive, and Nelson Street and large

separation from other developments in the area • Good retail exposure in a prominent Oxford Street location • Close to public and private schools, University of NSW, Randwick College • Good road system and close to public transport – Bondi Junction rail/bus interchange

(650m) and Edgecliff rail/bus interchange (1.2km)

11

Figure 1: Extract from the Urban Design Study identifying the West Bondi Junction points of interest (Source: City Plan Urban Design Report )

3.2 The Subject Sites - within the Western Precinct

Site 1 - The subject site currently consists of six (6) properties / lots. The western most portion of the site consists of four x two storey row houses with the address at Oxford Street known as Nos. 194, 196, 198 and 200 Oxford Street with a legal description of Lots 10, 11, 12 and 13 DP 260116. The central portion of the site fronting Oxford Street is currently occupied by a car and truck hire business and consists of an office reception and vehicle display area, being No. 202 – 210 Oxford Street with a legal description of Lot 1 DP 79947. The final portion of the site fronting Oxford Street is a shop top house style building which is currently occupied as a commercial premises, being No. 214 Oxford Street with a legal description of Lot 1 DP 708295. Nos. 194-214 Oxford Street has a combined area of 1,490m2

Site 2 - Consists of No. 2 Nelson Street with a legal description of SP 34942 which contains a residential flat building two (2) storeys in height which is located to the north of Osmund Lane. No. 2 Nelson Street has an area of approximately 991m2.

The sites are located on the corner location of Oxford Street, York Road, Syd Einfeld Drive and Nelson Street with a large north facing frontage to Syd Einfeld Drive and a large retail frontage to Oxford Street to the south. Site 1 comprises the tail end of the main retail / residential strip at the western end of Oxford Street. The site benefits from direct laneway access via Osmund Lane and is opposite to Centennial Park. Refer to Figures 2 and 3 below.

12

The 4 x 2 storey row houses (194 - 200 Oxford St) are currently used for residential purposes only, but exhibit poor amenity in a busy traffic dominated environment/intersection and show signs of dilapidation from the impact of its harsh environment.

The vacant lot (202 – 210) has rear lane access to Osmund land and is used as a truck hire business. It has a large frontage to Oxford Street and appears out of character with its surrounds by virtue of being the ‘’missing tooth’’ in the Bondi Junction streetscape and offers no street activation in a prominent Oxford Street retail address.

The residential flat building at 2 Nelson Street consists of 6 apartments sitting on a large piece of land, ready for urban renewal.

The above uses are mostly non-conforming within a B4 Mixed Use Zone, being either purely residential or purely commercial, and are out of character with the desired future character of Bondi Junction, as envisaged by Council’s own zoning objectives as well as the State’s Metropolitan strategy, and do not present any active street frontage to the Oxford Street retail strip. Proliferation and intensification of these non-conforming uses individually would be a lost opportunity to bring the west Bondi Junction precinct into line with the future desired direction of it being a major town centre (similar to the rest of Bondi Junction), a lost opportunity to establish a desirable building form in a gateway location and would also be a missed opportunity to improve the pedestrian, cycle and traffic ways at this busy intersection.

Figure 2: Aerial view of Bondi Junction demonstrating the relationship of the site at the western end of Oxford Street (Source: Google Maps).

Bondi Junction Train Station & Town Centre

Bondi Junction Westfield & Shops

13

Figure 3: Aerial view of the proposed development site (site outlined in red) (Source: Google Maps).

The following series of photographs illustrate the site and its structures in their current form.

This photo shows the existing row houses, car yard and shop top housing building the subject of this Planning Proposal.

Photo 1: View of the site taken from the intersection of Oxford Street and York Road at the “Western Gateway” to Bondi Junction.

14

This photo shows four two storey row housing with front garden areas which designate the start of the Western Gateway to Bondi Junction.

Photo 2: View of the row houses at Nos. 194-200 Oxford Street.

This photo shows the car yard display area within the front setback area of this site, and single storey administration office to the left. The signage is a free standing structure and wraps along the width of the site and wall of the adjoining shop top building.

Photo 3: View of the car and truck rental facility at Nos. 204-212 Oxford Street This photo shows the mixed use occupation of the shop top housing which is typical of Oxford Street.

Photo 4: View of the shop top development at No. 214 Oxford Street (site identified in red).

15

This photo shows the side and rear of the row houses at Nos. 194-200 Oxford Street (right) and the rear of Nos. 204-212 Oxford Street (centre) currently occupied as a car rental premises.

Photo 5: View of the rear of the sites taken from the Syd Einfeld Drive looking south-east.

This photo shows the apartment building with a garage structure which abuts the south-eastern corner of this site and which reinforces the use of the laneway as a service corridor only. The central tree is also listed as a local heritage item. A key pedestrian path of travel is located along the eastern boundary and connects to the pedestrian bridge over Syd Einfeld Drive.

Photo 6: View of the existing apartment building and garage structure at No. 2 Nelson Street taken from the intersection of Nelson Street and Osmund Lane looking north-west.

16

3.3 Surrounding Development

The site is located in the well-established but currently under performing shopping strip of Oxford Street and represents a myriad of commercial and residential land uses including retail shops, offices, specialist food shopping stores, cafes, restaurants and hotels / pubs. These uses are predominantly characterised by shop top housing developments and adaptations of 2 / 3 storey existing buildings. The properties immediately to the south of the site are occupied by Sydney Buses and operate as a bus depot with vehicular ingress off York Road and egress off Oxford Street. Oxford Street provides a key entry point to Bondi Junction for vehicles, pedestrians and cyclists. This area also provides for various public leisure attractions including Centennial Park which is located directly south-west of the site, as well as residential development existing within the surrounding area, including in the Woollahra LGA to the north of the site and Oxford Street/Grafton Street to the east. The surrounding developments are demonstrated in the photos below.

Photo 7: Photo of the commercial and retail premises which occupy the shop top buildings along Oxford Street to the east of the site and provide ground floor uses which activate the street.

Photo 8: Photo of the commercial and retail developments within shop top buildings along Oxford Street to the east of the site. There is a predominant bike culture in the immediate vicinity, which is demonstrated by the cluster of bike sales and services shops towards the western end of Oxford Street.

Photo 9: Photo of the Lord Nelson Hotel located on the corner of Oxford Street and Nelson Street to the east of the site.

Photo 10: Photo of the shop top buildings to the east of the site, as viewed from the rear from Osmund Lane.

17

Photo 11: Photo of the residences along Grafton Street and the high density developments of the Bondi Junction Town Centre behind.

Photo 12: Photo of Oxford Street looking west showing the road network which accommodates the bus depot (left), vehicular traffic, pedestrians and cyclists.

Photo 13: Photo taken from the intersection of Oxford Street and York Road looking south. The bus depot is on the left, and Centennial Park is to the right.

Photo 14: Photo of the bus depot as viewed from Oxford Street.

Photo 15: Photo of single storey residential dwellings located on the southern side of Oxford Street near the corner of Ruthven Street.

Photo 16: Photo of a two storey residential dwelling at No. 17 Oxford Street on the corner of St James Road which demonstrates the preservation of a residential dwelling amongst the adapting commercial, retail and residential uses in the area.

18

Photo 17: Photo of high density developments along Oxford Street to the east of the site.

Photo 18: Photo of high density developments along Oxford Street to the east of the site, looking towards the town centre.

Photo 19: Photo looking towards Centennial Park taken from Oxford Street.

Photo 20: Photo taken from the intersection of Oxford Street and York Road looking north across Syd Einfeld Drive and showing the residential developments to the north of the site within the Woollahra LGA.

The development of Bondi Junction has, overtime, resulted in the adaptive re-use of the existing buildings in response to the needs of the local community as well as new residential and office towers. This is evident in the redevelopment of existing buildings for commercial uses, integration of heritage items to provide new developments, and the integration and cooperation of land uses which has enabled an intricately weaved urban form and layout. See the table below for examples of the changing face of Bondi Junction.

19

Photo 21: Photo taken from Leswell Street looking south-east towards the apartment building at No. 268 A Oxford Street which is 8 to 9 storeys in height (behind). This apartment building has been developed across the whole site, with the exception of No. 2 Leswell Street. This property is a single town house which has been adapted to be occupied as a commercial premise (front). This photo demonstrates how over the course of time, the constrained nature of development of the Bondi Junction area has resulted in adaptive and responsive built form outcomes.

Photo 22: Photo of No. 45 Oxford Street which is a residential building currently occupied as a commercial premise (right) and Nos. 47-51 Oxford which is a two storey shop top building which is currently occupied as a retail premise by ‘Bondi Junction Timber and Hardware’ and has been adapted according to the needs of this business including a drive in storage and loading facility (centre). The use of these buildings clearly demonstrates that the Oxford Street retail strip is capable of accommodating adaptable uses, and will benefit from new development.

Photo 23: Photo of the mixed use development of Nos. 310-330 Oxford Street which demonstrates that the character of the existing street facades and heritage elements of the developments can successfully be integrated into the presentation of a multi-storey mixed use development.

Slightly further to the east (2 blocks), where it is apparent that heights and FSR begin to increase, the locality exhibits a skyline dominated by mixed use and commercial high rise development along Oxford Street and Grafton Street for the length of Syd Einfeld Drive

20

ranging from 32m to 75m. These developments are characterised by residential towers in Spring / Newland Street, Oxford Street, towers above Eastgate Shopping Centre, Bondi Junction retail mall, Meriton above rail-bus interchange and Westfield Shopping Centre and commercial above. These tower forms are demonstrated in the Figure below.

Figure 4: Extract from the Architectural Design Report demonstrating the existing and proposed tower forms of Bondi Junction (Source: MHN Design Union). The eastern end of Bondi Junction, to the east of Westfield, comprises mixed use high-rise developments which delineate the book-end of Syd-Einfeld Drive and exhibit similar conditions and topography as the Western Precinct (the subject of this PP). The high-rise developments at the eastern end of Bondi Junction are demonstrated in the photos below.

Photo 24: Image as viewed from the corner of Hollywood Avenue and Waverley Street looking east towards the apartment building ‘Oscars on Hollywood’ which has a height of 65m This photo demonstrates the extensive tower forms of the eastern end of Bondi Junction. Source: Google.

21

Photo 25: Photo taken at the intersection of Syd Einfeld Drive, Oxford Street and Old South Head Road looking west towards 570 Oxford Street which is a 66m apartment building (right) and 257 Oxford Street which is a 13 storey mixed use building (left). Source: Google.

The northern side of Syd Einfeld Drive predominantly comprises single residential dwellings and apartment buildings which are situated within the Woollahra LGA as demonstrated in the Photos below.

Photo 26: Image as viewed from Wallis Street demonstrating the typical dwellings and apartment buildings located on the northern side of Syd Einfeld Drive. Source: Google.

Photo 27: Image as viewed from Syd Einfeld Drive demonstrating the typical multi-storey apartment buildings in the locality. Source: Google.

22

Section B – Planning Proposal

4 Part 1 – Objective and the Intended Outcomes

4.1 Objectives of the Planning Proposal

i. Council to adopt the recommendations of the Urban Design Study undertaken by City Plan Urban Design (and associated Architectural Design Report, Traffic Report, Heritage Analysis) commissioned by the proponent and in consultation with Waverley Council.

ii. Change the FSR and height maps to allow for intensification within the already existing mixed uses B4 zone to enable the viable redevelopment of key sites at the gateway to Bondi Junction via the uplift of FSR and height.

iii. Removal of the heritage status of the four residential terrace houses which exhibit poor amenity in a traffic dominated environment and to provide for better urban form outcomes which will enable the provision of improved retail and public domain areas at street level within close proximity/access to Centennial Park as well as enable traffic/pedestrian/cycling improvements by way of land dedication upon which sits the heritage items and to provide a public car park to the local community under which the heritage items sit.

iv. Bring planning controls in the West Precinct in line with the rest of Bondi Junction thereby incentivising investment and revitalisation in this area of Bondi Junction.

v. Enhance the future character of Bondi Junction as a strategic centre as envisaged in the Metropolitan Strategy by promoting the achievement of employment and housing targets through delivery of these key sites.

vi. Balance the western bookend of the skyline with East Bondi Junction and ease pressure on infrastructure in East Bondi Junction stemming from demand for commercial and residential uses.

vii. Enable the redevelopment of the site for higher density mixed use development that provides a quantum and mix of housing and supporting commercial / community uses that will reasonably contribute to sub regional housing and employment targets without adverse impacts to the amenity and environment of the local area, consistent with the Metropolitan Strategy and Draft Sub-regional Strategy as well as relevant Section 117 directions.

viii. Protect and enhance the local environment including amenity of adjoining premises. ix. Provide for the orderly and economic use of land. x. Ensure the use of land is appropriate to managing and minimising environmental risks. xi. Contribute to better roads and infrastructure by proposed road widening/dedication. xii. Provide much needed public domain upgrades, in particular a through site link for

better access and permeability, public spaces and a plaza with the view to offering an alternate shopping and living experience compared to the rest of Bondi Junction.

