decision of 3# council (#) meeting...decision of 3705th council meeting held on monday 25 june 2018...
TRANSCRIPT
DECISION OF 3705th COUNCIL MEETING
HELD ON MONDAY 25 JUNE 2018
194. CiS05: Ward Street Precinct Masterplan - Stage 2
Report of Jennifer Lawley, Senior Strategic Planner
In order to deliver much needed public domain and amenity improvements to the North
Sydney Centre, Council has been undertaking the Ward Street Precinct Masterplan
project. The Masterplan was prompted most significantly by the opportunities
presented in the upcoming release of a large Council landholding and reinforced by the
delivery of Sydney Metro in 2024.
At its meeting of 5 December 2016, Council endorsed the draft Ward Street Precinct
Masterplan for public exhibition. The draft Masterplan was publicly exhibited between
26 January and 10 March 2017, where valuable feedback was obtained from the
community and stakeholders. At the same time, the release and subsequent exhibition
of the Draft North District Plan occurred, containing key objectives for strengthening
the economic and employment role of the North Sydney CBD. In considering these
two important factors, on 1 May 2017 Council endorsed a further process of design
development, referred to as Stage 2.
The highly constrained nature of the North Sydney CBD, combined with the ambitious
jobs targets identified in the North District Plan and the accessibility of Metro
immediately to the north and south of the precinct, provide a unique opportunity for
this precinct to deliver both a significant number of jobs as well as critical public
domain/infrastructure improvements that contribute significantly to the attractiveness,
appeal and general amenity of the North Sydney CBD.
The Stage 2 Masterplan sets out to deliver a more informed, comprehensive and
realisable vision for the precinct. This exploration has ensured that:
the development potential of key sites has been examined;
the masterplan achieves the objectives of the Greater Sydney Commission’s North
District Plan;
the potential for different amalgamation patterns has been considered; and
the relationship to the North Sydney CBD Capacity and Land Use Strategy has
been clarified.
The Stage 2 design process has developed two masterplan options for consideration:
‘Miller St Square’ Option 1; and
‘Central Square’ Option 2.
Both options deliver transformative public domain amenity and significant community
use benefits that, whilst being financially viable, can be staged depending on the market
uptake.
This report seeks Council’s endorsement to proceed with public exhibition of the Stage
2 Masterplan options and associated documentation. It is proposed to undertake the
exhibition in late July 2018. Key stakeholders will be actively consulted and following
consideration of any submissions received, will be reported back to Council for
consideration.
The post exhibition report is likely to consider recommendations in relation to:
finalising a preferred final masterplan and an implementation strategy, in conjunction
with resourcing implications.
Masterplan - Funding for this project has been included in the adopted 2016/2017
budget and a budget has been allocated for this project for 2017/18.
Implementation of a preferred masterplan will require further funding and resourcing
allocations as these are not present in the draft Integrated Planning and Reporting
framework documents. The financial implications of this project are discussed further
at section 8 later in this report.
Recommending:
1. THAT Council resolve to place the material prepared for the Stage 2 Ward Street
Precinct Masterplan Options (Attachment 1) on public exhibition for 42 days.
2. THAT a future report be prepared for Council’s consideration accounting for
submissions made and any resulting amendments to the final selected Masterplan.
3. THAT Council write to all parties who made submissions advising the of the
exhibition of this draft Masterplan. This in addition to Council’s usual notification of
relevant stakeholders.
4. THAT Council offer landowners within the Masterplan precinct, the opportunity to
meet and discuss details associated with the Masterplan.
5. THAT a plain English more concise version of the Masterplan be prepared for the
purposes of public exhibition.
6. THAT in order to maintain high levels of pedestrian amenity and achieve sustainable
mode share in favour of public transport to the North Sydney CBD, that parking rates
for the precinct are foreshadowed at 1 car parking space per 600sqm of gross floor area.
7. THAT Council be aware that the Department of Planning and Environment is
currently considering issuing a Gateway Determination for the Planning Proposal for
41 McLaren Street which was recommended to be exhibited concurrently with the
Ward Street Masterplan by the North District Planning Panel.
A Motion was moved by Councillor Baker and seconded by Councillor Beregi,
1. THAT Council resolve to place the material prepared for the Stage 2 Ward Street
Precinct Masterplan Options (Attachment 1) on public exhibition for 60 days.
2. THAT a future report be prepared for Council’s consideration accounting for
submissions made and any resulting amendments to the final selected Masterplan.
3. THAT Council write to all parties who made submissions advising the of the
exhibition of this draft Masterplan. This in addition to Council’s usual notification of
relevant stakeholders.
4. THAT Council offer landowners within the Masterplan precinct, the opportunity to
meet and discuss details associated with the Masterplan.
5. THAT a plain English more concise version of the Masterplan be prepared for the
purposes of public exhibition.
6. THAT in order to maintain high levels of pedestrian amenity and achieve sustainable
mode share in favour of public transport to the North Sydney CBD, that parking rates
for the precinct are foreshadowed at 1 car parking space per 600sqm of gross floor area.
7. THAT Council be aware that the Department of Planning and Environment is
currently considering issuing a Gateway Determination for the Planning Proposal for
41 McLaren Street which was recommended to be exhibited concurrently with the
Ward Street Masterplan by the North District Planning Panel.
An Amendment was moved by Councillor Gibson and seconded by Councillor Mutton,
1. THAT Council resolve to place the material prepared for the Stage 2 Ward Street
Precinct Masterplan Options (Attachment 1) on public exhibition for 60 days.
2. THAT a future report be prepared for Council’s consideration accounting for
submissions made and any resulting amendments to the final selected Masterplan.
3. THAT Council write to all parties who made submissions advising the of the
exhibition of this draft Masterplan. This in addition to Council’s usual notification of
relevant stakeholders.
4. THAT Council offer landowners within the Masterplan precinct, the opportunity to
meet and discuss details associated with the Masterplan.
5. THAT a plain English more concise version of the Masterplan be prepared for the
purposes of public exhibition.
6. THAT Council be aware that the Department of Planning and Environment is
currently considering issuing a Gateway Determination for the Planning Proposal for
41 McLaren Street which was recommended to be exhibited concurrently with the
Ward Street Masterplan by the North District Planning Panel.
The Amendment was put and carried.
Voting was as follows: For/Against 7/2
Councillor Yes No Councillor Yes No
Gibson Y Barbour Y
Beregi N Drummond Y
Keen DoI Gunning Y
Brodie Y Mutton Y
Carr Y Baker N
The Amendment became the Motion and was put and carried.
Voting was as follows: For/Against 7/2
Councillor Yes No Councillor Yes No
Gibson Y Barbour Y
Beregi N Drummond Y
Keen DoI Gunning Y
Brodie Y Mutton Y
Carr Y Baker N
RESOLVED: 1. THAT Council resolve to place the material prepared for the Stage 2 Ward Street
Precinct Masterplan Options (Attachment 1) on public exhibition for 60 days.
2. THAT a future report be prepared for Council’s consideration accounting for
submissions made and any resulting amendments to the final selected Masterplan.
3. THAT Council write to all parties who made submissions advising the of the
exhibition of this draft Masterplan. This in addition to Council’s usual notification of
relevant stakeholders.
4. THAT Council offer landowners within the Masterplan precinct, the opportunity to
meet and discuss details associated with the Masterplan.
5. THAT a plain English more concise version of the Masterplan be prepared for the
purposes of public exhibition.
6. THAT Council be aware that the Department of Planning and Environment is
currently considering issuing a Gateway Determination for the Planning Proposal for
41 McLaren Street which was recommended to be exhibited concurrently with the
Ward Street Masterplan by the North District Planning Panel.
ITEM CiS05 REPORTS 25/06/18
N O R T H S Y D N E Y C O U N C I L R E P O R T S
Report to General Manager
Attachments:
1. Ward Street Precinct Masterplan (Stage 2)
2. Ward Masterplan Transport Strategy June 2018
3. Design Excellence Panel March 2018 comments
4. Design Excellence Panel May 2018 comments
SUBJECT: Ward Street Precinct Masterplan - Stage 2
AUTHOR: Jennifer Lawley, Senior Strategic Planner
ENDORSED BY: Joseph Hill, Director City Strategy
EXECUTIVE SUMMARY:
In order to deliver much needed public domain and amenity improvements to the North Sydney
Centre, Council has been undertaking the Ward Street Precinct Masterplan project. The
Masterplan was prompted most significantly by the opportunities presented in the upcoming
release of a large Council landholding and reinforced by the delivery of Sydney Metro in 2024.
At its meeting of 5 December 2016, Council endorsed the draft Ward Street Precinct Masterplan
for public exhibition. The draft Masterplan was publicly exhibited between 26 January and
10 March 2017, where valuable feedback was obtained from the community and stakeholders.
At the same time, the release and subsequent exhibition of the Draft North District Plan
occurred, containing key objectives for strengthening the economic and employment role of the
North Sydney CBD. In considering these two important factors, on 1 May 2017 Council
endorsed a further process of design development, referred to as Stage 2.
