Central Sydney Planning Committee (CSPC) - 30 November ... · 11/30/2017 · Committee in a...

CENTRAL SYDNEY PLANNING COMMITTEE 30 NOVEMBER 2017

DEVELOPMENT APPLICATION: 33 ALFRED STREET SYDNEY - AMP BUILDING 16482311

ITEM 6. DEVELOPMENT APPLICATION: 33 ALFRED STREET SYDNEY - AMP BUILDING

FILE NO: D/2017/500

DEVELOPMENT APPLICATION NO: D/2017/500

SUMMARY

Date of Submission:

24 April 2017 (additional information received 24 October 2017)

Applicant:

AMP Capital

Architect:

JPW

Developer: AMP Capital

Owner: AMP Capital Funds Management, AMP Capital Investors Ltd

Cost of Works: $155,980,000

Proposal Summary:

Internal and external refurbishment of the existing commercial office tower known as the ‘AMP Building’ including new ground level retail tenancies, end-of-trip facilities and nominated signage zones. The proposal includes renewal of the existing curtain wall facades with updated materials and renewal of the east and west facing walls including the removal of non-original cladding. The site is listed as a heritage item in Sydney Local Environmental Plan 2012. The site is located within the Quay Quarter Sydney (QQS) Precinct and was included as part of the Planning Proposal that re-allocated developable floor space between the QQS development blocks. The application is consistent with the Stage 1 approval for the Quay Quarter Sydney Precinct The application was notified for a period of 28 days from 2 May to 30 May 2017. One submission was received raising concerns with the proposal. Issues raised include:

- use of the building - signage and wayfinding - heritage interpretation - landscaping - public art



Proposal Summary: (continued)

These issues are considered to be satisfactorily addressed by the proposal. The existing building facade is a significant feature of the building’s visual identity and was innovative for its time. The preservation of the visual identity of the building is a key consideration in the assessment of the proposal and key to retaining the heritage significance of the item. The proposed signage zones are located partly above the maximum permitted height.

The proposal is generally considered to achieve the

objective of retaining the heritage significance of the building and subject to further refinement of the curtain wall proportions, material selection and other finishes is supported.

Summary Recommendation:

The development application is recommended for a deferred commencement approval, subject to conditions.

Development Controls:

(i) Environmental Planning and Assessment Act 1979

(ii) City of Sydney Act 1988

(iii) State Environmental Planning Policy No 64—Advertising and Signage

(iv) Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005

(v) Sydney Local Environmental Plan 2012

(vi) Sydney Development Control Plan 2012

Attachments:

A - Recommended Conditions of Consent

B - Selected Drawings

C - Minutes - Heritage Council Approvals Committee Meeting 4 October 2017



RECOMMENDATION

It is resolved that:

(A) the variation to Clause 4.3 Height of Buildings development standard in accordance with Clause 4.6 Exceptions to Development Standards of the Sydney Local Environmental Plan 2012 be supported in this instance; and

(B) a deferred commencement consent be granted to Development Application No. D/2017/500, subject to the conditions as detailed in Attachment A to the subject report.



BACKGROUND

The Site and Surrounding Development

1. The site has an irregular quadrilateral shape, with an area of approximately 2,673m2. It has frontages to Young Street, Phillip Street, Scout Place and Alfred Street beyond Scout Place. The AMP Building, a 28 storey commercial office building, occupies the site and is accessible via the lobby on the ground floor from both Scout Place and Young Street. The building currently adjoins a podium plaza to the south that provides access to the 50 Bridge Street building. Vehicle access to the 33 Alfred Street building basement is currently via an entry from Young Street over 50 Bridge Street. A new combined vehicle access from Phillip Street for 33 Alfred Street and 50 Bridge Street was approved in the Stage 2 development application for the redevelopment of 50 Bridge Street that also includes shared loading dock areas.

2. The AMP Building including interior is listed as an item of local heritage significance under the provisions of Sydney Local Environmental Plan 2012..

3. Separate applications have been approved for the creation of Goldsborough Lane (a pedestrian lane) including interface works between 33 Alfred Street and 50 Bridge Street.