23

4.2 Intended Development Outcome

i. To enable an architectural and urban design outcome which endorses: • A sense of arrival and identity; • Great streets and public places; • Safe pedestrian and cycle networks; • New public spaces/Public Car park; and • Gateway marker.

ii. Enable the redevelopment of the sites for improved retail and community opportunities to support the livelihood of the Oxford Street retail strip.

iii. To provide a different/alternate village style retail experience compared to the eastern end of Bondi Junction.

iv. Improve public domain and publicly accessible plaza space areas at Ground Level. v. Remove the heritage items (four terraces) on the site to allow for improved urban

design opportunities and to provide for better retail and public spaces, a public car park facility at street level, traffic improvements, through site links and a public plaza.

vi. Improve road infrastructure and traffic, pedestrian and cyclist conditions. vii. Encourage the development of buildings that achieve design excellence which will

punctuate the western gateway entrance to Bondi Junction and introduce a strong urban character.

viii. Encourage additional residential units which offer a high quality of living and affordability within a high demand-low supply area and within close proximity to public transport and all amenities.

ix. Maximise the use of public transport which is within the walking distance catchment of the Bus-Rail Interchange, as well encouraging walking and cycling by integrating accessibility to services and public transport as well as the provision of on-site parking.

It is expected that future Planning Proposals would be submitted on other sites elsewhere within the Western Precinct to facilitate the other outcomes identified in the Urban Design Study. Such PPs are to incorporate appropriate public benefit offerings to achieve a better planning outcome and will also complement the current PP.

24

5 Part 2 – Explanation of the Provisions

The provisions that are sought to be amended through this Planning Proposal relate to a change in building height and floor space ratio controls within an already existing B4 mixed use zone under the Waverley Local Environmental Plan (WLEP) 2012. The proposed outcome will be achieved by:

• Amending the WLEP 2012 Height of Buildings Map in relation to ‘Site 1’ comprising Nos. 194-214 Oxford Street, Bondi Junction to indicate a maximum permissible height of 38 metres on the site.

• Amending the WLEP 2012 Height of Buildings Map in relation to ‘Site 2’ comprising No. 2 Nelson Street, Bondi Junction to indicate a maximum permissible height of 38 metres on the site.

• Amending the WLEP 2012 Floor Space Ratio Map in relation to ‘Site 1’ comprising of Nos. 194-214 Oxford Street, Bondi Junction to indicate a maximum floor space ratio of 5:1 on the site.

• Amending the WLEP 2012 Floor Space Ratio Map in relation to ‘Site 2’ comprising of No. 2 Nelson Street, Bondi Junction to indicate a maximum floor space ratio of 5:1 on the site.

• Amending the WLEP 2012 Heritage Map in relation to Nos. 194-200 Oxford Street, Bondi Junction to delete the heritage status in relation to the lots containing the terrace houses. Item I212 is also sought to be deleted from Schedule 5 Environmental heritage, Part 1 Heritage items of the WLEP 2012.

The proposed amended controls would enhance the viability for redevelopment and allow the site to be developed for residential purposes along with retail, commercial and community uses on the lower levels as envisaged by the objectives of the mixed use zone in the Waverley LEP 2012 and in line with the desired future character of Bondi Junction as a strategic centre.

This is in line with Council’s own recently gazetted amendment to WLEP 2012, Amendment 2, whereby the objectives stated were:

A. “To implement the adopted outcomes of the Bondi Junction Urban Design Review. B. To make a number of amendments to the planning provisions for certain specific

sites in order to allow appropriate development outcomes and better reflect community expectations.”

Council’s recent amendments to the WLEP 2012 Land Zoning Map included the rezoning of the sites west of Newland Street, and the block east of Bronte Road, west of Ann Street,

25

north of Ebley Street and south of Gray Street; from B3 Commercial Core to B4 Mixed Use. This was in line with the findings of the City Plan Urban Design Review, commissioned by Waverley Council and DPE, which recommended that an ongoing review of Bondi Junction strategic plan must be looked at on a precinct by precinct basis. This has also been the approach undertaken in this Planning Proposal.

This PP is in line with those recommendations as well as Council’s own charrette recommendations and will also reduce the need as noted above to encroach on valuable commercial core (B3) zoned land by intensification of the already zoned B4 mixed use area.

.

26

6 Part 3 - JUSTIFICATION

6.1 Need for a Planning Proposal

In consideration of the subject site and prior to seeking this Planning Proposal (PP), an urban design study of a broader area was commissioned by the proponent in consultation with Waverley Council to establish the opportunity for a change in the planning controls at the Western end of Oxford Street. The Urban Design Study provided at Appendix 1 clearly identifies a need, not only for the subject site but, the opportunity for several other sites in the precinct for consideration of changes in planning controls to meet the desired future planning objectives stated in the Waverley LEP 2012 and the Draft Subregional Strategy for the Eastern Sub Region.

The study observes that the Western Bondi Junction precinct exhibited the lowest controls in the Bondi Junction centre, and a balanced approach with the middle and eastern end of Bondi Junction is desirable.

The study concluded that the western end of the centre had significant opportunity for intensification beyond the existing height and FSR controls and that such changes could be achieved by individual PPs accompanied by Concept Proposals and associated Voluntary Planning Agreements, if desired, to address issues of, for example, public domain improvements and revitalisation. Generally, council staff agreed with these conclusions and proceeded to undertake their own study by way of design charrette process.

This PP is the first PP initiated out of the study, prepared after consultation with Waverley Council.

This PP will allow the redevelopment of the subject site for higher density mixed use development (which is permitted within the current zoning) with retail, commercial and/or community uses on the lower floor(s) combined with a residential tower form above and is considered appropriate for the following reasons:

• the subject site is capable of redevelopment immediately and hence will expedite delivery of housing and employment targets envisaged by the Metro Strategy and the Draft East Subregional Strategy;

• there is no apparent planning reason for the low scale regime in this area (compared to the rest of Bondi Junction along Oxford Street, Grafton Street and Syd Einfeld Drive) given the limited impacts determined in the study;

• the western portion of Oxford Street is declining in its ability to attract customers and is in poor physical condition requiring repair and maintenance. Its replacement with a more modern and attractive development along with appropriate public domain works will offer improved retail and housing opportunities to the locality;

• the location of the sites, at the end of Oxford Street is generally utilised as a thoroughfare and its isolation currently provides limited benefits to the community;

27

• the existing traffic network in the vicinity of Oxford Street and York Road provide a poor urban form and conflicts with pedestrian and cyclist use;

• the existing sites / western precinct does not provide any publicly accessible space; outdoor seating, landscaping, pedestrian refuge from weather elements,

• Oxford Street is capable of accommodating the future development of the remaining sites along Oxford Street noted in the study. The development of this site, in conjunction with the future development of the neighbouring sites along Oxford Street, will create a unified built form which connects to the tower buildings at the Bondi Junction Town Centre;

• the consolidation of the sites will improve the presentation of the development when viewed from surrounding areas and will provide a modern development which connects with the Bondi Junction Town Centre to the east and cohesively integrates with the business strip along Oxford Street;

• the site is in a locality which is capable of accommodating high density development in terms of the road network as concluded in the Traffic Study and its proximity to available services;

• the proposed redevelopment of the site will result in an urban form of a height and scale which will punctuate the western gateway entrance to Bondi Junction, announce the arrival to Waverley LGA and will drive the future urban design intent of Oxford Street; and

• the desirable location of the site within walking distance to the Bondi Junction Town Centre, public transport in the form of the Bondi Junction train station and bus services, and cyclist pathways and thus well located for an increase in intensification.

The PP seeks to allow the redevelopment of the land and be instrumental to help resolve current needs in the Western Precinct location. In particular, the current substantially low controls compared to the rest of the Bondi Junction Centre are a disincentive for development and investment in the area leading to a number of issues such as the traffic and parking impacts which conflict with pedestrian and cyclist movements, lack of public open space / community space and car parking which is limited in terms of access and availability, decaying building structures, poor economic performance on a major (Oxford Street) retail frontage and almost negligible ability to create new housing in such a low supply high demand area. The proposed Planning Principles for the redevelopment of the site are intended to be refined throughout the planning process, and are as follows:

• Housing:

Provide housing that contributes to subregional and local housing targets for the market and affordable housing. The proposed housing forms will respond to the needs of the local community, and provide a mix of dwelling types to provide ageing in place, affordable housing, and adaptable and accessible housing as well as housing for first home buyers, young families and the downsizing elderly (also refer to Section 6.2 relating to relevant Section 117 directions).

28

It is recognised that the dwelling yields in relation to the Draft Subregional Strategies are a long term target which are indicative and are currently under review as part of the new Metropolitan Strategy. These dwelling yields are capable of delivery immediately and with a high level of certainty as a result of this PP. This approach ensures that services and housing provisions are capable of addressing longer term demands of existing and future residents in a coordinated and strategic manner. This site is highly suitable for accommodating additional housing provisions being located in Bondi Junction Town Centre within walking distance to good public transport, including a train line and a high frequency bus route along with other amenities such as schools, beaches, University of NSW, Centennial Park across the road, easy access to the CBD and close to the international/domestic airport.

The PP delivers a housing choice and a quantum of housing that will reasonably contribute to the current subregional housing targets. This is particularly the case given a number of sites in the Bondi Junction Town Centre are unlikely to be redeveloped to the maximum potential due to small land allotment sizes requiring agreement from many owners/landholders to amalgamate and splintered land ownership patterns which will potentially result in poor delivery / redevelopment viability. The subdivision pattern to the south of Oxford Street Bondi Junction (in the Mill Hill area) and to the north (across Syd Einfeld Drive-Woolahra LGA) exhibits single and attached dwellings at the higher price range spectrum and are tightly held, making it difficult/unaffordable to enter the market for most first home buyers. This area has little or no development potential, with no future prospect of adding to the housing numbers and/or delivering housing choice in the area.

The demand for new housing in the area was demonstrated recently in 2014 where a number of new developments sold off-the plan at the eastern end of Bondi Junction. The development known as VUE (570-588 Oxford Street, BJ), Aqua (241 Oxford Street, BJ) and Capitol (253 Oxford Street, BJ) sold in excess of 300 x 1/2/3 bedroom apartments over a total of 3 weekends within several months of each other. With all three projects selling out in hours, according to the selling agents an equal number of buyers were left wanting and empty handed, referring to an under-supply of stock.

The PP will provide a residential mix and supporting retail areas and community spaces which will also improve the viability of the Major Centre by creating growth in population and employment opportunities, and will be responsive to the desired future direction of this major strategic centre.

29

• Retail:

Bondi Junction Centre is identified as a Strategic Centre within the Metropolitan Plan given the strong public transport and high prospect for employment opportunities. This PP will provide modern retail and commercial / community opportunities which will contribute to the generation of employment and economic growth for the local neighbourhood.

The proposed development will strengthen the business precinct of Western Oxford Street and effectively amalgamate the sites to enable the availability of a more substantially sized retail space. The result of which is to add flexibility and diversity to the broadening retail mix and support the viability of the distinctive retail potential of Bondi Junction which will contribute to meeting employment and growth targets. Furthermore, the population growth resulting from this PP and revitalisation / redevelopment of the Western Precinct will contribute further to retail enhancement.

It is also envisaged that the western precinct will provide a distinctly different/alternative retail and community experience compared to the eastern end and the Westfield shopping centre, with emphasis on beautiful streets, public plaza areas, the outdoor community spaces with pedestrian/cycle friendly through site links, easy access to/from Centennial Park and attractive built form and architecture. These elements will not only facilitate the needs of existing local residents but also future residents in the proposed residential towers above, thereby limiting vehicular traffic movements in the area. The proposed public facilities and public parking will benefit all local businesses and residents.

• Built Form and Urban Design:

Demonstrate design excellence across a suite of diverse architectural responses. The future building will have a diverse design and layout, with large active frontages and articulated elevations. The development will provide a built form which enhances the western gateway of Bondi Junction and interfaces with the surrounding mixed use buildings. This can be achieved through the removal of the heritage items on the site (four terraces) and replacement with high quality public spaces and outdoor plazas, which positively contributes to the cultural uniqueness of Bondi Junction and the surrounding precinct, while offering high quality urban renewal and facilitating the development of the site in an efficient manner with environmentally sensitive development at the forefront of the design.

A design scheme which includes the retention of the heritage items was considered early in the process and it was concluded that it would hinder the opportunities to improving the presentation and relationship of the site with the public domain especially considering the prominence of the location being such a gateway to Bondi Junction/Waverley LGA. This is particularly the case given the terraces have a blank wall presentation to the entrance to the western precinct and have undergone unsympathetic changes overtime which have deteriorated their presentation. The heritage items appear isolated, broken away from their original group by the creation of Syd Einfeld Drive, and are not easily accessible by

30

pedestrians, but rather, are dominated by surrounding traffic flows of a busy intersection. The terraces have poor residential amenity and are limited to a small number of occupants rather than being enjoyed/used by the broader local community, which can be facilitated by the creation of an active street frontage to the iconic Oxford Street. The removal of the heritage items enables substantial benefits to the public to be achieved, in particular through the creation of a public car park with approximately 50 spaces which is a direct and valuable public benefit, as well as a newly created through site link, footpath/road widening and creation of a public plaza. It is noted that all three charrette proposals commissioned by Council have also suggested and supported the removal of these terraces with the view to a greater public benefit.

The bulk, scale and location of the building will consider local views into, over, through and from within the site. The design will also take into consideration effective architectural approaches to mitigating potential amenity and overshadowing impacts of neighbouring sites which have been extensively examined in the Architectural Report.

• Transport and Access:

Prioritise sustainable transport opportunities, including walking and cycling, by maximising access to and connectivity with surrounding areas via the proposed site link, pedestrian bridge upgrade and bicycle lane / traffic improvements and road widening, public transport to nearby centres and activity hubs. The provision of public car parking on the site will provide much needed parking services, via an existing rear lane (Osmund Lane) having regard to the Waverley Council parking policy which addresses accessibility to public transport and services. This PP is within walking catchment of the Bondi Junction rail and bus interchange (approx. 650m) and Edgecliff rail and bus interchange (approx. 1.2km).