The highly constrained nature of the North Sydney CBD, combined with the ambitious jobs
targets identified in the North District Plan and the accessibility of Metro immediately to the
north and south of the precinct, provide a unique opportunity for this precinct to deliver both a
significant number of jobs as well as critical public domain/infrastructure improvements that
contribute significantly to the attractiveness, appeal and general amenity of the North Sydney
CBD.
The Stage 2 Masterplan sets out to deliver a more informed, comprehensive and realisable
vision for the precinct. This exploration has ensured that:
the development potential of key sites has been examined;
the masterplan achieves the objectives of the Greater Sydney Commission’s North District
Plan;
the potential for different amalgamation patterns has been considered; and
the relationship to the North Sydney CBD Capacity and Land Use Strategy has been
clarified.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(2)
The Stage 2 design process has developed two masterplan options for consideration:
‘Miller St Square’ Option 1; and
‘Central Square’ Option 2.
Both options deliver transformative public domain amenity and significant community use
benefits that, whilst being financially viable, can be staged depending on the market uptake.
This report seeks Council’s endorsement to proceed with public exhibition of the Stage 2
Masterplan options and associated documentation. It is proposed to undertake the exhibition in
late July 2018. Key stakeholders will be actively consulted and following consideration of any
submissions received, will be reported back to Council for consideration.
The post exhibition report is likely to consider recommendations in relation to: finalising a
preferred final masterplan and an implementation strategy, in conjunction with resourcing
implications.
FINANCIAL IMPLICATIONS:
Masterplan - Funding for this project has been included in the adopted 2016/2017 budget and a
budget has been allocated for this project for 2017/18.
Implementation of a preferred masterplan will require further funding and resourcing
allocations as these are not present in the draft Integrated Planning and Reporting framework
documents. The financial implications of this project are discussed further at section 8 later in
this report.
RECOMMENDATION:
1. THAT Council resolve to place the material prepared for the Stage 2 Ward Street Precinct
Masterplan Options (Attachment 1) on public exhibition for 42 days.
2. THAT a future report be prepared for Council’s consideration accounting for submissions
made and any resulting amendments to the final selected Masterplan.
3. THAT Council write to all parties who made submissions advising the of the exhibition of
this draft Masterplan. This in addition to Council’s usual notification of relevant stakeholders.
4. THAT Council offer landowners within the Masterplan precinct, the opportunity to meet and
discuss details associated with the Masterplan.
5. THAT a plain English more concise version of the Masterplan be prepared for the purposes
of public exhibition.
6. THAT in order to maintain high levels of pedestrian amenity and achieve sustainable mode
share in favour of public transport to the North Sydney CBD, that parking rates for the precinct
are foreshadowed at 1 car parking space per 600sqm of gross floor area.
7. THAT Council be aware that the Department of Planning and Environment is currently
considering issuing a Gateway Determination for the Planning Proposal for 41 McLaren Street
which was recommended to be exhibited concurrently with the Ward Street Masterplan by the
North District Planning Panel.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(3)
LINK TO COMMUNITY STRATEGIC PLAN
The relationship with the Community Strategic Plan is as follows:
Direction: 1. Our Living Environment
Outcome: 1.5 Public open space, recreation facilities and services that meet community
needs
Direction: 2. Our Built Environment
Outcome: 2.1 Infrastructure, assets and facilities that meet community needs
2.2 Improved mix of land use and quality development through design
excellence
Direction: 3. Our Economic Vitality
Outcome: 3.1 Diverse, strong, sustainable and vibrant local economy
3.2 North Sydney CBD is one of Australia's largest commercial centres
Direction: 4. Our Social Vitality
Outcome: 4.3 Enhanced arts and cultural programs and facilities
4.8 Enhanced community facilities, information and services
Direction: 5. Our Civic Leadership
Outcome: 5.2 Council is financially sustainable
BACKGROUND
Stage 1 of the Ward Street Precinct Masterplan was undertaken throughout 2016. A draft
Masterplan was exhibited between January and March 2017. Following the exhibition at its
meeting on 1 May 2017, Council resolved to further refine the draft Ward Street Precinct
Masterplan as follows:
1. THAT Council note the issues raised by the community as part of the exhibition of the draft
Ward Street Precinct Masterplan.
2. THAT Council resolve to take steps toward the finalisation of the draft Masterplan through
further specialist input and design development that responds to community, industry and
landowner feedback, according to the following:
The content and strategic direction identified in the draft North District Plan inform the
refinement of the Masterplan.
The scope of opportunity sites be expanded to ensure opportunities are investigated on all
sites within the Precinct.
The scope of design investigation include the potential for a greater variety of site
amalgamation options for opportunity sites.
The relationship of the Ward Street Masterplan and the Capacity and Land Use Study be
clarified, with the development potential of all sites within the Masterplan area identified.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(4)
The East Walker Street opportunity site be detached from the Ward Street Precinct
Masterplan project and separately pursued by Council staff.
The boundary of the North Sydney Centre, as defined in NSLEP 2013, be reviewed for
potential expansion to the east.
3. THAT a final draft Masterplan be prepared and reported to Council for the purposes of
exhibition.
In response to the above resolution, Council’s City Strategy Division undertook an open tender
process calling for a suitable design and financial consultant team to contribute to further
refining the Stage 1 work completed. Hassell was the successful tenderer with Stage 2
Masterplan project works having commenced February 2018.
The Ward Street Precinct forms the northern end of North Sydney Centre. The precinct supports
a mix of privately owned commercial, mixed use and residential development. It also contains
the Ward and Harnett Street car parks, which are in Council ownership.
The overall Masterplan project is intended to allow Council to appropriately plan for a precinct
that is undergoing significant and transformational changes, including:
• Return of a major Council asset: There is a need to plan for the long-term future of
the Council-owned Ward and Harnett Street car parks. The Ward Street car park will
return to Council control in 2020.
• New transport infrastructure: The proposed Victoria Cross Metro Station will
provide faster and more frequent services to the city and major business centres of
Sydney’s northwest, Macquarie Park and Barangaroo. The station is to be located just
outside the Ward Street precinct and is due to open in 2024 with access portals to the
north and south of the precinct.
• Strong private development interest: Private development interest from within the
precinct continues to be strong, with a number of possible ‘opportunity sites’ for
redevelopment.
• Decommissioned substation (70-74 Berry Street): Ausgrid has advised the
decommissioned portion of the substation fronting Berry Street is surplus to its needs.
As such, there is the potential for the site to be offered to the market for sale.
In the Conditions of Consent for the Substation Redevelopment at 3-11 Ward St
(MP10_0092) there is a requirement for the proponent, in consultation with Council, to
prepare a study identifying future landuse options for the approval of the Director-
General. The study shall specifically consider options for parts or the whole of the site
to be made available for public use (including options for landscaping). It is not
considered that this masterplan constitutes compliance with this consent condition and
that the proponent would still need to demonstrate compliance in this regard.
• Objectives for the public domain and through-site links: In some instances,
development approvals are restricting the opportunity to cohesively address Council’s
public domain and pedestrian permeability objectives within the precinct. A Masterplan
provides an opportunity to more effectively plan for a meaningful public domain with
plaza(s) and linkages.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(5)
The combination of these significant factors in and around the Ward Street Precinct provide a
unique catalyst for positive change. The Masterplan will be used to inform any future
consideration of the planning controls in the precinct to implement this change.
CONSULTATION REQUIREMENTS
Community Engagement will be undertaken in accordance with Council’s Community
Engagement Protocol.
It should be noted that an internal project team has been involved in the identification of
community needs, opportunities and constraints from an early stage. The draft Stage 2
Masterplan has been reviewed by the project team for the purpose of public exhibition.
The usual consultation protocols will be observed in terms of advising all landowners within
the precinct as well as nearby and adjacent owners and occupiers, Precinct Committees as well
as other relevant stakeholders. Council will also offer landowners within the Masterplan
precinct, the opportunity to meet and discuss details associated with the Masterplan throughout
the exhibition process. It is recognised that there will be signification levels of interest in this
exhibition and therefore will need to be appropriately resourced and accessible to stakeholders.
Advice has also been obtained from Council’s Design Excellence Panel regarding the design
attributes of the Stage 2 Masterplan. This advice is elaborated upon within the body of this
report.
SUSTAINABILITY STATEMENT
The following table provides a summary of the key sustainability implications:
QBL Pillar Implications
Environment The environmental implications of the proposed project are as follows:
Masterplanning of the precinct will result in improved urban outcomes,
particularly within the public realm, and make the North Sydney Centre
more walkable, accessible and attractive.
Social The social implications of the proposed project are as follows:
Improved street level amenity will make pedestrian journeys more
enjoyable.
Improved linkages between origins and destinations (train station, open
space, civic precinct and future metro station).
Making areas of high amenity more accessible for residents/workers.
New civic and/or open space in areas of high demand to operate as
informal community meeting places.