• Benefits to the Community:

Provide a mechanism to support and prioritise improvements to the public domain for the benefit of the community. Such tangible benefits as improved public domain works containing land and floor space contribution, etc., can be achieved through a future DA. The overall development offers a proposal for improvements to the road network which immediately adjoins the site, to provide improvements to the safety and efficiency of the paths of travel for pedestrians, cyclists and motorists, a through site link to a plaza and public car parking facilities to facilitate better access to Centennial Park and local business and retail outlets.

Other broader benefits which will flow to the community from a viable re-development of these key sites include improved economic/retail conditions in the area from growth in population, creation of employment opportunities through improved retail, commercial and community activities, improved housing supply/choices and affordability for first home buyers wanting to purchase in the location, more people being able to live and work within close proximity to public transport, and provide a unique retail experience which is distinct from the

31

rest of Bondi Junction and Westfield Shopping Centre, to add to the diversity of Bondi Junction.

• Sustainability:

Implement best practice ESD principles in design and construction and allow for the ongoing sustainable use of buildings to reduce greenhouse gas emissions, reduce potable water use, reduce waste and improve the local ecosystem, including enhancing vegetation and landscape features. Development of the site will take a whole of catchment approach to water cycle management integrating the provision of open space with opportunities for water sensitive urban design that manages water onsite, reduces pollutants, improves waterway health and reduces potable water use.

• Summary:

In summary, by enabling the amendments in the planning controls this PP will unlock the opportunity of these key sites capable of delivering employment and housing outcomes / targets and contributing substantially to the on-going revitalisation of the Bondi Junction Town Centre in particular the struggling Western Precinct, by promoting investment, providing significant public domain works and giving the entrance to Bondi Junction a sense of identity, better usability, generous public spaces and a public car park facility.

This PP arises from a desire by the proponent, after extensive urban planning studies and consultation with Waverley Council, to address the development controls applicable at the western gateway of Bondi Junction. We are not aware why the current planning provisions have not been reviewed in the recent change to the Council’s LEP (an LEP that existed since 1991) and, as such these controls are not only inconsistent with the remainder of the centre but are a disincentive to investment and development in the area, as well as being an ideal opportunity to enhance Bondi Junction’s status as a strategic centre.

The PP is needed because, although the proponent seeks to comply with the existing B4 mixed use zoning as well as promote the desired future character of the Bondi Junction Centre as envisioned in the LEP, the proposed intensification changes in the height and FSR provisions of the current LEP are such that they would result in development significantly beyond that anticipated by the current numerical controls. The use of Clause 4.6 of the LEP would be inappropriate in this case.

6.1.1 Is the Planning Proposal a result of any strategic study or report?

This Planning Proposal (PP) is supported by the following strategic studies / reports:

• Urban Design Analysis prepared by City Plan Urban Design (Appendix 1); • Architectural modelling and shadow analysis by MHN Design Union (Appendix 2); • Traffic Report prepared by GTA Consultants (Appendix 3);

32

• Proposed Bicycle and Pedestrian Advice by Sustainable Transport (Appendix 4); • Heritage Analysis prepared by City Plan Heritage, and Heritage Impact Statement

prepared by URBIS (Appendix 5) • Survey Plan prepared by Eric Scerri and Associates ( Appendix 6); • Confirmation Letter from Waverley Council (Appendix 7); and • Copy of Submission Letter to Waverley Council regarding Charette (Appendix 8). • Draft Public Benefit Offer (Appendix 9)

As discussed in detail in Section 2, it has been acknowledged that the West Oxford precinct is suitable for a programme for a higher density built form aligned with public domain improvements as suggested in our various meetings and correspondence with Waverley Council, as well as acknowledgment by way of Council’s own desire to conduct a study resulting in the West Oxford Street Precinct Plan and by the recommendations of the Design Charrette study experts.

In response to Council’s original request, the proponent’s studies take into consideration the subject sites (Nos. 194-214 Oxford Street and No. 2 Nelson Street, Bondi Junction) as well as the neighbouring sites in the immediate locality which also have the potential for further uplift in terms of building height and floor space ratio in the overall revitalisation process of western Bondi Junction. Figure 6 below identifies the properties which are considered within the scope of the analysis of this PP. In addition to the subject sites identified in red, the neighbouring sites which are considered to comprise the ‘western gateway precinct’ of Bondi Junction, include the adjoining retail and residential strip on the northern side of Oxford Street to Leswell Street, the retail and residential strip on the southern side of Oxford Street to Denison Street, and the bus depot operated by Sydney Buses immediately to the south of the subject site.

It is noted that strategic studies as early as 1999 (JBA and Berkhout) and 2004 (Leyshon Consulting), engaged by Waverley Council and the Bondi Chamber of Commerce, studied the Bondi Junction Town Centre and observed that, in the face of Westfield’s dominance at the eastern end of Bondi Junction, the western end of Bondi Junction would face decline without a western anchor, and recommended that the western anchor could be in the form of intensified residential development (or mixed uses) to permit population growth to drive the retail and commercial revitalisation of the land west of the Bondi Junction Mall (along Oxford Street, west of Newland Street).

This PP has adopted the approach of considering the ‘uplift’ of the development potential of the subject sites in connection with supporting the enhancement of the west Oxford Street locality as well as Bondi Junction broadly as a strategic centre.

33

Figure 5: Aerial photo identifying the scope of the strategic studies which accompany this Planning Proposal. The subject site is identified in red. The surrounding sites along Oxford Street which are regarded as the “western gateway precinct” of Bondi Junction are identified in yellow.

The sites are suitable for this form of high density mixed use development, and is considered capable of a high quality urban form which can deliver housing and employment targets, as well as greater benefits to the community. Consideration of the potential benefits are considered and compared in the Architectural Design Report (Appendix 2) which envisages the proposed built form which may be accommodated on this site, the resulting environmental impacts and physical public benefit items which accompany each form.

The above studies show that the optimal development outcome achievable on this site is a combination of different sized buildings with a maximum height of 60 metres and a FSR of 6:1 at the western most end of Oxford Street without any significant impacts. However, with a desire to create a living experience distinctly different from that currently at the Eastern end of Bondi Junction as well as the feedback obtained from Council and also the local community during the design charrette process, the proposed height and density has been significantly reduced to be in line with the predominant heights in the immediate location. The urban form proposed, with a height of 38 metres and 5:1 FSR, is still considered of a sufficient scale which is suitable to the character of the existing locality. The proposal will also provide improved traffic conditions along with substantial improvements to pedestrian and bicycle paths of travel through proposed road widening, a public car park and public domain improvements

Woollahra Council

Randwick Council

Bondi Junction Town Centre &

Train Station

Bus Depot

34

This PP provides further significant tangible public benefits and improvements as detailed in the reports which accompany this PP as well as broader strategic, economic and housing benefits flowing from increased investment and population growth in the area. As such, this PP has been submitted to amend the Waverley LEP 2012 to accommodate a suitable built form and urban design outcome for the site.

6.1.2 Is the Planning Proposal the best means of achieving the objective or intended outcomes or is there a better way?

This section sets out the means through which the objectives described in Section 4.1 will be achieved.

The Waverley Local Environmental Plan (LEP) 2012 applies to the subject site, which is zoned B4 Mixed Use with a maximum height of 15 metres and floor space ratio of 1.5:1 as demonstrated in Figures 6, 7 and 8 below.

Figure 6: Extract from Waverley LEP 2012 Land Zoning map identifying Nos. 194-214 Oxford Street and No. 2 Nelson Street, Bondi Junction as B4 Mixed Use (outlined in red). It is noted that the other sites included in the scope of this analysis are also zoned B4 Mixed Use. The site immediately to the south, the Sydney Buses Bus Depot is zoned SP2 Infrastructure ‘Passenger Transport Facility.’

35

Figure 7: Extract from Waverley LEP 2011 Height of Buildings Map identifying that Nos. 194-214 Oxford Street and No. 2 Nelson Street, Bondi Junction has a maximum height of 15 metres (site outlined in red).

Figure 8: Extract from the Waverley LEP 2011 Floor Space Ratio Map identifying that Nos. 194-214 Oxford Street and No. 2 Nelson Street, Bondi Junction has a floor space ratio of 1.5:1 (site outlined in red).

This PP seeks to maintain the zoning of the sites as B4 Mixed Use, however seeks to increase the building height and floor space ratio controls. This PP demonstrates that the sites are capable of redevelopment to create a diverse and vibrant mix of uses within a high quality environment whilst maintaining residential amenity, which satisfies the objectives of

36

the zone. Given the extent and strategic importance of the proposed amendments to the Waverley LEP 2012, the submission of this PP is the most suitable, efficient and time effective approach to delivering the benefit of increased building height and FSR for the site. Waverley Council has also indicated its desire for such an amendment to be considered in the form of a PP on the site. This direction is clear in the policy adopted by Council recently in February 2013 resulting from the findings and recommendations of City Plan Urban Design in the Bondi Junction Urban Design Review Report, a study undertaken by Waverley Council in conjunction with DPE.

The DPE’s current position on LEPs, such as the type described in this PP, is found in the Department of Planning Circular No. PS06 - 005, dated 16 February 2006, titled “Local Environmental Plan Review Panel”. The Circular requires Council to address the following pro-forma evaluation criteria for spot re-zonings when notifying the Criteria of its decision to prepare an LEP: Table 1: Evaluation criteria for new LEPs: DEPARTMENT OF PLANNING CRITERIA

COMMENT

Will the LEP be compatible with agreed State and regional strategic direction for development in the area (e.g., land release, strategic corridors, development within 800 metres of a transit node)?

Yes, this PP will provide for increased housing and employment opportunities on a site that is strategically located within Bondi Junction (Strategic/Major Centre) as directed by the Metropolitan Strategy for the Draft East Subregion.

Refer to Section 6.2 for further detail on the compatibility of the PP with State and regional strategic directions for development.

It is noted that the zoning on the site is B4 Mixed Use. This zoning is proposed to be retained and supported through the provisions of this PP.

Will the LEP implement studies and strategic work consistent with State and regional policies and Ministerial (section 117) directions?

The Draft Subregional Strategy identifies this site as located within the Bondi Junction Major Centre.

It considered that this PP will be generally consistent with State and regional policies and Ministerial (section 117) Directions as it simply intensifies the already existing purpose / policy, not seek to change it. Further technical work to demonstrate this is also proposed as a part of the planning approval process for any future DA on the site.

See below in Section 6.2 for further detail on the consistency of the PP with State and regional policies and Ministerial Directions.

Is the LEP located in a global / regional city, strategic centre or corridor nominated within the Metropolitan Strategy or other

This PP is strategically located within the Bondi Junction Strategic Centre.

The relationship between this PP and nearby Centres and Corridors is also addressed in Table 3 in Section 6.2

37

regional / subregional strategy? ‘Centres and Corridors.’

Will the LEP facilitate a permanent employment generating activity or result in a loss of employment lands?

This PP is for a higher yield of residential and commercial floor area and the redevelopment of existing residential and commercial uses which are within mixed use zoning and will not result in a loss of permanent employment generating activities, rather it will result in an increase.

Will the LEP be compatible / complementary with surrounding land uses?

Yes, this PP will be compatible with surrounding land uses, which is predominantly retail development, residential housing, infrastructure and open space. This PP responds to the character and the context of the existing and future built form of the surrounding neighbourhood and will be complementary to the surrounding land uses within the Bondi Junction major centre.

Is the LEP likely to create a precedent; or create or change the expectations of the landowner or other landholders?

This PP demonstrates that this site has the potential for redevelopment, in the context of the surrounding locality. Given the Bondi Junction Town Centre located to the east of the site has experienced substantial urban renewal, the remaining sites along the length of Oxford Street, including the subject site, should be afforded the same opportunity, where superior urban design and renewal can be achieved.

This PP demonstrates that this site can be developed in conjunction with the neighbouring sites along Oxford Street, to create a social and economic hub of mixed use developments for the wellbeing of the local area and which contribute to the quality of the future urban pattern of Bondi Junction when considered in isolation and the greater context.

The current land owner has approached Council seeking consideration to change the development standards for the building height and floor space controls. This planning process will enable Council to work with this land owner to provide for the urban renewal of this site similar to the rest of Bondi Junction and its future desired character.

Will the LEP deal with a deferred matter in an existing LEP?

No. This is not applicable to the PP.

Have the cumulative effects of other spot rezoning proposals in the locality been considered? What was the outcome of these considerations?

There is a recently gazetted LEP amendment led by Council which amended the LEP within the Bondi Junction area by way of ‘housekeeping’ amendments, however there are no current PPs in the western Bondi Junction precinct the subject of this PP.

It is anticipated that following the direction of this PP that the sites in the immediate vicinity of the subject site will also be subject to PPs in the future if, and when, they can be amalgamated for re-development. This PP takes this into consideration through the careful analysis which is supported by the reports which accompany this PP.

38

Nos. 344-354 Oxford Street was recently rezoned from B3 Commercial Core to B4 Mixed Use. This item is not considered to directly relate to the subject site, being outside of the locality.

However, it is recognised that the objectives of other future PPs are similar to the objectives of this PP, to consider the precincts or nodes within the Bondi Junction Town Centre on a case by case basis and recognise that where the opportunity exists to amalgamate smaller lots and redevelop the sites in a cohesive manner which ultimately results in an improved urban form and public benefits, that each development site should be considered on its merits.

This approach is also reflected in the findings and recommendations of the Bondi Junction Urban Design Review Report prepared by City Plan Urban Design dated February 2013, which was recently adopted by Waverley Council.