The redevelopment of Council land provides opportunities for significant
public and social benefit, including a new branch library, multi-use
community hub and public square for gathering and hosting events.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(6)
QBL Pillar Implications
Economic The economic implications of the proposed project are as follows:
Improved amenity within the North Sydney Centre will attract investment
and improve the status of the commercial centre.
Redevelopment of Council assets has the potential to significantly
contribute to Council’s continued financial sustainability.
Governance The governance implications of the proposed project are as follows:
Project aims to implement action 2.1.2.1.5 of the North Sydney Council
Delivery Program 2013/14-2016/17.
The masterplan represents a step in the prudent management of Council
assets.
In a broad sense, Council acting as both a regulator and landowner will
require a continued high level of transparency and openness.
DETAIL
1. Vision, Project Objectives and Principles
A guiding objective of the North Sydney Community Strategic Plan is to strengthen the North
Sydney Centre’s role as a key component in Sydney’s global economic arc and the principle
economic engine of Sydney’s North Shore. Council therefore recognises that the Ward Street
masterplan is a key document in continuing the transformation of the North Sydney Centre into
a vibrant and engaging CBD for residents, workers, businesses and visitors.
The following objectives and principles have informed the Stage 2 Masterplan preparation and
will continue to govern the project direction as it evolves.
1.1 Objectives
a) Building on the outcomes of the North Sydney Centre review and applying a
precinct scale methodology.
b) Assisting property owners and Council by providing clarity on the future strategic
growth of the precinct.
c) Providing a bold and vibrant public domain and built form response to the proposed
Victoria Cross Metro Station.
d) Ensuring a built form response that effectively balances growth within the Centre
and amenity to surrounding properties.
e) Improving the public domain across the precinct by identifying the precinct as a
destination, via high quality new and embellished public spaces, that prioritise
pedestrians.
f) Encouraging public and private development outcomes that activate the precinct,
stimulating North Sydney Centre as a destination.
g) Ensuring that significant public benefit is achieved as a result of development that
is seeking to amend the planning controls.
h) Identifying opportunities for the Council-owned Ward and Harnett Street car parks.
i) Ensuring that community benefit is a key project driver.
j) Ensuring that a financial return to Council is a key project driver.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(7)
1.2 Principles
P1 Advocate design excellence, best practice and sustainability in both the built form
and public domain.
P2 Capitalise on placemaking and land use opportunities associated with the proposed
Victoria Cross Metro Station.
P3 Facilitate safe, attractive and high quality public and community spaces to best
practice standards.
P4 Require universal access principles govern all new public and community spaces.
P5 Ensure transparency where the leveraging of public benefits is pursued in exchange
for additional development potential.
P6 Prioritising pedestrian amenity.
P7 Advocate for a mix of uses to revitalise the precinct, with a focus on employment
generation, community spaces and the 18-hour economy.
P8 Acknowledge that commercial amenity and viability of the North Sydney Centre is
critical to future investment and prosperity.
P9 Ensure that total parking provision, including public and private parking assets,
delivers no net increase in traffic generated with the Ward Street Precinct and responds
to the Victoria Cross Metro Station.
2. Stage 1 Masterplan Outcomes
The Stage 1 draft Masterplan was placed on public exhibition between 26 January and 10 March
2017. A total of 30 submissions was received, raising a variety of issues. More than half of
these complimented Council on its initiative and supported the significant contribution the
project is seeking to make to the public domain. The variety of issues raised generally fell into
the following categories, and are explored further in the report:
• Residential amenity impacts including solar access, views, wind and acoustic privacy
• East Walker Street opportunity site concerns
• Traffic and parking
• Scale and density of building envelopes
• Heritage concerns
• Public space amenity impacts
• Security and antisocial behaviour
• Rationale behind selection of opportunity sites
• Financial feasibility
• Commercial amenity impacts
• Interaction with the Capacity and Land Use study
• Concerns with existing controls of North Sydney Local Environmental Plan 2013.
3. Strategic and Policy Context
3.1 A Metropolis of Three Cities
The final regional strategic plan for Sydney, A Metropolis of Three Cities, was released in
March 2018 and replaced the previous draft plan, A Plan for Growing Sydney. The final
regional plan identifies North Sydney as part of “Global Sydney”. This plan outlines that there
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(8)
will be 817,000 new jobs created by 2036 in Sydney and that there will need to be an additional
725,000 new dwellings created by that year.
Specifically, a strong theme of the Plan is to align growth with infrastructure investment.
3.2 North District Plan
The North District Plan developed by the Great Sydney Commission is intended to provide the
level of regional strategic planning that links A Metropolis of Three Cities and local planning
at the local council level. The role of the District Plan it to guide land use, transport and
infrastructure planning at the local level.
The Plan identifies that the Greater Sydney Commission will work with Council to:
a) maximise the land use opportunities provided by the new station
b) grow jobs in the centre and maintain a commercial core
c) strengthen North Sydney’s reputation as an education centre, to grow jobs and add
diversity
d) expand after hours’ activities
e) encourage growth in business tourism as a conference location that takes advantage of
North Sydney’s identity as a business hub, its location, access and views
f) provide a variety of high quality civic and public spaces befitting a globally-oriented
CBD, which can be utilised for a range of cultural and entertainment activities
g) improve amenity by reducing the impact of vehicle movements on pedestrians
h) create capacity to achieve job targets by reviewing the current planning controls.
The job target identified in this Plan to 2036 for the North Sydney CBD is 15,600–21,100
additional jobs. The Stage 2 Ward Street Precinct Masterplan is consistent with the above
objectives of the North District Plan and sets out to achieve between 2,800 and 5,800 additional
jobs for the precinct.
3.3 North Sydney Community Strategic Plan 2013-2023
The North Sydney Community Strategic Plan (CSP) identifies the community's main priorities
and aspirations for its future and sets out strategies for achieving these outcomes. The “key
directions” identified in this plan are “Our Living Environment”, “Our Built Environment”,
“Our Economic Vitality” and “Our Civic Leadership”. The CSP outlines various outcome
statements and strategies on how to achieve these. The Plan contains general guiding directions
on improved and enhanced infrastructure, assets and facilities, sustainability in transport, strong
and sustainable local economies and supporting active and healthy communities.
The Community Strategic Plan 2013-2023 has consistently emphasised the importance of North
Sydney Centre as a destination for commercial and economic activity. If properly planned for,
the combined result could contribute to a North Sydney Centre that is far more active through
a connected, safe and high amenity public domain.
The draft Community Strategic Plan 2018-2028 reinforces the role of the North Sydney CBD
focussing on the centre’s economic performance as well as strengthening its identity amenity
and vibrance.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(9)
The Ward Street Precinct Stage 2 Masterplan is consistent with, and seeks to facilitate many of
the objectives of the Community Strategic Plan.
3.4 Land Use and Capacity Strategy (2017)
The Capacity and Land Use Strategy sought, amongst other things, to identify sites within the
North Sydney Centre that can accommodate uplift by applying solar access criteria, in order to
ascertain development potential. The Study makes specific reference to the Ward Street
Precinct, noting that it is subject to further investigation under the current Masterplan process.
Both Stage 1 and Stage 2 Ward Street Masterplans applied a detailed design testing
methodology, looking at the individual impacts of each site to ascertain development potential.
New modelling was undertaken as part of Stage 2, to test and analyse different options and
iterations of built form and public domain outcomes. Stage 2 will therefore function as an
additional layer of detail, for landowners within this Precinct seeking clarification of Council’s
vision.
Furthermore, the Land Use and Capacity Strategy identified specific land use considerations
for the CBD and Ward St Precinct. These have been analysed and suitable land uses have been
identified for application in the Ward St Precinct. This is further discussed under section 4.5
Community Infrastructure later in this report.
4. Stage 2 Detail
4.1 The Precinct
The Ward Street precinct forms a large component of the northern end of the North Sydney
Centre. The 3.2 hectare area comprises the block bounded by McLaren Street, Berry Street,
Miller Street and Walker Street. The precinct supports a mix of privately owned commercial,
mixed use and residential development. Existing buildings vary between 10-20 storeys in
height.
The area also contains a number of public and semi-publicly owned assets. The Ward and
Harnett Street car parks are owned by Council. A decommissioned electricity substation
fronting Berry Street (70-74 Berry St) is owned by Ausgrid.
As identified in the Interim Submissions Report to Council (dated 1 May 2017), the East Walker
St opportunity site was excised from the Ward Street Precinct Masterplan project and will be
separately pursued.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(10)
Figure 1. Stage 2 Ward Street Precinct
4.2 Masterplan Development
The exploration and studies of the precinct have resulted in the development of two distinct
Masterplan options. The most central driver of each option is the location of a new and
significant public domain offering. Option 1 (herein referred to as the “Miller Street Square
Option”) contains a new Miller Street square (1,280 sqm) which would be directly accessible
from Miller Street and in turn influences the design and scale of other buildings and spaces
within the precinct. Option 2 (herein referred to as the “Central Square Option”) identifies a
more central plaza type space of a similar scale (1,200sqm) accessible via Ward Street. This
similarly influences the scale of buildings to its north.
Both Masterplan options offer a different experience of the precinct and have been designed to
take into account the different site features created by each Masterplan. The southern end of the
precinct does not change in either Masterplan option, however, key northern sites 41 McLaren
and 45 McLaren St have development potential only under the Miller Street Square Masterplan
Option given their impact on solar and visual amenity to the precinct. All other sites retain a
largely similar planning outcome in both Masterplan options.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(11)
4.3 Masterplan Option 01 - ‘Miller St Square’:
The Miller Street Square option presents a place-making opportunity for Miller Street further
enhancing it as the ‘main street’ of North Sydney. The new open space proposed will have great
natural amenity and will have good solar access from lunch time into the late afternoon
throughout the year. A modern branch library in the podium of the new development at 213-
215 Miller Street, proposed to be setback onto existing council land, further activates the space
and will provide the public ‘bridge’ from the Miller St Square to the ‘cultural hub’ precinct
behind the set-back tower.
As the central square is smaller in this masterplan, solar studies completed by our consultants
showed the addition of a slim tower positioned over the south-east corner of the existing
heritage-listed building at 41 McLaren Street would not create unacceptable additional shadow
on the square during the key winter months. However, the tower would need to be restricted to
the narrow envelope detailed to ensure the square and overall precinct amenity would not be
heavily compromised by this development. The tower would also need to meet Apartment
Design Guidelines (ADG) setback requirements for surrounding residential development, and
this has been taken into account with the masterplan documentation.
Similar findings were evident for 45 McLaren Street, however, the site’s impact is more heavily
felt in the morning period and impacts on its southern neighbours to the east of the public
square.
Figure 2. Miller Street Square Masterplan Option 01
Key features:
• Creation of a Miller Street Square with dimensions of approximately 40 metres by 32
metres with a total of approximately 1,280sqm on the existing 213-219 Miller Street
site.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(12)
• Creation of a central square ‘Ward Street Square’ with dimensions of approximately 23
metres by 23 metres with a total of approximately 530sqm positioned on the northern
end of the Ward Street carpark connecting to the Harnett Street Carpark site.
• Pedestrian links to both squares from multiple points on the north, south, east and west
linking the squares into the wider pedestrian network.
• Pedestrianisation and conversion of Ward Street to the new ‘Eat Streets’ laneway.
• Accessible rooftop on the cultural hub with approximately 810sqm of space.
• Significant landscape upgrade of the Miller Street setback area, north of Berry Street
and south of McLaren Street, facilitating green space and sitting areas within the
existing public domain and providing up to 1,400sqm of space.
• Creation of Berry Street Square North with dimensions of approximately 58 metres by
18 metres with a total of approximately 1,044sqm in conjunction with the downgrading
of Berry St/introduction of pedestrian crossing to facilitate way finding and access from
Metro to Ward St Precinct (as supported in the Traffic and Pedestrian Study 2014 and
subject to future negotiation with TfNSW and RMS).
4.4 Masterplan Option 2 - ‘Central Square’:
Central Square offers a civic precinct that allows both a modern-branch library and cultural hub
to face into a large civic square that will be highly activated by these two buildings and
surrounding ‘Eat Streets’ laneway precinct. For majority of the year sunlight will reach the
square from late morning through to lunch and which could transform in the afternoons/evening
to a ‘mid-town entertainment precinct’ with the branch library, cultural hub and eat streets
offering reinforced activation allowing the precinct to become a destination.
For this square to be successful, it has been tested and demonstrated by our consultants that a
large high-rise development over 41 McLaren Street (PP4/17) would impact on the amenity of
the square by blocking sunlight in the morning to early lunch period and block sky views and
essentially bear down over the site dramatically. This proposal has been the subject of much
reporting and is discussed in more detail in section 5.11(a) of this report.
There is also future potential for a Metro portal to potentially be negotiated adjacent to the
square, further activating the square. Such a connection would truly capitalise on the Metro
investment in regards to maximising the attractiveness of North Sydney.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(13)
Figure 3. Central Square Masterplan Option 02
Key Features:
• Creation of a central events square ‘Ward Street Square’ with dimensions of
approximately 35 metres by 35 metres with a total area of approximately 1,200sqm.
• Pedestrian links to the square from multiple points on the north, south, east and west
approaches to link the square into the wider pedestrian network.
• Pedestrianisation and conversion of Ward Street to the new ‘Eat Streets’ laneway.
• Accessible rooftop on the cultural hub and branch library with a combined area of
approximately 1,310sqm of space.
• Significant landscape upgrade of the Miller Street setback area, north of Berry Street
and south of McLaren Street, facilitating green space and sitting areas within the
existing public domain and providing up to 1,400sqm of space.
• Creation of Berry Street Square North with dimensions of approximately 58 metres by
18 metres with a total of approximately 1,044sqm in conjunction with the downgrading
of Berry St/introduction of pedestrian crossing to facilitate way finding and access from
Metro to Ward St Precinct (as supported in the Traffic and Pedestrian Study 2014 and
subject to future negotiation with TfNSW and RMS).
4.5 Community Infrastructure Plan
Early in the Stage 1 project, a needs analysis was undertaken to identify Council’s adopted
community infrastructure priorities. The analysis revealed a wide range of priorities and
desirable uses specifically for the future investigation of the Ward and Harnett Street Car Park
site. These priorities were rationalised to the following:
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(14)
Provide for public benefit
Ensure sound financial outcomes for the community
Unlock development opportunities for the car park site
Promote employment growth
Integrate redevelopment with new transport infrastructure
Improve pedestrian movement and amenity
Provide new public open space
Provide an active recreation facility
Provide affordable housing
Ensure an appropriate mix of land uses that considers surrounding residential amenity.
In creating this list of preferences, it is acknowledged that the Ward Street car park site is finite,
with several constraints impacting its full potential. Being the largest and most under-utilised
asset in Council’s portfolio, it is incumbent on Council as a responsible manager of its assets to
realise a tangible community return on this parcel of land.
The full extent of these priorities cannot be delivered simultaneously by this asset alone. The
site has been examined and through internal consultation the following uses were identified to
best capitalise on the site’s strengths while facilitating the objectives and principles of the
overall project:
• Modern CBD Branch Library
• Gallery/performance multi-use space within a centralised ‘Cultural Hub’
• Conference facilities/hotel
• Mid-town ‘Eat Streets’ dining/bar precinct
CBD Branch library
The Stanton Library Masterplan (endorsed by council on 21 March 2016) highlighted the
requirement for a CBD Branch library that will meet the needs of the growing North Sydney
work-force. The Community and Library Services department have advised a modern branch
library of approximately 1,000sqm would be a suitable size to meet the requirements as per the
State Library of NSW ‘Small Library Project’ Guidelines.
Cultural Hub
Gallery and performance spaces were identified as a priority requirement for the CBD and
surrounding areas in the ‘Cultural and Strategic Plan’ 2015-17. A purpose-built facility
contained in the ‘heart of the precinct’ will create a cultural destination and will be supported
and mutually reinforced by the branch library and newly formed ‘Eats Street’ thus providing a
multi-faceted destination experience.
Conference facilities/hotel
As identified in the North Sydney Centre Capacity and Land Use Strategy, as well as in the
North District Plan, conference facilities are considered a missing element to a diverse and
vibrant North Sydney. Likewise, hotels have been identified in the same study as a desirable
use that will become more essential as the CBD continues to develop and grow. The tower
proposed over 41 McLaren Street, as demonstrated in the Miller Street Square Masterplan
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(15)
Option presents an appropriate opportunity to pursue this, subject to Miller Street Square
proceeding to ensure public amenity requirements are being met for the precinct.
Mid-town dining/bar precinct
A focus on delivering a modern, activated streetscape with restaurants/cafes/bars highly
proliferated around the podiums has resulted in the provision of a main ‘Eat Streets’ laneway
along the existing Ward Street into the heart of the Ward Street precinct. This new dining
district will help foster the development of the 18-hour economy within the city centre and
assist with activating the night-time economy.
Furthermore, the expansion of the proposed laneways precinct at 1 Denison Street into Ward
Street will reinforce and assist the centre’s ability to develop a rich and varied night-time
economy with many varied destinations all within walking distance of the new metro.
The following diagrams (Figures 4 and 5) illustrate these aspects of each option.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(16)
Figure 4. Miller Street Square Masterplan Option 01: Community spaces identified
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(17)
Figure 5. Central Square Masterplan Option 02: Community spaces identified
4.6 Built Form Masterplan
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(18)
Figure 6. Miller Street Square
Masterplan Option 01: Built Form
Envelope as viewed from the north
west and in plan
Common elements to Options 1
and 2:
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(19)
SITE A (not shown on Figure 6) - Commercial building at 50 Berry Street. This site
was investigated for development potential and existing LEP controls were found to be
appropriate for the site constraints. Therefore, this site has been removed from Section
7 – Site Amalgamations and Test Fits of the attached masterplan.