6.1.3 Direct Benefits to the Community as a Result of this PP

It is considered that by allowing modifications to the development standards of the sites pursuant to the Waverley LEP 2012 in relation to an increased building height and floor space ratio similar to the controls afforded elsewhere in Bondi Junction, this PP will enable the opportunity for viable redevelopment of the land and revitalise the western precinct as a whole.

In so doing, the opportunity exists to provide significant tangible community benefits for example by virtue of land dedication for road widening. It is proposed that an area of approximately 60 metres long by 3 metres wide will be dedicated to Council along the site’s frontage to Oxford Street to facilitate future road network improvements. Additional public benefits will also be provided through the creation of through site links, allow for better pedestrian and bike paths, improved streetscape and provision of public spaces. The removal of the heritage status of the terraces will facilitate better urban form and allow for the provision of a public car park and improved public usability at street level.

The increased residential yield will also contribute to achieving Council’s housing targets as identified within the Draft East Sub-Regional Strategy and thereby enhancing the demand for retail / commercial uses via increased population growth, leading to further job creation and local prosperity (see Section 6.2). These benefits are further discussed as follows:

39

Figure 9: Extract from the Urban Design Report at Appendix 1 demonstrating an illustrative redevelopment concept of the public realm opportunities of the subject site and neighbouring sites.

Traffic and Parking

The site benefits from a favourable location in close proximity and within the walking catchment of Bondi Junction Train Station and regular bus services located directly in front of the site. In addition, personal travel by bicycle is a popular option in this locality and will be further enhanced by improvements to the vehicular network. There is a plan currently on exhibition to connect cycle paths in and around Bondi Junction along Oxford Street (directly opposite the sites) towards Centennial Park and the CBD. Given this locational advantage, residents travelling in peak periods are likely to travel by public transport. More importantly, the site will utilise the existing excellent public transport options and introduce an increased yield to maximise public transport use. In addition, one of the existing owners who currently operates the car/truck hire business has expressed a desire to operate a car share / rental arrangement containing five (5) vehicles from the site which will be included in the future development application. Also, a public car park is proposed with the development, this may assist in reducing potential vehicle trip intrusions into the West Oxford Street precinct

In recognition of the levels of traffic congestion experienced at the western most intersection of Oxford Street, this PP has considered potential improvements to the local traffic network to improve the transport conditions. The subject site, through redevelopment has the opportunity to provide improved road conditions via land dedication (60 metres by 3 metres), such as road widening along Oxford Street, which could enable the provision of a short right turn lane for the vehicles travelling west along Oxford Street towards Syd Einfeld Drive as well as for the implementation of the proposed public car park which will address any needs for additional parking in the area for both residents and local businesses.

40

This arrangement could allow for reduced queues and delays at the Oxford Street / York Road intersection. As demonstrated in the Traffic Report prepared by GTA Consultants, the traffic network has a current capacity for an additional 1,090 new dwellings (Appendix 3). The proposed modification to the local traffic network will allow for additional traffic volume at this intersection, and therefore additional dwelling capacity will increase to 1,530 dwellings in this area. The proposed car park will also allow for additional parking capacity in the area for residents and local businesses, as on-street parking is currently limited and in high demand resulting from lack of parking enjoyed by old terrace style buildings associated with the heritage location

To support the redevelopment of the area, the Traffic Report also provides recommendations the following:

(i) “It is recommended that, in line with the Waverley Council DCP 2012, any vehicular crossing for the proposed development is provided from rear lanes and “low to moderate” parking provision rate is applied to the development.

(ii) The section of Oxford Street in the vicinity of the planning proposal area is a key pedestrian and cycling route and adequate measures should be incorporated to ensure safe and efficient connectivity.

(iii) The impact of the traffic associated with the development could be further reduced with the provision of various measures such as safe cycle routes, efficient public transport, adequate bus accessibility, better pedestrian routes and crossing and restricting car parking provision.”

This contribution to the road network will be facilitated in any future development application for the site.

The existing heritage terraces on the site comprise residential uses on both the ground and first level which directly adjoin a busy motor way and traffic network with no vehicular access or parking. These ground and first level residential uses exhibit poor residential amenity due to noise, privacy and pollution from fumes. As evident by the state of the front fence which has experienced collisions from vehicles, these terraces are at risk of motor vehicle accidents being located at this dangerous corner. These four terraces provide no parking and contribute to on-site parking congestion. They therefore should be removed to enable improvements to the road network including road widening and the construction of a public car park.

Residential Amenity

The benefits of this PP include the relocation of all residential uses to higher levels in a prominent traffic dominated location as mentioned above, maintaining retail and commercial at lower levels, which will improve the amenity of occupants in line with SEPP 65 guidelines.

41

In addition, more residents will be able to use the adjacent natural resource of Centennial Park, will be within close proximity (approx. 650m walking distance) of the Bondi Junction rail/bus interchange and within easy access to all amenities of Bondi Junction and surrounding suburbs. All residents will have balconies, where currently this is not possible, taking advantage of a large northerly facing frontage, thereby benefiting from upper level views. Furthermore, this PP will have a positive impact on housing availability through the provision of a mix of housing choices, mainly affordable 1 or 2 bedroom apartments targeting young families, the elderly and low income individuals and people who want to work/live in the area. The diversity of retail shops and community uses envisaged in the area, as a result of redevelopment, will enable local residents to further reduce motor vehicle use in order to access every day consumable items, which will be available within the retail hub in and around the precinct.

Impact on Neighbouring Retail and Commercial Uses

The commercial and retail tenancies at the western end of Oxford Street are experiencing poor growth in terms of their long term viability. The reason for this is predominantly due to the absence in the area of a substantial western anchor (similar to the Westfield Shopping Centre at the eastern end of Oxford Street), limited population growth in the area, as well as having a poor public domain arrangement which lacks good positive physical connections through the area for pedestrians, and lack of active uses and spaces configured to create a desirable setting at street level.

Through the detailed analysis undertaken in the Urban Design Study, Architectural Design Report and Proposed Bicycle and Pedestrian Provision Advice (refer to Appendices 1, 2 & 4) which considers not only the subject site but also the immediate locality, this PP provides an opportunity to re-populate the western end of Bondi Junction. The resulting growing residential community will activate and become stewards for this re-invigorated setting, thereby resulting in community benefits and strengthening the sense of community. This residential population growth will act as the much needed anchor to western end of Bondi Junction.

Public Domain Improvements

This PP benefits the greater locality by providing public domain improvements located both within and around the site which will provide a direct tangible public benefit. These elements reflect the findings and recommendations provided in the Urban Design Study, Architectural Design Report, Traffic Report, Proposed Bicycle and Pedestrian Provision Advice and Heritage Analysis which accompany this PP.

The redevelopment of the site will also allow for the current buildings on the site, which presents a poor and deteriorating relationship with the public domain, to be redesigned to reinvigorate its presentation. More notably, the redevelopment of the ground floor benefits the local community by creating a positive sense of delineation between the public and

42

private domains to provide an active and modern space which creates a more memorable entrance point to Bondi Junction with improved functionality.

The public domain improvements directly associated with Site 1 and include:

• Land dedication to enable the widening of Oxford Street for traffic and footpath improvements

• A new through site link connecting Oxford Street to Osmund Lane • Improvements to the ground level including new paving, landscaping, street art and

lighting

The public domain improvements directly associated with Site 2 include:

• A new public plazetta fronting Nelson Street • A new shared zone along Osmund Lane • Improvements to the ground level including new paving, landscaping, street art and

lighting

Should both Sites 1 and 2 receive uplift as a result of this PP, the proposal will also comprise a new public car park containing approximately 50 vehicles to be owned and operated by Waverley Council.

Further to the direct public domain improvements detailed above, this PP also acts as a catalyst for a suite of further improvements which are capable of being realised through redevelopment of others site in the precinct which are identified in the City Plan Urban Design report. The accompanying Architectural Design Report sets out the following vision of further public works:

• Major Urban Scale Art; • Further potential street widening and traffic improvements along Oxford Street; • Urban Artwork / Sculpture; • Landscaping Upgrade; • New Multipurpose Public Spaces; • New pedestrian and cycling links; • Welcome to Waverley Sculptural Footbridge; and • Boulevard landscaping.

The efforts of the proponent to consolidate these individual sites with an interest to create a development site in a suitable location and size offers a unique opportunity to deliver a positive development outcome. This site is expected to act as a springboard or catalyst for public domain improvements to the western precinct of Bondi Junction and to encourage

43

local investment and for other sites to contribute to public domain works through future re-development.

Investment in Bondi Junction

This western end of Bondi Junction, and in particular the intersection at York Road and Oxford Street are currently marked by the conflicting interests of motorists, pedestrians, cyclists and the operations of the Bus Depot. As a result of this harsh environment, the properties and road infrastructure are continuing to deteriorate. It is clear that this area will benefit from improvements to the road, cycling and footpath re-arrangement as well as the proposed public car park.

This intersection is also prominent in that it marks the gateway/arrival location to Bondi Junction and the Waverley LGA, and currently its welcome is underwhelming and marked by a surfboard with a “Welcome to Waverley” sign at the intersection of York Rd & Syd Einfeld Drive. Bondi Junction (as a strategic centre) could benefit from a more significant gateway marker thereby attracting (along with the other public art and domain improvements) investment to the area by elevating the image and profile of Bondi Junction, (being one of the largest centres in Australia with the 4th highest public transport use).

This PP will result in public benefits which will directly assist in improving the parking, traffic, cyclist and pedestrian circulation in the immediate locality, offering space to be used for community purposes and beautification works to the western entrance to Bondi Junction. This ‘facelift’ as depicted in Figure 10 below is expected to have flow on effects to further investment and improvements to the Bondi Junction locality and foster both short and long term benefits to the community.

Sense of Arrival and Identity: A new vision for the western approach to Waverley

Great Streets and Public Places

44

Safe Pedestrian and Cycle Networks: Improved permeability through from Woollahra footbridge, Nelson Street & Osmond Lane through to Centennial Park. New bike lane improves safety and usability.

Gateway Marker Vision

45

A new 'gateway' tower of excellent architectural design to mark the arrival to Waverley with a beautiful statement

Figure 10: Extract of a series of photomontages of the proposed development site and flow on effects for the beautification of the Gateway precinct (Source: Architectural Design Report MHN Design Union)

Consideration of the Amenity of Neighbouring Properties

Throughout the preliminary analysis and development of the design principles of this PP, careful consideration has been placed on the future amenity of the properties in the vicinity of this site including the commercial and retail tenancies as well as residential properties. Several relevant issues have been discussed above. This PP demonstrates that the redevelopment of this site will benefit neighbouring properties by enabling the road network to be improved, enabling the relationship between the motorist, cyclist and pedestrian movements to be resolved, dedicating space for community use, beautification of the public domain and general investment into the western gateway to Bondi Junction. As on-street parking is currently limited and in high demand, the proposed car park will also allow for additional parking capacity in the area for the use by residents, local businesses and visitors.

Further consideration of the impact of the proposed redevelopment of the site for the purpose of suitability and location of tower forms accommodating both residential and non-residential uses is undertaken in the Architectural Design Report prepared by MHN Design Union (Appendix 2). This analysis considers the context of the area and the opportunities for redevelopment guided by creating landmark buildings which are visually appealing not only within the confines of the site boundary, but which provide the opportunity to extend across to Centennial Park. This analysis considers the impact of the redevelopment of this site on neighbouring properties including the potential shape and form of buildings and the resulting shadowing impacts. This is demonstrated in the massing analysis which shows that the additional overshadowing of neighbouring properties will be mitigated through the provision of appropriately sited and orientated tower forms with fast moving shadows, being a preferred option when compared to providing a lower overall building height with a larger floor plate and larger, slower moving shadow impacts.

The conclusions can be summarised as follows:

• The proposed tower forms resulting from the uplift in controls are surrounded mainly by the road network and can achieve substantial separation from other development in the vicinity thereby ensuring adequate privacy and outlook for neighbouring properties,

• An analysis of shadowing impacts concluded that there is no additional shadow impact created by the proposed tower forms onto residential properties at anytime during the year.

46

• The surrounding properties would benefit from the proposed redevelopment due to improvements to the road network by way of road widening, and a public car park with bicycle parking which would facilitate better vehicular movements, cycling tracks and pedestrian connections

• The need to use motor vehicles would also diminish from the improved amenity within the locality as most consumables would be at their doorstep resulting from revitalization and diversity of the Oxford Street retail strip.

• The amenity of the local area would also improve aesthetically due to the proposed beautification and use-ability of public domain areas and community facilities.

47

6.2 Relationship to Strategic Planning Framework

6.2.1 Is the Planning Proposal consistent with the objectives and actions contained within the applicable regional or sub-regional strategy (including the Sydney Metropolitan Strategy and exhibited draft strategies)?

A Plan for Growing Sydney (the Sydney metropolitan strategy) was released in December 2014 and is the NSW Government’s 20-year plan for the Sydney Metropolitan Area. It provides direction for Sydney’s productivity, environmental management, and liveability; and for the location of housing, employment, infrastructure and open space. The subject site under the new strategy is located within the plan’s Central subregion. Subregional planning is the next stage in planning for the growth of Sydney, this will include a review of the subregion’s housing and job targets and also its centres.

This section outlines whether the PP is consistent with the intended outcomes and actions of the new Metropolitan Strategy and the current Draft Subregional Strategy. The following table identifies the actions that are directly relevant to the PP and discuss whether the PP is consistent with those actions.