SITE B - A commercial building at an amalgamated 201 Miller Street, 56 and 66 Berry
Street and southern end of 22 Ward Street. The envelope is of podium and stepped tower
form, supporting up to a maximum of 96,424sqm of gross floor area (subject to market
review) and with heights ranging from RL 80 (podium matching Historical ‘Rag &
Famish’ RL height benchmark) to RL 230 with a possibility of consideration of RL 285
if various matters are addressed including site amalgamation, provision of local public
benefit consistent with the Masterplan and design excellence. A variety of potential uses
can be supported, including a hotel and conference facility along with the proposed ‘Eat
Streets’ Precinct along the ground plane.
SITE D - A civic ‘Cultural Hub’ building on the Harnett Street Council carpark site,
supporting a variety of exhibition, performance space and retail uses. The envelope has
a maximum height of RL 85 supporting up to 3,740sqm of gross floor area.
SITE G - A commercial building at an amalgamated 70 - 76 Berry Street, in a stepped,
raked building envelope supporting up to a maximum of 66,326sqm of gross floor area
(subject to market review) and with heights ranging from a podium height of RL 80 to
a maximum height of RL 209. A variety of potential uses can be supported in
conjunction with the commercial office space, including a hotel and conference facility
along with retail on the ground plane.
Features - Masterplan 01 ‘Miller St Square’:
SITE C - A commercial building setback from 213-219 Miller Street onto the north
end of the Ward Street carpark site with a mixed-use podium that will connect Miller
Street Square to the Central Square behind. It will contain the CBD branch library and
retail on the ground plane. The envelope is of podium and tower form, supporting up to
38,087sqm of gross floor area and with height up to RL 80 (podium) and RL 190
(tower).
SITE E - A mixed-use building at 41 McLaren Street, supporting street level
retail/commercial uses with hotel above, in a narrow form, supporting up to 32,935 sqm
of gross floor area, with a tower up to 30 storeys with a maximum height of up to RL
160.
SITE F - A residential building at 45 McLaren Street in stepped form with podium,
supporting up to 16,750 sqm of gross floor area and tower up to 25 storeys with a
maximum height of up to RL 144.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(20)
Figure 7. Central Square Masterplan
Option: Built Form as viewed from the north
west and in plan view
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(21)
Features - Central Square Masterplan Option:
SITE C1.1 - A commercial building fronting 213-219 Miller Street with a mixed-use
podium with retail on the ground plane. The envelope is of podium and tower form,
supporting up to 17,600sqm of gross floor area, 18 level tower and with height up to RL
100 (podium) and RL 170 (tower).
SITE C1.2 - A civic building containing the CBD Branch Library that is approximately
1,500sqm (includes rooftop) of gross floor area with a height up to RL 100.
SITE E - Existing heritage building at 41 McLaren Street to remain with existing LEP
height control to protect solar access and amenity to ‘Central Square’ public square.
Investigations indicated it would be economically unfeasible to pursue Stage 1 envelope
– refer to pages 35-36 of this report for more information.
SITE F - A residential building at 45 McLaren Street to remain with existing LEP
height control to protect solar access and amenity to ‘Central Square’ public square.
Investigations indicated it would be economically unfeasible to pursue Stage 1 envelope
– refer to pages 36-37 of this report for more information.
4.7 Masterplan Components Comparison
A detailed summary of the Masterplan components can be seen in the Masterplan attached. The
below table summarises the Masterplan key deliverables:
Component Existing
(precinct-wide)
Masterplan 1 addition
(precinct-wide)
Masterplan 2 addition
(precinct-wide)
Public open space 20sqm (approx) 5,337sqm 4,742sqm
Indoor community use
space None 4,750sqm 4,750sqm
Commercial/
employment floor
space supply
75,000sqm
(approx.)
166,000 - 185,058sqm
of additional space.
155,650 - 174,790sqm
of additional space.
Residential supply 1,115 dwellings 308 additional hotel
rooms Nil
Maximum height of
buildings in the
precinct
RL 160 (213-
219 Miller St)
RL 230-285
(201 Miller St, 56 & 66
Berry Street & portion
of 22 Ward St)
RL 230-285
(201 Miller St, 56 & 66
Berry Street & portion
of 22 Ward St)
5. Planning Appraisal
The Masterplan options are underpinned and supported by the new Victoria Cross Metro
Station, to be located in very close proximity to the precinct. The station will have a
transformative effect on this part of the Centre. Regardless of the station, this is a dense part of
the North Sydney Centre that has potential to accommodate a number of outstanding
community and commercial needs.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(22)
As a result of increased development in the precinct, environmental impacts to varying degrees
are anticipated. Those impacts occurring as a result of the Masterplan have been explored
through the design development process in both stages. Given Ward Street precinct’s central
location within a major and growing CBD and close proximity to significant transport
infrastructure, these impacts are considered reasonable in this context.
5.1 Stage 2 Masterplan approach and public benefit
The Stage 2 Masterplan has been created to ensure the future growth potential of the precinct
has been allowed for within the context of a major growth period for the CBD and delivery of
a Metro Station whilst also addressing some of the overall CBD shortfalls with a strong focus
on delivering an 18-hour economy offering.
The proposed plan is the sum of public domain and built form components, supported by
economic feasibility. This seeks to achieve a balanced outcome in accordance with the project
objectives and principles.
The public domain outcomes for both Masterplan Options include:
New public squares with combined areas of 1,810sqm (Miller Street Square Option 01)
and 1,200sqm (Central Square Option 02) respectively.
Pedestrian permeability, new laneways and miscellaneous public domain upgrades
throughout the precinct.
Internal community spaces amounting to 4,740sqm of gross floor area in both
masterplan options.
Facilitating this public benefit is a built form envelope proposal that seeks to guide development
within the precinct. The built form envelope uses the potential for uplift to incentivise
development that:
Cohesively delivers the various public domain upgrades envisaged.
Contributes to the desired range of land uses within the precinct.
Responds to the need for additional density in the precinct that accompanies the new
Victoria Cross metro station nearby.
Is sensitive to surrounding development and represents only acceptable environmental
impacts, such as solar amenity.
The public domain and built form components are then embellished in an effort to provide
cohesion through the critical activation, necessary for a successful public spaces:
A focus on delivering a modern activated ground-plan with restaurants/cafes/bars highly
proliferated around all edges to provide the required dining/entertainment requirements
Retail components, with both permanent and temporary opportunities provided to
ensure public spaces are active, versatile and provide reason for people to gather in the
new square and its ancillary spaces.
An appropriate amount of parking is indicated, shown below the square to allow
servicing vehicle critical journeys and to facilitate the mixed uses above.
Public parking accommodated within the current car park on the site is largely removed
to reinforce the pedestrian nature of the new spaces to be created. This is discussed
further in sections below.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(23)
The Stage 2 Masterplan Options have sought to provide uplift to a number of sites that reflect
a reasonable expectation of any growing commercial / mixed use precinct that is within 50
metres from the proposed Victoria Cross Metro Station within a CBD context. The Masterplan
Options then uses this uplift to deliver the above noted public benefits to the precinct.
5.2 Public domain
The following section describes the distinguishing factors of each Masterplan option and briefly
outlines the implications of land ownership that impact upon the implementation of each.
5.2.1 Option 1 Masterplan - ‘Miller St Square’
The Option 1 Masterplan focuses on delivering a public square off Miller Street and a smaller
central square within the core of the precinct. A new modern CBD branch library is strategically
placed between the two forming a public connection between the two squares.
Miller Street Square holds significant potential as an attractive and lively public square that
could deliver transformative public domain amenity in addition to the highly activated inner
cultural / dining events precinct in the core of the precinct. Supporting and connecting both
Miller Street Square and the Central Square are numerous pedestrian connections, public
domain upgrades and the central cultural destination hub.
Both the ‘Miller Street Square’ and ‘Central Square’ are accessible via various pedestrian links
throughout the block. A number of these already exist or have been negotiated via the North
Sydney Development Control Plan in existing development approvals. Others will require
future negotiation with adjoining landowners.
Of particular note is that ‘Miller Street Square’ is proposed on private land with the tower
setback onto Council land thus necessitating the swap of land on these two parcels. Further
refinement of this master plan option depends on the outcome of such negotiations with the
land owner of 213-219 Miller Street.
Figure 8. The proposed new public square ‘Miller St Square’, looking south east.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(24)
5.2.2 Option 2 Masterplan - ‘Central Square’
The Central Square Masterplan Option focuses on delivering a highly activated ‘Central
Square’ that is characterised by high levels of amenity and framed by a new CBD branch
library, the Community Hub as well as the new eat street precinct and accompanying retail
tenancies. The Central Square will receive direct sunlight in the middle of the day during the
majority of the year (refer to solar studies included in the attached masterplan) and will be
designed to function as a day/night plaza in the heart of the CBD.
Like Miller Street Square option, the ‘Central Square’ option, will be accessible via various
pedestrian links throughout the block with the main connection being the new laneway
conversion of Ward Street.
Importantly, both Masterplan Options remove traffic from the precinct, in order to allow the
human scale activation, safety and amenity that will be critical to the success of both public
squares. This is discussed in further detail in section 5.7 of this report.
Masterplan Option 2 has been designed to ensure that the public benefit components can
function entirely independently. It is beneficial that the ‘Central Square’, CBD branch library
and the community hub are on land that is presently in public ownership and therefore, the
materialisation and success of each does not depend on the cooperation of any one surrounding
landowner, rather the value capture from surrounding uplift.
Figure 9. The proposed new public square ‘Central Square’, looking north west.
5.2.3 North Berry Square
Both Masterplan Options include a North Berry Square which will expand and reinforce the
significance of Berry Street Square, provide an ‘entrance’ to the new Ward St precinct and
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(25)
forms a fundamental continuation of the new ‘laneways precinct’ triggered by Metro and 1
Denison Street development. The proposed crossing on Berry St at this junction, as part of the
future down-graded Berry Street (as supported in the Traffic and pedestrian Study, 2014), will
form a critical element of this expanded Berry Street Square and allow for Metro pedestrians to
cross safely.
Figure 10. The proposed North Berry St Square
5.3 Victoria Cross Station
As previously discussed, the Ward Street Masterplan objectives are strongly supported by the
potential transformative benefits of the Victoria Cross Metro which is scheduled to be
operational in 2024. The additional connectivity to the Sydney CBD and wider metropolitan
area, increased pedestrian activity and attractiveness of the North CBD, bring enormous
potential benefit to the city. Importantly, the Ward Street precinct will be “bookended” by
Metro portals, providing a very high degree of accessibility to the precinct.
It is critical, however, that detailed design work complement these aspirations. The role of
surrounding streets, particularly Berry and Miller Streets, from their current, largely through
traffic function which detract from a high amenity, comfortable and inviting CBD core, must
be re-imagined and reconsidered. The Metro project is the ideal catalyst to begin to address
this and this need is only reinforced by the objectives of Ward Street Masterplan.
5.4 Employment Floor Space and the Integrity of the Commercial Core
The North Sydney CBD is very constrained in terms of its capacity to grow laterally. In the
context of ambitious jobs growth targets as outlined in the North District Plan, the Ward Street
precinct provides one of the last opportunities of achieving this expansion without significantly
intruding into residential areas, schools and other constraining factors. The map below shows
the extent of the B3 Commercial Core zone in dark blue. The northern boundary of this zone
occurs through the Ward Street precinct and is replaced by a B4 Mixed Use to the north which
has enabled residential development to occur in the northern part of the precinct.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(26)
Figure 11. North Sydney LEP 2013 zoning map for the CBD
A central principle of Stage 2 has been to promote employment floor space. The Stage 2
Masterplan has achieved considerable additional floor space over the Stage 1 Masterplan
primarily through additional commercial floor space proposed within the new amalgamated site
‘B’ (as referenced in the Masterplan in attachment 1) by combining 201 Miller Street, 56 and
66 Berry Street and southern section of 22 Ward Street carpark site. Site ‘G’ has also achieve
considerable additional floor space through the amalgamation of 70-74 and 76 Berry Street.
To achieve a significant increase in employment/commercial floor space, whilst promoting a
high level of public domain improvement and appeal, both Masterplan options are contingent
on amalgamations. Given the subdivision pattern and distribution of existing development,
planning for significant growth in this precinct is undesirable if constrained only to existing
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(27)
allotment boundaries. As a result, a level of cooperation and negotiation will be required
between landowners to implement either Masterplan option.
Site ‘C’ has the ability to deliver between 17,600sqm in the Central Square Option and
38,097sqm of gross floor area in the Miller St Square Option depending on which Masterplan
option is pursued.
Collectively, the three envelopes have the ability to contribute up to approximately 185,000
square metres gross of floor space to the existing commercial supply of North Sydney Centre.
Sites B and G and potentially site E (41 McLaren Street) also have the ability to support new
hotel and conference facilities, while also delivering commercial floor plates that could support
‘Premium grade’ office space.
5.5 Solar Access
The height of each built form envelope identified in both the Stage 2 Masterplan Options is
largely dictated by its resulting shadow cast upon surrounding spaces and particularly,
important public domain elements.
It should be noted that some level of solar impact from the various building envelopes occurs.
These impacts have been carefully considered through the development of the both the
Masterplans, with the project objectives and principles weighed up in an effort to establish a
suitable balance of each interest. It is considered the shadow impacts of each envelope are
reasonable in the context of a competitive and growing CBD, particularly with a new metro
station in such close proximity.
A key example is that of the amalgamated 201 Miller Street, 56 and 66 Berry Street and
southern section of 22 Ward Street carpark site envelope, which is constrained most
significantly by solar access to the south. Berry Square and the ‘Beau Monde’ mixed use
building at 79 - 81 Berry Street, being the most susceptible to shadow from this site. In response,
the form of this envelope has been carefully shaped to minimise shadow upon these elements
as far as possible. The shadow impact inevitably cast upon Berry Square and 79-81 Berry St is
considered reasonable in its CBD context.
Importantly, this solar impact has been considered reasonable, only in the context of the creation
of new, high amenity pubic squares that are in public ownership. Both options create these
opportunities, which in the North Sydney CBD, are in very short supply.
5.6 View Sharing
As with solar access, view loss impacts from the proposed building envelopes will occur to
varying extents. These impacts occur to existing and approved buildings, predominately those
buildings to the north of the proposed commercial envelopes. It is considered these impacts are
a reasonable expectation of ongoing development in a competitive and growing CBD,
particularly with a new metro station tower proposed and 1 Denison Street a 38-Storey
commercial tower in close proximity.
The exact impact of each envelope will vary from different perspectives and will need to be
investigated in more detail within detailed design and Development Application stages. The
view sharing impacts posed by the envelopes envisaged in the Masterplan Options are
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(28)
considered to present a reasonable and manageable outcome in the context of a major and
growing CBD.
Figure 12. No existing views of the Harbour Bridge or Opera House from northern residences
5.7 Traffic and Parking
The Stage 2 Masterplan seeks to remove vehicular movement from Ward Street, in order to
allow for a complete pedestrianisation of the precinct. This approach is essential for safety,
amenity, permeability, activation and the general perception of public space within the precinct
and forms the laneway of the new ‘Eat Street’. It also facilitates and reinforces a north-south
pedestrian spine that has the ability to connect St Leonards Park to Greenwood Plaza.
In testing design possibilities, the development of built form options on the Ward Street car
park site has adopted the following key principles that relate to parking:
• P2 Capitalise on place-making and land use opportunities associated with the proposed
Victoria Cross Metro Station.
• P9 Ensure that total parking provision, including public and private parking assets,
delivers no net increase in traffic generated with the Ward Stree t Precinct and responds
to the Victoria Cross Metro Station.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(29)
Commercial Car Parking
The existing public car parking facility on the Council owned Ward Street site accommodates
570 parking spaces. Council’s traffic consultants have advised in both Stage 1 and Stage 2 that
the majority of this services commuter parking.
The work completed in Stage 1 found replacement of commercial parking within the scope of
this project was not possible without significant compromise to public domain, best practice,
place-making and financial return principles. The design testing exercise for stage 2 looked at
comparative maximum parking provisions in the City of Sydney and the recently completed
Barangaroo Precinct (1 space per 600 sqm of GFA) and found the North Sydney CBD’s existing
parking controls (1 space per 400 sqm of GFA) were well above the comparable requirements
and would significantly contribute to traffic if applied in the Ward Street Precinct. Thus, an
amendment to the parking rate per square metre of gross floor area was recommended by Arup
in its assessment and review of the Masterplan. Further analysis is provided in the attached
Masterplan documentation. This is also consistent with the sentiments of the North Planning
Panel in its review of the Planning Proposal for 41 McLaren Street on 7 March 2018 in which
it stated that any Precinct plan should not increase existing car parking beyond existing levels.
Figure 13. Graph showing high volume of traffic triggered by existing carpark.
Essential Car Parking
Based on a revised parking rate of 1 space per 600sqm of GFA, a total of 434 car spots coupled
with space for 1,220 bicycles is proposed for Masterplan 1 and 332 car spots and 781 bicycles
is proposed for the Central Square Masterplan Option. This option has a smaller overall
floorplate calculation hence the reduced rates. The bicycle rates are notably high and are in
recognition of the growing trend of cycling across Sydney which will be reinforced by Metro
and it is estimated by Arup that 10% of all trips to the precinct will be by bicycle.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(30)
Site Existing parking
Proposed parking: Masterplan Option 01
Proposed parking: Masterplan Option 02
Notes
Site A 25 No change No change No change proposed
Sites B, C & D (Ward St Carpark, 201 Miller St, 213-219 Miller St, 56 Berry St, 66 Berry St)
863 255 214 Site amalgamations have resulted in reduced parking requirements
Site E (41 McLaren St) 90 59 No change Reduced number of spots to allow space for bicycles and conversion of at-grade parking to retail for Harnett St activation
Site F (45 McLaren St) 18 3 No change Proposed parking - car share model
Site G (76 Berry St) 120 118 118
Total 1116 435 332
In order to provide this parking and bicycle storage along with site servicing and vehicle critical
journeys, a basement complex is envisaged below the new square. It comprises up to three
levels. A low volume access point would be obtained via Harnett Street. Specific access
arrangements will need to be investigated further within detailed design and development
application stages.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(31)
Figure 14. The proposed new basement configuration for the Miller Street Square Masterplan
Option 01.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(32)
5.8 Site D - 201 Miller Street, 56 and 66 Berry Street and 22 Ward Street: (Masterplan
Options 01 & 02)
Figure 15. Site D built-form envelope
A primary objective of the North Sydney Growth Plan is to ensure an increase in the supply of
‘Premium Grade’ and ‘A Grade’ office space in the North Sydney CBD. The proposed
amalgamation of these four sites allows the potential development of a building which will
deliver ‘Premium grade’ office space to the commercial core of the North Sydney CBD.