Table 2: Consistency With ‘A Plan for Growing Sydney’

Direction RESPONSE

GOAL 1: A competitive with world-class services and transport

Plan for a competitive economy with world-class services and transport

Direction 1.7

Grow Strategic Centres – providing more jobs closer to homes

Action 1.7.1

Invest in Strategic Centres across Sydney to grow jobs and housing and create vibrant hubs of activity

The site is located within the western portion of Bondi Junction. Bondi Junction according to the metro strategy is classified as a Strategic Centre.

The PP proposes retail uses within the development. These retail uses will provide employment opportunities to the local community. There is a net increase, as the current residential buildings on the majority of the site do not generate any employment land uses.

This portion of Bondi Junction is in need of revitalisation. The PP includes additional community infrastructure such as community spaces. This will help activate this section of the centre creating a vibrant and healthy community

GOAL 2: A city of housing choice, with homes that meet our needs and lifestyles

Plan for greater housing supply, choice and affordability to meet Sydney’s changing needs and lifestyles.

Direction 2.1

Accelerate housing supply across Sydney

Action 2.1.1

Accelerate housing supply

The proposed development will provide an increase in the supply of housing in a high demand area of Sydney. It will also provide a mixture of housing choices for the existing residents and the future local community.

48

and local housing choices

Direction 2.2 Accelerate urban renewal across Sydney – providing homes closer to jobs

Action 2.2.2 Undertake urban renewal in transport corridors which are being transformed by investment, and around strategic centres

The site is located in the Strategic Centre of Bondi Junction. This strategic location is ideal for urban renewal and additional housing opportunities, as it is in close proximity to two train stations (Bondi Junction and Edgecliff stations). Due to the site’s high accessibility to public transport and also the close proximity to the Sydney CBD, the site is able to provide housing in close proximity to existing employment.

Direction 2.3

Improve housing choice to suit different needs and lifestyles

Action 2.3.3

Deliver more opportunities for affordable housing

The planning proposal seeks to provide housing within the Bondi Junction strategic centre and in close proximity to public transport, community facilities and the Sydney CBD. This will therefore improve housing choice to meet demand and lifestyle requirements of the existing and future residents of this area.

GOAL 3: A great place to live with communities that are strong, healthy and well connected

Plan for creating a city with strong, health and well connected communities

Direction 3.1 Revitalise Existing Suburbs

Action 3.1.1 Support urban renewal by directing local infrastructure to centres where there is growth

It is envisaged that the PP will act as a catalyst in transforming the western side of Bondi Junction. This side of Bondi Junction has not experienced any significant urban renewal for some time. The proposed development includes many community benefits such as community spaces, a public car park and improvements to the road network. This can only be implemented through this proposed development.

Direction 3.3 Create healthy built environments

Action 3.3.1 Deliver guidelines for a healthy built environment

The subject site is within walking distance of train and also bus services. The proposed development will also provide additional community infrastructure such as community space, improved parking and traffic conditions, parks, and pedestrian and cycling links. This will improve the overall amenity of the area and will provide opportunities for people to walk and cycle which promotes social cohesion and community connectivity. Overall the proposal supports strong, healthy and well connected communities.

Central Subregion

49

The subregion will continue to play a dominant role in the economic, social and cultural life of Sydney

Priorities for Central Subregion

Accelerate housing supply, choice and affordability and build great places to live.

Work with council to retain a commercial core in Bondi Junction, as required, for long-term employment growth.

Work with council to provide capacity for additional mixed-use development in Bondi Junction including offices, retail, services and housing.

The planning proposal seeks to increase the dwelling capacity of the site, thereby increasing dwelling supply and improving housing options and affordability. The subject site is within walking distance to transport, parks and other community facilities which encourages active modes of travel such as walking and cycling and promotes healthy activities and overall supports healthy living environment. The site is currently zoned B4-Mixed Use. The proposed intensification of height and FSR controls will provide additional capacity for residential and retail development within an existing mixed use zone. This proposal will also help retain the commercial core of Bondi Junction, encouraging those areas to be retained for future core commercial and employment generating developments.

Table 3: Consistency with Draft East Subregional Strategy ACTION RESPONSE

Economy and Employment

The PP will assist in increasing the opportunity to increase the availability of jobs, which is targeted to be 2,200 additional jobs by 2036 for the Waverley LGA. This can be achieved by providing opportunities for employment through the intensification of retail, commercial and community uses on the sites, as well as a strong increase to the provision of residential dwellings on the sites, which will support the growth of the local economy and employment opportunities of the retail strip along Oxford Street and Bondi Junction which is identified as a ‘Major Centre,’ as well as neighbouring suburbs.

This PP is anticipated to act as a catalyst for further investment into the western Bondi Junction locality, which will support not only this precinct, but also the commercial core at Bondi Junction Town Centre and its short and long term viability.

As demonstrated in the Report to Council (7 December 2010) with respect to the review of the WLEP BJC 2010: “Assuming a split of 20% retail and 80% commercial and adopting employment generation rates of 50m2/person for retail and 19m2/person for commercial, produces a potential future employment forecast of 9,551 jobs to 2031. This figure fully satisfies the employment target set by the strategy.” This figure is supported by Council’s strategic economic and employment studies.

With regard to ‘Site 1,’ the site provides an existing employment generation

50

of approximately 7 employees, which results in the generation of 8-35 additional jobs. The employment generated by this community use will contribute to the proportion of persons employed in the Arts and Recreation Services which in 2011 was 3.5% of the total number of persons employed in Waverley LGA (668 of 18,999 employees) (Source: ABS).

‘Site 2’ currently consists of a residential flat development. The redevelopment of this site for a mixed use development will also offer additional employment opportunities in the order of 5-14 new jobs (based on the anticipated non-residential floor space). This is an increase compared to the current use of the site, which does not currently provide any jobs for the local community.

Centres and Corridors

Bondi Junction has been identified by the Metropolitan Strategy and the draft East Subregional Strategy as a ‘major centre’ and a ‘strategic centre’ which is connected by strategic bus corridors and a rail station. This major centre comprises a major shopping and business centre serving the immediate subregional residential population with a full scale shopping centre, Council offices, high density office and residential buildings and towers, central community facilities and a large workforce. The subject site is an extension of the Town Centre which will assist in reinforcing this linkage for the length of Oxford Street.

Increasing the residential density of the subject site that is in close proximity (within walking radius) to public transport and would support the main retail strip along Oxford Street to foster a more vibrant centre and provide much needed housing choice consistent with “B2.1 Plan for Housing in Centres consistent with their employment role.” This approach also focuses development along an existing retail and employment corridor and utilises existing infrastructure for development where demand and opportunities for renewal are prevalent.

Housing

This PP fosters urban consolidation within the Waverley LGA. The introduction of extra dwellings on the site satisfies the criteria of the Subregional Strategy by acting as a support for the housing target of an additional 2,200 dwellings for the Waverley LGA. This approach enables the existing B4 Mixed Use zone of the site to accommodate a suitable yield of residential density by providing housing choice in an appropriate location, supporting the growth of Bondi Junction, and endorsing aging in place, sustainability of utilising existing infrastructure for renewal of the urban development of the precinct.

According to the 2011 ABS, Waverley LGA comprises a total of 30,856 households, 19,403 of which are units (63%), with an average household size of 2.1. This PP is capable of contributing to the future housing yield of Waverley LGA and is responsive to meeting this demand.

This site has the opportunity, through amalgamation and the direction of the proponent to provide these dwellings now. This is particularly the case should the redevelopment of other sites within the Bondi Junction Town Centre not eventuate, thereby reinforcing the significance of this site to contribute to Waverley LGA’s dwelling yield in a timely manner.

51

Furthermore, the additional dwelling targets are not a ceiling limit, and should be considered in light of the role of the draft subregional strategy to support directions and actions for additional housing in suitable locations, such as this.

The proposal strengthens the role of Bondi Junction as a ‘major centre’ and aids the achievement of targets for increasing housing capacity and housing mix near jobs, transport and services in the Waverley LGA consistent with “C1.2 sustainability criteria for new urban development” and “C1.3 Plan for increased housing capacity targets in existing areas.” This PP supports the provision of affordable housing (C4.3) and provides the opportunity for the site to be redeveloped to a high standard of design excellence and urban renewal (C5.1).

The western end of the Oxford Street retail strip is currently experiencing a decline in its quality and viability. This PP will act as a catalyst to support the renewal of the local centre and improve the economic viability and amenity of the precinct (C3.1).

Transport

The “Transport Strategy” primarily relates to increasing opportunities for walking or cycling and enhancing public transport infrastructure, for instance through improvements to the operations of the Strategic Bus Corridors and logistical arrangements at major public transport end points such as the bus depot to the south of the site and Bondi Junction train station.

The proposal will provide direct improvements to the public transport infrastructure through the provision of dedication of land for road widening to assist in improving the cycling paths throughout the area, which is also supported by the dedication of a publically accessible through site link and land dedication to assist in improvements to the traffic network.

Refer to the Proposed Bicycle and Pedestrian Provision Advice prepared by Sustainable Transport Consultants (Appendix 4) which identifies that the current situation is a major impediment to active travel in the northern part of Sydney’s Eastern Suburbs at peak hours, and recommendations to improve infrastructure network in an integrated manner to connect travel opportunities in front of the site and to Centennial Park and Woollahra.

The proposal will consolidate the provision of people working and living within close proximity of the existing public transport network, therefore increasing its efficiency. To reiterate, the subject site is in the middle of two major train stations. It is within close proximity (walking distance) to Bondi Junction train station (approx. 650m), very close to Edgecliff train station and within close proximity to major bus corridors, offering increased connectivity and accessibility to the Sydney CBD and other employment central locations. An increased density of the subject site will provide accessibility to this ‘Major Centre’ and nearby public transport infrastructure to a greater number of residents.

As part of the proposed development, several improvements to the local road network will be implemented. The potential introduction of a dedicated right turn lane travelling west has the potential to alleviate queuing along

52

Oxford Street and the surrounding local streets at peak times.

The provision of a public car park will also aid in an improved local road network. The locality has a high demand and short supply of car parking facilities in the area. The proposal has the potential to increase capacity, improving the areas accessibility for both visitors and local businesses.

Environment, Heritage and Resources

The proposal has been carefully considered with regard to potential impacts to the environment, heritage items and heritage conservation area. The proposal remains consistent with these land use policies and will positively contribute to the cultural and heritage uniqueness of Bondi Junction and the surrounding precinct, while offering high quality urban renewal and facilitating the development of the site in an efficient manner with environmentally sensitive development at the forefront of the design.

Parks and Public Places

Centennial Park is located directly adjacent to the subject sites which provide opportunities for active and passive recreational activities which, association with other smaller parks and community facilities will serve the future occupants of the site whilst continuing to be an invaluable public space for the use of the community. Bondi Junction also serves as a host for significant arts and cultural activities. The proposal will support the linkage to the Oxford Street business strip and the opportunities for businesses which support the entertainment and nightlife clusters which form the night economy of Bondi Junction.

The increased retail and residential yields created by the proposal contributes to the vibrancy and liveability of the precinct in a self-contained manner which reduces transport pressures by introducing residents to the area within walking distance to these public spaces.

Renewed investment in the area resulting from the PP and the study area recommendations will further enhance the likelihood of upgrades to public areas.

The PP is considered consistent with the Draft Subregional Strategy. It is considered that the renewal of the site will also contribute to the following relevant ‘key directions’ articulated in the Draft Subregional Strategy:

• Support and strengthen the western gateway to Bondi Junction which has the potential to benefit as an ‘economic gateway’ to the locality;

• Contributes to achieving a balance of activities to promote Bondi Junction as a ‘Major Centre’;

• Supports the current and future role of the retail centre of Bondi Junction; • Improve housing choice in an appropriate location; • Improves public transport access, in particular in relation to the Bus Depot on the

corner of Oxford and York Street immediately south of the site; and • Improve the aesthetic presentation of the precinct and assist in promoting the scenic

quality and tourism opportunities of Bondi Junction.

53

6.2.2 Is the Planning Proposal consistent with the local Council’s Community Strategic Plan, or local strategic plan?

The site is not the subject of a current community strategic plan, however as the proposal provides for higher density residential development within an appropriate location, being within the Bondi Junction Major and Strategic Centre, in close proximity to Syd Einfeld Drive which connects to the Sydney CBD and Bondi Beach, has direct access to various forms of public transport and is within a walking catchment of local shops, it demonstrates key characteristics of supporting local strategic directions. Not only is the PP consistent with Council’s strategy, but both the PP and associated urban design study have been carried out in consultation with Council who have expressed their support.

This PP provides the opportunity for an increased dwelling supply, mix and affordability, retail / commercial floor space and usable community spaces within the proposed Gross Floor Area (GFA) of 5:1 for ‘Site 1’ and 5:1 for ‘Site 2.’ The residue area of this immediate western block is also capable of future amalgamation and redevelopment in the form of ‘Site 3’ with potential FSR increases. This mixed use development is anticipated to generate a suitable level of activity, which is likely to increase the quantum of employment due to both additional and improved dwellings and commercial / retail facilities. In addition, the development will result in flow-on effects which will indirectly stimulate ongoing employment in the locality. The proposed development will also generate employment as a result of the construction process. The western end of Oxford Street is characterised by a series of smaller predominantly retail suburban shops and individual businesses. The redevelopment of the site will provide the opportunity to generate direct and indirect employment and strengthen the business and cafe / restaurant precinct.

The PP delivers a housing choice and a quantum of housing that will reasonably contribute to subregional housing targets. This is particularly the case given a number of sites in the Bondi Junction Town Centre are unlikely to be redeveloped to the maximum potential due to restrictions in relation to multiple party land ownerships and small lot sizes resulting in limited redevelopment viability. The PP will provide a residential mix and supporting community floor area which will improve the viability of the Centre and will be responsive to the constraints of the site and amenity of the surrounding premises and the natural and built environment. Moreover the PP promotes the form of mixed use development which is consistent with the current Waverley LEP B4 mixed uses zoning.

Waverley LEP 2012

As set out in Clause 1.2 of the Waverley LEP 2012, the aims the plan is as follows:

“(a) to promote and co-ordinate a range of commercial, retail, residential, tourism, entertainment, cultural and community uses to service the local and wider community,

54

(b) to maintain and reinforce Bondi Junction as the primary commercial and cultural centre

(c)

in Sydney’s eastern suburbs,

to provide for a range of residential densities and range of housing types

(d)

to meet the changing housing needs of the community,

to provide an appropriate transition in building scale around the edge

(e) to protect, maintain and accommodate a range of open space uses, recreational opportunities, community facilities and services available to the community,

of the commercial centres to protect the amenity of surrounding residential areas,

(f) to enhance and preserve the natural environment through appropriate planning

(g)

, protecting the integrity of natural systems and by protecting existing trees,

to identify and conserve the cultural, environmental, natural, aesthetic, social and built heritage

It is considered that this PP is generally consistent with these aims. A summary of compliance with the key controls of the Waverley LEP 2012 is set out in the Table below:

of Waverley.”

Table 4: A summary of compliance with the key objectives and controls of the Waverley LEP 2012

WLEP 2012 Clause Requirement Compliance

Clause 2.3 Zone Objectives and Land Use Table

1 Objectives of zone

• To provide a mixture of compatible land uses.

• To integrate suitable business, office, residential, retail and other development in accessible locations so as to maximise public transport patronage and encourage walking and cycling.

• To encourage commercial uses within existing heritage buildings and within other existing buildings surrounding the land zoned B3 Commercial Core.

Note

This PP enables the provision of high quality and suitably sized floor plates for the use of commercial or retail premises at the lower ground floor levels in conjunction with residential units above. This integrated approach encourages the use of existing public transport, encourages walking and cycling and also contributes to improving the accessibility to cyclist paths in the area.

: permissible development the subject of this PP includes residential, commercial premises, retail, car park and shop top

This proposal has the opportunity to provide high quality public and retail spaces, in addition to the proposed public car park in a gateway location thereby enabling a larger number of the public to enjoy the facility. Currently the heritage items are in private

55


housing.

ownership, in an isolated location with limited access, being remnants left over from the construction of the Syd Einfeld Drive. Where a high level of design excellence and public benefit can be demonstrated, the removal of the heritage items on the site where it is demonstrated to be as equal heritage and place making value (refer the Heritage Analysis at Appendix 5).

4.3 Height of buildings

(1) The objectives of this clause are as follows:

(a) to establish limits on the overall height of development to preserve the environmental amenity of neighbouring properties,

(b) to increase development capacity within the Bondi Junction Centre to accommodate future retail and commercial floor space growth,

(c) to accommodate taller buildings on land in Zone B3 Commercial Core of the Bondi Junction Centre and provide an appropriate transition in building heights surrounding that land,

(d) to ensure that buildings are compatible with the height, bulk and scale of the existing character of the locality and positively complement and contribute to the physical definition of the street network and public space.

(2) The height of a building on any land is not to exceed the maximum height shown for the land on the Height of Buildings Map.

Note

The proposal seeks to increase the maximum building height from 15 metres to 38m metres for Site 1 and 38 metres for Site 2, similar to the maximum building height permitted in the Bondi Junction Town Centre to the east of the site. This height increase will have no impact on existing surrounding residential properties and no impact onto retail properties currently facing Oxford St and Nelson Street.

: the maximum building height for this site is currently 15 metres.

The built form of the proposed development of the site will preserve the environmental amenity of neighbouring properties, by providing a built form featuring high quality architectural merit and design excellence, providing a slender tower form and orientation with no overshadowing and amenity impacts.

The proposed height satisfies the objective of facilitating and supporting future retail and commercial floor space growth at this western precinct of Bondi Junction via the revitalisation of this site with flow on effects which contribute to the enhancement of retail and commercial uses as

http://www.legislation.nsw.gov.au/fragview/inforce/epi+540+2012+pt.4-cl.4.3+0+N?tocnav=y�

56


well as employment opportunities.

The proposal also takes into consideration an appropriate built form and scale which defines the western entry point into Bondi Junction Town Centre which also balances with the overall skyline of Bondi Junction.

The proposal seeks to redevelop not only the subject site, but also the surrounding public domain, and will deliver a complementary physical form which will drive the future desired character of Bondi Junction.

Refer to the context, massing and shadow impact analysis in the Architectural Design Report (Appendix 2) and the Urban Design Study (Appendix 1).

4.4 Floor space ratio

(1) The objectives of this clause are as follows:

(a) to ensure sufficient floor space can be accommodated within the Bondi Junction Centre to meet foreseeable future needs,

(b) to provide an appropriate correlation between maximum building heights and density controls,

(c) to ensure that buildings are compatible with the bulk, scale, streetscape and existing character of the locality,

(d) to establish limitations on the overall scale of development to preserve the environmental amenity of neighbouring properties and minimise the adverse impacts on the amenity of the locality.

(2) The maximum floor space ratio for a building on any land is not to exceed the floor space ratio shown

The proposal seeks to increase the maximum Floor Space Ratio (FSR) from 1.5 to 5:1 for Site 1 and 5:1 for Site 2 to permit viable redevelopment of these and other sites in west Bondi Junction, similar to the maximum FSR permitted in the Bondi Junction Town Centre within proximity to the east of the sites. These sites are able to sufficiently accommodate the intensified controls and propose comparatively much less adverse impacts than the larger scale developments in the east and other parts of Bondi Junction centre along with significant public domain and traffic improvements.

Refer to the context, massing and shadow impact analysis in the Architectural Design Report (Appendix 2) and the Urban Design Study (Appendix 1) which

57


for the land on the Floor Space Ratio Map.

Note

establishes the reasoning for this increased FSR given the context of the western end of Oxford Street and providing a development site which is viable and results in an appropriate built form in context with the greater Bondi Junction skyline.

: the maximum FSR for this site is currently 1.5:1 metres.

4.4B Incentives for providing affordable rental housing

(1) The objective of this clause is to increase the supply of affordable rental housing for very low, low and moderate income earning households by providing incentives for the development of new affordable rental housing.

(2) This clause applies to development for the purposes of residential flat buildings, or a mixed use development that contains shop top housing, if:

(a) the development is on land identified as “Area 1” on the Floor Space Ratio Map, and

(b) the development comprises at least one dwelling that is to be used for the purposes of affordable housing.

N/A – the provision of affordable housing is not sought within this PP.

5.9 Preservation of trees or vegetation

(1) The objective of this clause is to preserve the amenity of the area, including biodiversity values, through the preservation of trees and other vegetation.

The proposal takes into account the retention and protection of Heritage Item I506, the Norfolk Island Pine at 2 Nelson Street. .

The site does not contain any other significant trees or vegetation.

5.10 Heritage conservation

(1) Objectives The objectives of this clause are as follows:

(a) to conserve the environmental heritage of Waverley,

(b) to conserve the heritage significance of heritage items and

The heritage significance of this site and surrounds are discussed in detail in the Heritage Analysis which accompanies this PP at Appendix 5. This PP is lodged to satisfy the requirements of this Clause.



http://www.legislation.nsw.gov.au/fragview/inforce/epi+540+2012+pt.4-cl.4.4b+0+N?tocnav=y�

http://www.legislation.nsw.gov.au/fragview/inforce/epi+540+2012+pt.4-cl.4.4b+0+N?tocnav=y�

58


heritage conservation areas, including associated fabric, settings and views,

(c) to conserve archaeological sites,

(d) to conserve Aboriginal objects and Aboriginal places of heritage significance.

The heritage items on this site comprise 4 terrace houses in a deteriorating state which are not readily able to be enjoyed by the public, they exhibit poor residential amenity in a traffic dominated location with no pedestrian landing and are essentially in an isolated location with little pedestrian traffic. This PP demonstrates that the removal of the heritage items results in the optimal outcome with respect to overall benefits to the public. This positive community outcome will be achieved through the creation of useable public spaces with through site link access / plazetta and associated enhancement of housing and employment opportunities and a public car park.

The outcomes and feedback obtained from the charrette, have also supported the need to address the deteriorating state of these heritage terraces and improve the local amenity of this location.

The proposal does however take into account the retention and protection of Heritage Item I506, the Norfolk Island Pine at 2 Nelson Street. These trees are important, in order to maintain the historic streetscape of the area.

6.5 Active street frontages in the Bondi Junction Centre

(1) The objective of this clause is to promote uses that attract pedestrian traffic along certain ground floor street frontages in Zone B3 Commercial Core and Zone B4 Mixed Use in the Bondi Junction Centre.

Note: The Oxford Street frontage of this site is identified as “Active

The proposal provides substantial benefits with respect to providing an active street frontage. This is particularly the case given the existing 4 terrace houses on the site comprise a residential use at ground level and offer no opportunities for street activation. Furthermore, the existing car

59


street frontage.” rental facility is predominantly an open showroom space results in limited active pedestrian traffic. This proposal seeks to redress the site’s relationship with the public domain to all frontages and will attract pedestrian activity in a safe and visually attractive environment.

The Oxford Street frontage will be appropriately treated to ensure appropriate activation which directly addresses the public domain, as demonstrated in the Urban Design Report provided in Appendix 1.

Nelson Street (opposite the Nelson Hotel) will also be activated at street level with a plazetta, a through site link, public seating areas connecting to a variety of retail shops and a public car park.

60

6.2.3 Is the Planning Proposal consistent with applicable state environmental planning policies

Table 5: Consistency with state environmental planning policies (SEPPs) SEPP TITLE CONSIS-

TENCY COMMENT

1. Development Standards Consistent

NA The Standard Instrument Clause 4.6 supersedes the SEPP.

4. Development Without Consent and Miscellaneous Exempt and Complying Development

Yes The PP will not contain provisions that will contradict or would hinder the application of this SEPP.

14. Coastal Wetlands NA Not applicable 15. Rural Land sharing Communities NA Not applicable 19. Bushland in Urban Areas NA Not applicable 21. Caravan Parks NA Not applicable 22. Shops and Commercial Premises NA Not applicable 26. Littoral Rainforests NA Not applicable 29. Western Sydney Recreation Area NA Not applicable 30. Intensive Agriculture NA Not applicable 32. Urban Consolidation (Redevelopment of Urban Land)

Yes The PP aims to be consistent with the SEPP having regard to the range of uses that may be appropriate for the site and permissible with regard to WLEP 2012.

33. Hazardous and Offensive Development

NA Not applicable

36. Manufactured Home Estates NA Not applicable 39. Spit Island Bird Habitat NA Not applicable 41. Casino /Entertainment complex NA Not applicable 44. Koala Habitat Protection NA Not applicable 47. Moore Park Showground NA Not applicable 50. Canal Estates NA Not applicable 52. Farm Dams, Other Works in Land Management Plan Areas

NA Not applicable

55. Remediation of Land Yes The PP will not contain provisions that will contradict or would hinder the application of this SEPP. The sites historical use is residential, retail and motor showroom purposes and the proposed use will continue for commercial, retail and residential purposes.

56. Sydney Harbour Foreshores and Tributaries

NA Not applicable

59. Central Western Sydney Economic and Employment Area

NA Not applicable

60. Exempt and Complying Development

NA Not applicable

62. Sustainable Aquaculture NA Not applicable 64. Advertising and Signage NA Not applicable 65. Design Quality of Residential Flat Development

Yes The PP will achieve consistency with the SEPP through application of design excellence provisions. The Urban Design Analysis investigated the implications for realising the design quality principles in the SEPP and demonstrates an appropriate concept built form on the site. Any future DA to be submitted to Council for this site will demonstrate the development satisfies the requirements of this SEPP.

70. Affordable Housing (Revised Schemes)

Yes The PP has the opportunity to provide an appropriate mix and number of dwellings which will contribute to affordable housing in the locality.

71. Coastal Protection NA Not applicable SEPP (Building Sustainability Index: BASIX) 2004

Yes The PP will not contain provisions that will contradict or would hinder application of this SEPP.

61

SEPP (Housing for Seniors or People with a Disability) 2004


SEPP (Major Development) 2005 NA Not applicable SEPP (Sydney Region Growth Centres) 2006

NA Not applicable

SEPP (Infrastructure) 2007 Yes The PP will not contain provisions that will contradict or would hinder application of this SEPP.

SEPP (Kosciuszko National Park-Alpine Resorts) 2007

NA Not applicable

SEPP (Kurnell Peninsula( 1989) NA Not applicable SEPP (Sydney Metro Water Supply) 2004

NA Not applicable

SEPP (Development of Kurnell Peninsula) 2005

NA Not applicable

SEPP (Penrith Lakes Scheme) 1989 NA Not applicable SEPP (Mining, Petroleum Production and Extractive Industries) 2007

NA Not applicable

SEPP (Temporary Structures and Places of Public Entertainment) 2007

NA Not applicable

SEPP (Exempt and Complying Development Codes) 2008


SEPP (Rural Lands) 2008 NA Not applicable SEPP (Western Sydney Parklands) 2009

NA Not applicable

SEPP (Affordable Rental Housing) 2009


SEPP No.49 – Tourism Accommodation in Private Homes (Draft only)

NA Not applicable

There are no deemed State Environmental Planning Policies (former Regional Environmental Plans (REPs)) applicable to the PP.