The buildings located at 56 and 66 Berry Street are presently zoned B3 – Commercial Core,
with height limits of RL 120 and RL 95, respectively. All sites are presently constrained
predominately by their small site areas and the solar access control to Berry Square. The site
has been identified as being able to achieve a height of RL 230 with an incentive to potentially
achieve a height of RL 285 if sites are amalgamated, significant local public benefits are realised
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(33)
through contributions to the public domain or other infrastructure as well as design excellence
being demonstrated. The overall height and form of the building will be subject to further
market analysis as well as the relationship to the Victoria Cross over-station development which
is still in design phase.
Based on shadow analysis and test form modelling by our consultants the tower location and
envelope form of the tower has been limited toward the western end of the site to avoid
significant shadow impacts to Berry Square. Where shadow does occur, the form is designed
to allow this shadow to be somewhat limited and continue to allow a degree of solar access.
There are also likely to be view sharing impacts to buildings fronting Miller Street. Further
analysis is provided in the masterplan appendixes.
The Stage 2 Masterplan suggests a means through which this site can be pursued for
development as sensitively as possible, while contributing to the employment floor space
targets of the North District Plan. In the context of Sydney Metro and a growing CBD, the
impacts resulting from the indicative envelope at Site ‘D’ are considered reasonable.
The adjoining 201 Miller Street property contains a heritage listed commercial building which
will largely remain in its current form and be connected to the new adjacent tower through a
portal connection to maintain the essential heritage elements of the building. The proposed form
of the tower behind has been carefully considered to ensure the visual reading of the façade at
201 Miller Street is maintained whilst working within the Miller Street setback LEP principles.
5.9 Site G - 70-74 & 76 Berry Street: (Masterplan Options 1 & 2)
Figure 16. Site G built-form envelope
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(34)
The building at 70-74 Berry Street is the redundant component of the North Sydney zone
substation, owned by Ausgrid. The site has been earmarked for decommissioning for some
time. The site is zoned B3 – Commercial Core and has a height limit of RL 110.
Council’s Stage 2 architectural consultant identified that the existing site holds high potential
if amalgamated with 76 Berry Street which would then facilitate the creation of a significant
new public square which would partially form the new North Berry Street Square whilst
allowing the creation of a ‘Premium Grade’ building on the new Site ‘G’.
This proposed use of the site would also be working to address the requirements of the Major
Project Conditions of Consent (MP10_0092) for the North Sydney Electricity Substation which
requires explorations and the development of a study which includes considering 70-74 Berry
Street being made available for public use.
5.10 Ward Street car park
Both Stage 2 Masterplan options seek to facilitate independent elements on the site of the
existing Ward Street car park and both seek to retain partial council ownership of the land.
Refer to diagrams below for a breakdown of proposed ownership and further information
provided in the attached Stage 2 Masterplan.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(35)
Figure 17. Miller Street Square Masterplan Option 01: The proposed new council ownership
boundaries
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(36)
Figure 18. Masterplan Central Square option: The proposed new council ownership
boundaries
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(37)
5.11 SITE E - 41 McLaren Street
Figure 19. Miller Street Square Masterplan Option 01: The proposed 41 McLaren envelope
The building located at 41 McLaren Street is presently zoned B4 Mixed Use, with a height limit
of RL 100. The building is a listed heritage item in NSLEP 2013. The site was previously
identified as an opportunity site for investigation. It has been concluded that the ‘Miller Street
Square’ option provides an opportunity for a slim eastern tower to be pursued, however,
Masterplan Option 2 ‘Central Square’ would be severely impacted by a tower addition and to
overshadow this new public space would be to compromise a central objective for embarking
on this project and undermine its public benefit intent.
Furthermore, taking into account the LEP controls and the identified lack of hotel facilities in
the North Sydney CBD as documented in the Land Use and Capacity Strategy the tower shown
in the Miller Street Square Masterplan Option would best meet the objectives of the relevant
controls and studies if it was a hotel facility and not a residential tower. The form and position
of the tower has taken into account both ADG requirements and solar amenity impacts.
In the Stage 1 Masterplan it was concluded an additional six stories of residential floor space
could be contemplated and would not create additional adverse over-shadowing. Stage 2 test
modelling demonstrated similar effects over the new ‘Central Square’. Whilst the original
position is supported, the financial impediments of such development are acknowledged
therefore this has not been shown in the Central Square Masterplan option.
Comments from Stage 1 Masterplan which remain relevant are outlined below:
As a result of the design exercise, the Masterplan contemplates an addition of five
residential stories to the existing six storey commercial building, achieving RL 110. The
addition could be residential in use, added above the existing heritage element. The
addition takes a stepped form in response to the solar access constraint of the public
square to the south.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(38)
The form identified in the Masterplan remains low enough to avoid substantial solar
access implication to NOC Square and surrounding mixed use developments to the east
and west. It is feasible that the proposed envelope may have view sharing implications
for the lower floors of buildings to the west, which presently obtain views immediately
above 41 McLaren Street to the east. These potential impacts are not considered
unreasonable in the scope of the increasing density around the new Victoria Cross
Metro Station.
An uplift of this nature is envisaged to be initiated by a developer, which would
acknowledge the preconditions to achieving uplift include:
• That the heritage element of the building be retained both in form and its
commercial use.
• The proponent enter into a Voluntary Planning Agreement (VPA). The VPA
would seek to make contribution to the public infrastructure components of the
Masterplan.
The proposed envelope would require an increase in the height limit to RL 110.
a) Planning Proposal for 41 McLaren Street
It should be noted that the owners of 41 McLaren Street lodged a Planning Proposal for a mixed
use building on the site with a maximum height of RL 226 on 1 September 2017. This
represents an increase of 126m from the current height limit. On 19 February 2018, Council
resolved not to support the Planning Proposal given that the Ward Street Masterplanning
Process was nearing completion and approval of a significant development within the precinct
had the potential to undermine the objectives of this process.
The matter was considered by the North Planning Panel at its meeting on 7 March 2018. The
Panel conditionally supported the Planning Proposal, requiring that it be exhibited concurrently
with the Council’s Ward Street Masterplan process as a potential alternative Masterplan option.
It additionally required that the non-residential floor space ratio be a minimum of 3:1 and that
there be no increase in car parking beyond the current level.
At the time of writing, the Department of Planning and Environment was yet to issue a Gateway
Determination to enable the exhibition of the Planning Proposal for this site. If this is issued
prior to exhibition of the Ward Street Masterplan, however, the Proposal will be exhibited
concurrently with the Council endorsed Masterplan. It should be noted that notwithstanding
the Panel’s deliberations, matters of heritage and engineering capacity and the relationship of
the two, will need to be considered in much more detail when assessing the future actual
development of this site.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(39)
5.12 Site F - 45 McLaren Street
Figure 20. Miller Street Square Masterplan Option 02: The proposed new 44 McLaren St
envelopes
The building located at 45 McLaren Street is presently zoned R4 – High Density Residential,
with height limit of 12 metres. It contains a strata titled residential building of four stories, on
the immediate edge of North Sydney Centre.
The Stage 2 Miller Street Square Masterplan Option design development identified that this site
has a greater capacity for density, particularly in light of Victoria Cross Metro Station and
development precedents nearby. The Miller Street Square Option identifies that the site could
accommodate a height of up to RL 144, within a specific stepped envelope. This envelope is
designed to avoid shadow to the southern neighbouring site and provide a consistent bulk and
scale to Walker Street, while defining the corner of McLaren and Walker Streets. This envelope
allows that environmental impacts resulting from any built form, particularly shadow and view
loss, can be minimised and the built form effectively integrated into the streetscape.
An uplift of this nature is envisaged to be initiated by a developer, which would acknowledge
the preconditions to achieving uplift including:
That the ground floor is activated with commercial uses, reflecting the majority of its
neighbours.
The proponent entering into a VPA. The VPA would seek to make contribution to the
public infrastructure components of the Masterplan.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(40)
The Stage 2 ‘Central Square’ Masterplan modelling concluded a similar stepped envelope to
RL100 as previously illustrated in Stage 1 Masterplan could be suitable for the site. Whilst the
original position is supported, the financial impediments of such development are
acknowledged therefore this has not been shown in the Central Square Masterplan option.