6.2.4 Is the Planning Proposal consistent with the applicable ministerial directions?

It is considered that the PP is consistent with the relevant Directions issued under Section 117(2) of the Act by the Minister to Councils, as demonstrated in the assessment of the following:

Table 6: Consistency with S117 Ministerial Directions

DIRECTION TITLE CONSIS-

TENCY

COMMENT

Employment and Resources

1.1 Business and Industrial Zones

Yes The PP promotes population and employment growth and supports the viability of the specialised Bondi Junction Centre, which is a suitable location for maintaining and improving the mixed use zoning of this site.

The PP will assist in increasing the opportunity to increase the availability of jobs, which is targeted to be

62

2,200 additional jobs by 2031 for the Waverley LGA. This can be achieved by providing a planning environment which fosters employment opportunities for retail, commercial and community purposes on the site, as well as a strong increase to the provision of residential dwellings on the site, which will support the growth of the local economy and employment opportunities of the retail strip along Oxford Street and Bondi Junction which is identified as both a ‘Major Centre’ and a ‘Strategic Centre’ as well as neighbouring suburbs.

This PP is anticipated to act as a catalyst for further investment into the western Bondi Junction locality, which will support not only this precinct, but also the commercial core at Bondi Junction Town Centre and its short and long term viability.

1.2 Rural Zones N/A Not applicable

1.3 Mining, Petroleum Production and Extractive Industries

N/A Not applicable

1.4 Oyster Aquaculture N/A Not applicable

1.5 Rural Lands N/A Not applicable

Environment and Heritage

2.1 Environment Protection

Zones

N/A Not applicable

2.2 Coastal Protection N/A Not applicable

2.3 Heritage Conservation Yes The PP recognises the heritage items and conservation area relevant to this site. A Heritage Analysis (Appendix 5) accompanies this PP and provides a detailed analysis of the heritage significance of the site and surrounds. The Heritage Analysis concludes that the study area has potential to be developed in a balanced way which allows for increased amenity, accommodation and activity in this part of the Bondi Junction town centre while preserving and maintaining its heritage aspects.

This is proposed to be achieved by removing the heritage items on the site and providing a development outcome which respects the heritage significance of the sites in the surrounding area. This will be achieved by providing a built form which improves the presentation of the site, and offers significant physical community benefits including beautification of the western Gateway precinct and presentation of an iconic arrival tower at the entrance of Bondi Junction.

The proposed development will include public spaces, improved accessibility (for pedestrians, cyclist and cars). The introduction of a public car park and improved traffic conditions will improve the liveability of the area and will help facilitate the activation of both the retail uses and the local street network. These benefits are only possible through the proposed development.

The proposal takes into account the retention and

63

protection of Heritage Item I506, the Norfolk Island Pine, as this is an important addition of the existing streetscape of the area.

2.4 Recreation Vehicle Areas N/A Not applicable

Housing, Infrastructure and Urban Development

3.1 Residential zones

Yes The PP encourages a variety and choice of housing types to provide for existing and future housing needs, whilst making efficient use of existing infrastructure and services. The PP demonstrates appropriate built form whilst minimising the impact of residential development on the environment.

The subject site is located within a retail / urban area where residential development (shop top housing) is permitted in the form of mixed use development.

The introduction of extra dwellings on the site satisfies the criteria of the Draft Subregional Strategy by acting as a support for the housing target of an additional 2,200 dwellings for the Waverley LGA. This approach provides a suitable yield of residential density of the subject site by providing housing choice in an appropriate location, supporting the growth of Bondi Junction, and endorsing aging in place, sustainability of utilising existing infrastructure for renewal of the urban development of the precinct.

This is particularly the case should the redevelopment of other sites within the Bondi Junction Town Centre not eventuate, thereby reinforcing the significance of this site to contribute to Waverley LGA’s dwelling yield in a timely manner.

This site has the opportunity for amalgamation and immediate delivery of a variety and choice of housing types and is consistent with this direction.

3.2 Caravan Parks and

Manufactured Home Estates

N/A Not applicable

3.3 Home Occupations N/A Not applicable

3.4 Integrating land use and transport

Yes The PP will enable residential development in close proximity to jobs and services, encouraging walking, cycling and use of public transport utilising the nearby Bondi Junction rail system and bus interchange.

3.5 Development Near Licensed

Aerodromes

N/A Not applicable

Hazard and Risk

4.1 Acid sulphate soils N/A The site is not located on acid sulphate soils. Accordingly, Direction 4.1 is not applicable.

64

4.2 Mine Subsidence and

Unstable Land

N/A Not applicable

4.3 Flood Prone Land

N/A The site is not located within flood prone land Accordingly, Direction 4.3 is not applicable.

4.4 Planning for Bushfire Protection

N/A The site is not located within a Bushfire prone area. Accordingly, Direction 4.4 is not applicable.

Regional Planning

5.1 Implementation of Regional Strategies

Yes The PP will be consistent with this Ministerial Direction.

5.2 Sydney Drinking Water Catchments


5.3 Farmland of State and Regional Significance on the NSW Far North Coast

N/A Not applicable

5.4 Commercial and Retail Development along the Pacific Highway, North Coast

N/A Not applicable

5.5 Second Sydney Airport: Badgerys Creek

N/A Not applicable

Local Plan Making

6.1 Approval and Referral

Requirements


6.2 Reserving Land for Public

Purposes

Yes The PP will be consistent with this Ministerial Direction. This PP supports the provision of public services and facilities.

6.3 Site Specific Provisions Yes The PP will be consistent with this Ministerial Direction.

Metropolitan Planning

7.1 Implementation of the Metropolitan Plan for Sydney – A Plan for Growing Sydney

Yes Refer to Section 6.2 of this PP for details.

65

6.3 ENVIRONMENTAL, SOCIAL AND ECONOMIC IMPACT

6.3.1 Is there any likelihood that critical habitat or threatened species will be adversely affected as a result of the proposal?

The subject site is located within an existing urban environment and does not apply to land that has been identified as containing critical habitat or threatened species, population or ecological communities, or their habitats.

6.3.2 Are there any other likely environmental effects as a result of the Planning Proposal and how are they proposed to be managed?

This PP is not considered likely to result in adverse environmental effects or be affected by natural hazards including flooding, land slip, bushfire hazard and the like. Following the initial Gateway determination, it is proposed that future development applications will investigate the potential environmental effects arising from the development.

6.3.3 Has the Planning Proposal adequately addressed any social and economic effects?

This PP will enable the development of the sites which are responsive to supporting the current and future social character of the locality, as well as supporting and revitalising its economic potential. Given the proximity of the site to public transport, services and infrastructure, this is an ideal site for development which will consolidate the declining aesthetic condition of the western ‘gateway’ entrance to Bondi Junction and reinforce the opportunities for the social growth of the area. Refer to further discussion at Section 6.1 and 6.2 which details how this PP acts as a catalyst for social and economic benefits which relate directly to this site and locality.

This proposal promotes the efficient utilisation of land, services and support facilities and encourages the orderly growth of the area in support of the local neighbourhood which will help to increase and diversify housing choices and add to the diversity of retail and community uses, together with much needed proposed public domain improvements and improvements to traffic/pedestrian networks.

Accordingly, it is considered that this PP will have a dramatic positive effect on the local economy and community.

66

6.4 STATE AND COMMONWEALTH INTERESTS

6.4.1 Is there adequate public infrastructure for the Planning Proposal?

The existing public infrastructure in conjunction with the proposed improvements to the local traffic networks along with the public transport availability of trains and buses is capable of accommodating this PP.

The site is well serviced by public transport. Existing bus routes run along Oxford Street in the immediate vicinity of the site. Bondi Junction train station is within 650 metres of the site. Oxford Street also has provision for cyclists to travel through the area towards the City and neighbouring suburbs.

The site is accessible by the existing road network, at the intersection of Oxford Street and York Road, with direct access to Syd Einfeld Drive. The site also benefits from rear lane access to Osmund Lane for an on-site parking / basement car park entry. In addition, a public car park is proposed via a Voluntary Planning Agreement to offset any increase in on-street parking and to promote ease of access to local retailers.

Figure 11: Map of the Bus Network identify that the site is a nodal point for multiple public transport routes (Source: Sydney Buses March 2011)

The redevelopment of this site has the potential to subsequently improve the traffic conditions of the immediate locality, as well as improvements to the pedestrian and cyclist network by virtue of land dedication adjoining Oxford Street to provide for a turning lane and better cyclist movements and a public car park.

67

As considered in the Traffic Report prepared by GTA Consultants provided at Appendix 3, the existing operation of the street network of the site and surrounds confirms that this PP is capable of accommodating increased traffic movements in the area as a result of the redevelopment of this site via this PP (approximately 1,090 new dwellings). Notwithstanding this some suggested traffic improvements are contained in the GTA report for increased traffic capacity in the future, as other developments contribute to the revitalisation of the western precinct. These suggestions include land dedication for road widening to facilitate improvements to the Oxford Street / York Road intersection including the potential introduction of a dedicated right turn lane travelling west which would alleviate queuing along Oxford Street at peak times.

This PP also enables improvements to pedestrian and cyclist routes which contribute to the provision of safe and efficient connectivity and overall improvements to public infrastructure. The capacity for this redevelopment to achieve these benefits are substantially enhanced by the removal of the heritage items on the site. The heritage items in their current state are in an isolated location and exhibit limited public benefits. These items are therefore considered an obstacle to any traffic improvements and the implementation of infrastructure which has the potential to improve pedestrian and cycling movements. The proposed car park also has the potential to improve the locality’s access as it will provide parking facilities for not only the local residents but also local businesses.

Existing utility services will adequately service any future development proposal as a result of this PP, and will be upgraded or augmented where required.

Waste management and recycling services are available through Waverley Council.

The site is approximately 3.6 km from St Vincent’s Hospital in Darlinghurst and Bondi Junction is well serviced by medical centres and private hospitals. Education is also provided for in the area, with Bellevue Hill Public School, Bondi Public School, Waverley Public School and Woollahra Public School located nearby, as well as Ascham School and Waverley College.

The area is generally well-serviced with Police, Ambulance Fire and other emergency services.

This PP does not obstruct the existing public infrastructure. In fact, the proposal seeks to support and enhance the public infrastructure of the site and its surrounds and promotes improvements to infrastructure through future developer funded initiatives.

6.4.2 What are the views of State and Commonwealth public authorities consulted in accordance with the Gateway determination?

At the first iteration of this PP, the appropriate State and Commonwealth public authorities have not yet been identified, and the Gateway Determination has yet to be issued by the Minister for Planning and Infrastructure. Notwithstanding, there has been early support for

68

this PP from Waverley Council with several preliminary meetings previously held with Council’s senior officers along with the Director of Planning with mutual agreement between the proponent and Council in relation to the scope of the study area review to be undertaken by City Plan Urban Design, which has ultimately resulted in this PP.

As discussed in Section 2 of this PP, Council recently undertook a design charrette process which resulted in the form of the West Oxford Street Precinct Plan which was recently considered at the Council meeting held on 19 August 2014 and placed on public exhibition until 24 October 2014. In undertaking this design charrette, it has been acknowledged that the West Oxford precinct is suitable for a programme for a higher density built form aligned with public domain improvements, and for this we commend the state agencies and design professionals who have thus far been involved in formulating a strategic vision for the western end of Bondi Junction.

Nonetheless, the outcomes from this charrette have resulted in a collection of ideas and desired public domain outcomes without any commercial basis or feasibility studies. After a careful urban analysis study, the proposed height of 38 metres and FSR of 5:1 are considered suitable for the western side of Bondi Junction. These controls are consistent with the neighbouring urban form and will not pose any adverse impacts on the surrounding environment.

These controls will enable a financially viable development, which will also be able to offer the numerous community facilities and infrastructure proposed as part of this PP.

Notwithstanding that the Architectural Design Report and Urban Design Report concludes that these sites are capable of accommodating up to 60m in height at the western most edge along with greater FSRs, the proponents are conscious of creating a living environment that is distinct from the high-rise regime of the Eastern end of Bondi Junction and Westfields.

69

7 PART 4 – MAPPING

The proposal seeks to apply a site specific mapping change to the WLEP 2012 with regard to the following:

Figure 12: Extract of the proposed amendment to the WLEP 2012 Height of Buildings Map which permits a building height of 38 metres for Site 1 and 38 metres for Site 2.

Figure 13: Extract of the proposed amendment to the WLEP 2012 Floor Space Ratio Map which permits a floor space ratio of 5:1 for Site 1 and 5:1 for Site 2.

Subject Sites

Subject Sites

70

Figure 14: Extract of the proposed amendment to the WLEP 2012 Heritage Map which removes the heritage item status (I212) for Nos. 194-200 Oxford Street, being the four (4) terrace houses

Subject Sites

71

8 Part 5 - Consultation

8.1 Consultation with Council

Following an initial meeting with senior Council officers, strategic planning staff and the Director, Waverley Futures (Mr Peter Monks) on 29th November 2012, City Plan Services wrote to Waverley Council on the 10th December 2012 setting out a strategy and project timeline for Council’s consideration and to seek a formal response to this letter indicating Council’s desire or interest in pursuing this project collectively. A response was received on the 21st December 2012 indicating that Council was “supportive of working with City Plan Strategy and Development to undertake a review of the area, in order to inform a future Planning Proposal, and it would be useful that we (Council) were involved in determining the study area...........” (A copy of the letter is attached in Appendix 7).

It was not apparent why a strategic examination of west Oxford Street area was not previously undertaken, whilst a thorough review of Bondi Junction to the east resulted in substantial uplift in FSR and height controls resulting in urban renewal. Given the nature of the area and favourable study findings, one can only presume this was a mere oversight.