6. Design Excellence Panel Review
Council’s Design Excellence Panel (DEP) most recently reviewed the Masterplan on 8 May
2018. Overall, the Panel has been supportive of the Masterplan, its rationale and thorough
testing of forms and outcomes. Its comments are provided as Attachments 4 & 5.
The Panel’s predominant feedback related to careful consideration of activating public space,
environmental impacts to surrounds and integration of the Masterplan Options into a broader
vision for the North Sydney Centre.
This being a concept design process, the issues raised by the Panel will be used to inform any
further development of the Masterplan and its individual components.
7. Implementation
Following public exhibition, a preferred Masterplan option will be recommended to Council.
The Masterplan will be facilitated by changes to the planning controls including potential
changes to height and zoning to incentivise private landowners to pursue development
outcomes consistent with the Masterplan. Public components will be pursued at the resolution
of Council, firstly via necessary planning control amendments, allocation of funding and
detailed design. This outcome could also be facilitated by the preparation and lodgement of
planning proposals consistent with the adopted final Masterplan. Submissions received during
the exhibition process may also result in amendments to the Masterplan prior to being finally
endorsed.
Implementing the development of Council’s own site will be subject to future consideration,
underpinned by the requirement to deliver the stated public benefit.
Following public exhibition and consideration of submissions, Council staff will consider what
amendments will be required to Council’s Planning Instruments and other implementation
measures, to realise the vision outlined in the Masterplan.
7.1 Dealing in Council Land
Council faces unique challenges in dealing with planning controls that may benefit the value of
its own land. It plays the role as land owner at the same time as land regulator. This is not
unusual and all Councils face this challenge from time to time. It is therefore important that
the process be as transparent as possible. In this context, Council has ventilated its intentions
with this work with a previous version of the Masterplan which has been the subject of public
consultation. It has also been the subject of independent design advice on several occasions
and importantly, the work has taken a precinct wide perspective, which places all landholdings,
including Council land, in a wider broader planning context than simply considering Council
land in isolation.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(41)
Any exhibition of the Masterplan will need to continue to clearly articulate what is Council
land, what interests Council has in such land and what benefit there may arise from any changes
to the planning controls.
It should be noted that Council’s land ownership of the current carpark, Ward Street as well as
Harnett Street, are both classified as operational land under the Local Government Act, which
enables the land to be the subject of sale or long term lease.
7.2 Risks
The following provides an overview of the risks with the implementation of the Masterplan.
a) Property amalgamations
Both options 1 and 2 require a degree of property amalgamations to secure the benefits
of each masterplan option. These have been kept to a minimum, however, the future
development of the precinct, strictly along existing ownership boundaries, limits the
potential to achieve good public domain and building footprint outcomes. It is
considered that this risk is mitigated by the development potential that each masterplan
option provides for, which is likely to overcome the risk of amalgamations not being
achieved. Nonetheless, the property amalgamations and in particular the degree of
public benefit they deliver and their timing, will need to be closely managed.
b) Miller Square dependent on knockdown of existing building
The creation of a new square just off Miller Street as outlined in Option 1 is dependent
on the existing commercial building being demolished with a replacement building
being built to a new alignment. The current building has a height of RL 136 and the
Miller Street Square option Masterplan identifies a potential height of RL 190 which
is a substantial increase. Ultimately, the market will determine the appetite for this
change, but independent advice received by Council is that this is feasible. The timing
of the delivery of this as outlined in a) above, is critical as it represents one of the most
tangible benefits to arise from the Miller Square Masterplan Option.
c) Council “upzoning” its own land
As discussed in section 7.1 above, there are certain risks associated with Council
changing the planning controls for its own land that increase its value. This is largely
a perception issue and can be mitigated by the holistic nature of the planning work that
has been undertaken over a prolonged period of time with full public disclosure. One
of the key outcomes of this masterplan project is the public domain and facilities
benefits that are given rise as a result of Council’s land being included in the
Masterplan process. There is a continued need however, to remain transparent
throughout the process given Council’s land ownership within the precinct.
d) State Bodies - RMS
Both Options 1 and 2 create a strong link between the new pedestrian environment of
the Ward Street precinct, and the emerging laneway environment of Denison Street.
Berry Street plays a key role in knitting these precincts together to achieve a more
holistic outcome that places a stronger emphasis on pedestrian comfort, access and
amenity, particularly post Metro. The current role of Berry Street, being largely a
through road, is contrary to these objectives. Council is currently pursuing a CBD
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(42)
Transport Masterplan, which examines the role of Berry Street and considers
alternatives, to achieve pedestrian and place making benefits. The RMS will play a
central role in this ongoing process.
e) State Bodies – TfNSW/DPE
There is some discussion that the Department of Planning and Environment (DPE) is
currently considering a new value capture regime in the North Sydney CBD to replace
the current Railway Infrastructure levy that is applied through the North Sydney Local
Environmental Plan. Whilst little is known of this detail, if it merely replaces the
quantum of the levy currently charged, it may not have a significant impact. It is clear,
however, that a strong basis of both masterplan options is the notion of creating
additional value within the precinct, part of which will fund public infrastructure and
public domain works. The capacity to achieve this outcome should not be undermined.
8. Financial Implications
The precinct has the ability to leverage return and funding mechanisms that could support
infrastructure not only in this specific precinct, but also alternate community infrastructure
projects within the North Sydney local government area. A level of care will be required to be
exercised in this context being mindful of Council’s competing responsibilities to provide for
direct community benefit on site, whilst being economically responsible and leveraging
potential income to assist with the delivery of other infrastructure or service responsibilities
identified in the Community Strategic Plan.
8.1 Costs
8.1.1 20 Ward Street - Council owned site
The Stage 2 Masterplan has been created on the premise of a financially positive outcome to
Council. The revised masterplan feasibility modelling has indicated that this is possible,
however, the need, if any, for Council to inject funding at various stages will ultimately depend
on the development and funding model Council seeks to pursue. Such approaches may include:
• Independent development – substantial cost of developing 20 Ward Street civic
buildings and squares borne by Council upfront after the sale and amalgamation
process and developer contributions negotiations with private developers. This
option carries the benefit of full control of the site by Council in perpetuity.
Public Private Partnership – splitting of costs by Council and a private
development entity. Partial control of the site could be retained by Council.
• Sale of the site, with Masterplan in place – positive financial outcome upfront for
Council. Development cost borne by the developer, who will assume control of the
site in perpetuity.
The cost of development on Council’s site in isolation has potential upfront costs if Council is
to pursue development independently and retain full control of the site. Alternate funding
models are available that would allow the private sector to hold a stake in the scheme,
constructing community facilities in exchange for a stake in private development components.
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(43)
The decision of funding models is best investigated further once the Stage 2 Masterplan can be
finalised after community consultation and a preferred option is identified and endorsed by
Council.
8.1.2 Sites subject to private development interest
Various private interests in properties around the precinct should be capable of delivering
community facilities within the precinct, in exchange for height and zoning incentives on their
own sites. This approach of value capture, is similar to that being employed by Council in St
Leonards and will ensure that the resultant demand from surrounding development will
contribute to funding of community facilities within the precinct.
8.2 Feasibility
Financial feasibility consultants SGS Economics & Planning have been involved in the
development of the Stage 2 Masterplan, providing market advice and ensuring the forms, uses
and outcomes contemplated are likely to see implementation from the market. Their input is
integrated throughout the Masterplan document.
9. The Way Forward
This report seeks Council endorsement to proceed to public exhibition of the Stage 2 Masterplan
documentation attached.
Following consideration of submissions and further consultation with key stakeholders, it is
anticipated that the Stage 2 Masterplan Options will be refined accordingly with council
developing a final masterplan design document which will include finalised computer-
generated renders, drawings and diagrams. An implementation strategy can then be established
that will facilitate the amendment of planning controls and detailed design to be undertaken in
the future. Development models, staging and funding plans will also be investigated and
established.
10. Conclusion
The return to Council of Ward Street car park, coupled with the introduction of Victoria Cross
Metro Station nearby presents a significant opportunity for Council to achieve the
transformational changes in the North Sydney Centre that have long been desired. Such factors
give opportunity to implement large scale, best practice planning outcomes that will encourage
visitor, business and residential communities to locate in North Sydney.
The highly constrained nature of the North Sydney CBD make lateral expansion very difficult.
With the arrival of Metro which provides for access portals to the north and south of this
precinct, the opportunity to provide a significant contribution to the job targets identified in the
North District Plan. Significant, precinct wide positive change within this precinct, raises the
opportunity to not only deliver jobs, but to provide for a strong pedestrian focused identity with
high levels of amenity and interest which knit back into a developing laneway network.
For these reasons, it is imperative that Council apply a cohesive and informed strategic process
to the area via the development of the Stage 2 Ward Street Masterplan. This will guide
Report of Jennifer Lawley, Senior Strategic Planner
Re: Ward Street Masterplan - Stage 2
(44)
Council’s future planning and asset management decisions, while giving necessary clarity to
various stakeholders.