Since then, ongoing consultation has been undertaken with Waverley Council during the strategic study process (phase 1) as well as during preparation and submission of this Planning Proposal (phase 2). These discussions have been held with Council’s senior officers including Mr Peter Monks.

Council recognised the strategic planning merit in terms of uplift to the development controls at the western end of Bondi Junction to support revitalisation of this area and potential to gain significant public domain improvements. The appropriate process of which is via developer initiated Planning Proposals and any offer of associated Voluntary Planning Agreements. Council also requested that an analysis of the site and surrounding area be undertaken with regard to urban design, traffic and heritage considerations. Any relevant issues raised by Council have been addressed with Council on an ongoing consultation basis and are addressed in this PP.

The study was completed and a draft PP was prepared and provided to Council for discussion purposes in October 2013. Shortly after this, City Plan Strategy and Development were advised that Council had decided to undertake their own study via what became the design charrette process and to expand the study area to include the Bus Depot site in light of State governments’ large stake holding in the area.

The relevance of this PP was then further reinforced through the preparation of the West Oxford Street Precinct Plan and Design Charrette Process, as also discussed in Section 2 and 8.2.

72

Overall, Council have acknowledged that the future redevelopment of the sites are expected to result in an improved built form outcome which substantially improves the public domain and protects the views, solar access and amenity of the neighbouring properties. These expectations are taken into consideration in the Urban Design Statement and Architectural Design Report which accompany this PP.

8.2 Outcome of Consultation with the Public

As an outcome of the West Oxford Street Precinct Plan and Design Charrette Process, the site has recently been the subject of extensive public consultation. Through this process it has been acknowledged that the West Oxford Street precinct is suitable for a programme for a higher density built form aligned with public domain improvements. Refer to Section 2 for further details. Many of the charrette recommendations relate to public domain improvements in and around the proponent’s sites. This is because the subject sites are large and have the potential to deliver outcomes with a relatively high level of certainty.

The issues identified in the consultation process have informed the Architectural Design Report (ADR) which accompanies this PP. This PP demonstrates how the proposed amalgamation of the allotments and creation of developable sites can deliver valuable public works and revitalise the western edge of this Town Centre with a viable uplift in controls. Refer to Section 6.1 for further details.

The Architectural Design Review shows minimal impacts for heights up to 60m, which are considered acceptable. As outlined from the charrette, the community consultation process and also Council, the western side of Bondi Junction should be a distinct living experience compared to the high rise development regime that can be found in eastern Bondi Junction. As a result, the design of the development has been amended, to be of a scale of similar neighbouring buildings along the western side of Bondi Junction.

8.3 Community Consultation during the PP Process

This PP is considered to be of a type that falls within the definition of a ‘low impact Planning Proposal.1

Low impact planning proposal means a planning proposal that in the opinion of the person making the Gateway determination is consistent with the pattern of surrounding land use zones and/or land uses, is consistent with the strategic planning framework, presents no issues with regard to infrastructure servicing, is not a principle LEP, and does not reclassify public land.

’ As demonstrated in the Urban Design Review submitted with this PP, the proposal seeks to intensify the existing B4 Mixed Use zoning (not to change it) and is consistent with the pattern of surrounding land use zones and/or land uses, being mixed use development, which is consistent with the strategic planning framework as discussed in Section 6 above and is well serviced by the existing infrastructure. In addition, this PP falls within the definition of a ‘low impact Planning Proposal’ given it is not a principle LEP and does not reclassify public land. Therefore, this PP is likely to be on exhibition for a minimum period of 14 days.

73

The community will be notified of the commencement of the exhibition period via a notice in a local newspaper and via a notice on Waverley Municipal Council’s website. The written notice will:

• Give a brief description of the objectives or intended outcomes of the PP; • Indicate the land affected by the PP; • State where and when the PP can be inspected; • Give the name and address of the RPA for the receipt of any submissions; and • Indicate the last date for submissions.

During the exhibition period, the following material will be made available for inspection:

• The PP, in the form approved for community consultation by the Secretary of Planning and Environment;

• The Gateway determination; and • Any studies relied upon by the PP.

Furthermore, the proponent is willing to assist Council and undertake specific community consultation post Gateway if that is considered appropriate.

In summary, this PP is the result of early and ongoing consultation with Waverley Council including Council’s senior officers and Director of Planning. The consultation/feedback of Council have been included in the preparation of this PP, including the scope of the study area review undertaken by City Plan Urban Design, which has ultimately resulted in this proposal. Refer to Appendix 8 for a copy of the proponent’s submission to Council. In addition, the recommendations in the West Bondi Junction Precinct Plan resulting from the extensive public consultation/charrette process have been reviewed in detail and the PP is generally in agreement with the charrette findings in that the west end of Oxford Street is suitable for an uplift in controls. Any uplift will also be accompanied by public domain improvements in order to achieve the revitalisation and future well-being of the locality and promote Bondi Junction as a major centre.

9 Part 6 – Project Timeline

The timeframe for the completion of the planning proposal will depend on the complexity of the matter, the nature of any additional information that may be required and the need for agency and community consultation. The following details are indicative only and may be amended at Gateway to provide the necessary level of confidence that the PP will be finalised within a reasonable time:

74

Table 7: Indicative project timeline STEP INDICATIVE TIMEFRAME

Anticipated commencement date Date of Gateway determination

Anticipated timeframe for the completion of required technical information

Not applicable. Technical analyses have already been commissioned to support the PP.

Timeframe for government agency consultation (pre and post exhibition as required by Gateway determination)

As specified in Gateway determination. Anticipated timeframe is to run concurrently with public exhibition period.

Commencement and completion dates for public exhibition period

Dates are dependent on date of Gateway determination. Anticipated timeframe for public exhibition is 14 days.

Dates for public hearing (if required) Not applicable at this stage

Timeframe for consideration of submissions

To be determined by Council

Timeframe for the consideration of proposal post exhibition

To be determined by Council

Date of submission to the Department to finalise the LEP

Not known

Anticipated date RPA will make the plan (if delegated)

Not known

Anticipated date RPA will forward to the department for notification

Not known

10 Conclusion

This Planning Proposal has been prepared on behalf of Stargate Property Group and is submitted to Waverley Council to enable the viable redevelopment of the subject sites, Nos. 194-214 Oxford Street and No. 2 Nelson Street, Bondi Junction with the provision of the increased building height and floor space ratio controls. This Planning Proposal will enable the revitalisation of the west Bondi Junction precinct and create the opportunity for a landmark architectural form at the western gateway entrance to Bondi Junction.

This PP seeks to increase the permissible building height to 38 metres and FSR to 5: 1 for Site 1, and to increase the permissible building height to 38 metres and FSR to 5:1 for Site 2, both of which are within an already existing B4 Mixed Use zone (no change in use / zoning is being sought). This PP also seeks to remove the status of the heritage items in relation to the terrace houses at Nos. 194-200 Oxford Street to enable better built form opportunities at street level which includes (in the form of a VPA) the creation of a public plaza and public car park and through site links. Land will also be dedicated for the purpose

75

of road widening in order to improve traffic flows and easing congestion of the local roads at peak times.

Stargate Property Group, in consultation with Waverley Council, has undertaken an urban planning review of the western precinct of Bondi Junction, the outcome of which is represented in this PP. The resulting Urban Design Report, along with other reports annexed to this PP, has identified that this western precinct exhibits the lowest planning controls in the Bondi Junction centre (which is classified as a major and strategic centre). This is probably the reason for the lack of population growth and retail activation in the western precinct, stemming from the limited incentive for redevelopment and investment at this end of Bondi Junction compared to the rest of the centre.

It is not clear why this outdated planning regime exists given the under-utilised potential and strategic importance of this area for redevelopment, which is similar in topography and suitability as the rest of Bondi Junction, particularly along Syd Einfeld Drive which exhibits existing development, permissible heights and FSRs commensurate with and in many cases greater than the proposed PP. Notwithstanding this, the City Plan Urban Design Report concludes that an uplift in height and FSR is appropriate and essential for the revitalisation of this western precinct and is a substantial contribution for Bondi Junction in general to thrive as a Major and Strategic Centre thereby creating diversity in the retail experience which can be offered, which is distinct from the eastern part of Bondi Junction dominated by Westfield, as well as providing a better mix/supply of housing choice.

This PP is the first, and largest, amalgamation in a group of sites recommended for uplift by City Plan Urban Design. It is capable of delivering (expeditiously) to the housing and employment targets envisaged for Bondi Junction Centre in the current Draft Subregional Strategy.

There has been considerable consultation with Waverley Council on the scope of the urban design study area and there is general support for the change in planning controls to be submitted by way of the PP process, which was also re-enforced by the recommendations of Council’s own charrette process.

Notwithstanding, the conclusions of the Architectural Design Report and Urban Design Report outline that these sites are capable of accommodating up to 60 metre developments. The PP seeks to establish a living experience which is distinct from the high rise regime of East Bondi Junction and more within keeping of the current zoning along western Oxford Street, where 38 metre high buildings are located. This is also in line with charrette recommendations and public feedback.

The heritage listed terraces on a portion of the site have also been extensively reviewed and it has been concluded that a far greater overall public benefit is achieved by their removal and the resulting economic and social benefits, compared to the poor quality of existing

76

terraces which exhibit difficult public access and limited enjoyment by the community (as these are currently in private ownership).

The PP is appropriate and necessary for the continuing revitalisation of the Bondi Junction Town Centre and is well supported by the extensive urban and architectural studies attached herewith, which have been undertaken in consultation with, and in response to comments provided by, Waverley Council and the community. The proposed development demonstrates very little or no adverse impacts on the surrounding properties and locality in general. Quite the contrary, the area will benefit from tangible public benefits offered in a VPA and broader economic and social benefits in the short, medium and long term flow on effects.

This PP supports the amalgamation of the existing sites at the western end of the Town Centre and their redevelopment in a form which provides a series of integrated public domain improvement comprising:

• Mixed use development building forms with slender tower forms which punctuate the western entrance gateway to Bondi Junction and exhibits design excellence;

• Retail, commercial and community space on the lower level(s); • Activation of the sites to promote the quality of the street domain and introduce

additional residents and employment opportunities which reinforces the community and retail activity of the western precinct of Oxford Street;

• Appropriate regard to the heritage conservation areas which results in an appropriate balance between heritage and place making and their relationship to the local area’s heritage and related benefits to the community;

• An increased dwelling supply mix and affordability located on the upper levels of the development which exhibit a high level of residential amenity;

• Servicing and basement car parking levels with access via Osmund Lane; • A public car park with at least 50 car spaces; and • Improvements to the relationship of the site to the surrounding street network,

including land dedication and the opportunity to improve traffic signalisation and pedestrian and cycleway connectivity.

This Planning Proposal also recognises that, through the provision of a building height of 38m and a FSR of 5:1 on the subject site, this PP has the potential to act as a catalyst for the injection of investment opportunities for Bondi Junction which will support the targets for dwelling and employment in this precinct. There are substantial flow on benefits with regard to improving the built form and style of the western gateway and revitalising the retail strip to reinforce the connection of this site along the length of Oxford Street to the Bondi Junction Town Centre and to bring the economic and planning environment in west Oxford Street in line with the rest of Bondi Junction so that it can thrive as a major centre.

77

The Planning Proposal:

• Is consistent with the current B4 (Mixed Uses) zoning pursuant to the Waverley Local Environmental Plan (LEP) 2012;

• Is a suitable development which establishes the western Gateway entrance to Bondi Junction and contributes to the future built form of this major centre;

• Is a suitable development which is sensitive to the potential impact on the amenity of the locality;

• Establishes a proposed building height of 38 metres for Site 1; • Establishes a proposed building height of 38 metres for Site 2; • Establishes a proposed floor space ratio of 5:1 for Site 1; • Establishes a proposed floor space ratio of 5:1 for Site 2; • Is consistent with the new metropolitan strategy and sub-regional strategy objectives to

locate increased residential density closer to public transport and access to mature road networks and existing urban centres;

• Takes into consideration the opportunity to redevelop the site in the context of the immediate locality of the Bondi Junction Town Centre which is accompanied by a Public Works Concept Proposal and draft Public Benefits Offer which addresses the opportunity for substantial public domain improvements;

• In association with Site 1 provides a development designed with a Public Plaza space and through site link, land dedication for road widening and improvements and upgraded landscaping;

• In association with Site 2 provides a development designed with a new Public Plazetta, a new shared zone along Osmund Lane and upgraded landscaping;

• Should the heritage terraces be endorsed for removal and uplift in development controls be endorsed, the provision of a public car park across both sites will add to off street parking and support local residents and businesses;

• Is consistent with the Ministerial Directions; and • Positively contributes net community benefits.

In summary, there is a strong planning basis for supporting the development of the sites in line with its existing zoning and future desired character of Bondi Junction to a building height of 38 metres, a floor space ratio of 5:1, and deletion of the heritage status of the terrace houses, to the benefit of the future built form of the Oxford Street retail strip and greater Bondi Junction locality.

APPENDIX 1

Urban Design Report

APPENDIX 2

Architectural Design Report

APPENDIX 3

Traffic Report

APPENDIX 4

Pedestrian / Cycling Report

APPENDIX 5

Heritage Analysis

APPENDIX 6

Survey Plan

APPENDIX 7

Letter from Council

APPENDIX 8

Submission re: Charrette

APPENDIX 9

Draft Public Benefit Offer

Documents

Planning Proposal 194-214 Oxford Street & 2 Nelson … · 194-214 Oxford Street & 2 Nelson Street . Bondi Junction . March 2015 . ... PROJECT TIMELINE 73 10 CONCLUSION 74. ... to