4. The 33 Alfred Street site is located within the Quay Quarter Sydney (QQS) precinct. The QQS includes two street blocks and is bound by Alfred Street to the north, Phillip Street to the east, Bridge Street to the south and Loftus Street to the west. The blocks are referred to as the Bridge and Alfred block and the Young and Loftus Street block. The QQS precinct occupies a total combined area of 11,121m2.

Figure 1: Aerial image of subject site and surrounding area



Figure 2: QQS Precinct Map (Source: submitted SEE).

5. The surrounding locality within Circular Quay includes a range of commercial, residential, transport and civic uses. To the north across Scout Place are the Circular Quay train station and ferry wharfs. To the west are Customs House, Customs House Square, Hinchcliff House and other commercial buildings part of the Young and Loftus Block. To the east are a mixed use residential apartment building, the Justice and Police Museum, and the former Transport House and Intercontinental Hotel. To the south is the 50 Bridge Street multi storey commercial building, including podium plaza that provides a connection between the 33 Alfred and 50 Bridge Street buildings.

6. Photos of the site and surrounds are provided below.



Figure 3: View of site from Harbour Bridge looking south.

Figure 4: View from Cahill Expressway looking south east.



Figure 5: View from Young Street looking south east.

Figure 6: View from Scout Place.



Figure 7: View from Young Street to existing plaza interface looking south.

PROPOSAL

7. The proposal is for the refurbishment of the existing commercial building, retaining its commercial use as part of the overall QQS development. This includes renewal of both internal and external elements.

8. Specifics of the proposal include:

(a) Renewal of the curtain wall facades including replacement of both the grey glazing and gold spandrel glass elements.

(b) Renewal of the east and west facing falls including replacement of the non-original pre-cast cladding with glazed tiles.

(c) Internal demolition and servicing upgrades across Levels 1 – 26, including new lift cars and lift lobby finishes.

(d) Ground level and Level 1 works to activate the ground level and marry into the interface works including the creation of Goldsborough Lane to the south including:

(i) New glass and revolving doors to Scout Place;

(ii) New ground floor retail tenancies (subject to further fitout applications) with frontages to Goldsborough Lane including interface works to new Goldsborough Lane;

(iii) Reinstatement of escalators between ground and Level 1;

(iv) Pedestrian entries to new Goldsborough Lane and end-of-trip facilities lobby; and



(v) New shuttle lift to basement, ground and Level 1.

(e) Works within basement including demolition of floor slab.

(f) New end-of-trip facilities within basement.

(g) Top of building business identification signage zones.

9. The proposed works seek to update the aging building, improving activation on the ground floor to the new lane and improve building compliance and performance.

10. Plans of the proposed development are included within Attachment B.

HISTORY RELEVANT TO THE DEVELOPMENT APPLICATION

11. 33 Alfred Street was included as part of the Planning Proposal for the QQS precinct that allowed the transfer of floor space within the precinct in association with a voluntary planning agreement (VPA) that required a range of contributions, including public art, through site links, and heritage conservation works.

12. 33 Alfred Street was included as part of the Stage 1 development application (D/2013/1942) for the redevelopment of the QQS precinct approved by the Central Sydney Planning Committee (CSPC) on 19 June 2014. The application approved the building envelopes, design parameters, floor space distribution and uses for the future developments within the QQS precinct.

13. Development application D/2015/927 has granted approval for modification to the facade of the AMP Building at 33 Alfred Street to facilitate works to Goldsborough Lane. Works include the removal of existing facade elements on the southern elevation and ground, Levels 1 and 2, and the installation of a new revolving door entry with canopy at Level 1 connecting to the 50 Bridge Street podium. The works proposed in this application would supersede those approved in D/2015/927.

14. Development application D/2015/929 for 50 Bridge Street was granted approval by the CSPC on 19 November 2015 for the partial demolition of the existing commercial tower and podium and extensions to the tower to create 102,133m2 of commercial office and retail gross floor area above a new podium and 5 level basement car park. This includes the creation of Goldsborough Lane as a new through site link adjacent to 33 Alfred Street and a new combined vehicle access for both 33 Alfred Street and 50 Bridge Street that provides access to the 33 Alfred Street basement and includes loading dock areas to service both buildings.

CITY OF SYDNEY ACT 1988

15. Section 51N requires the Central Sydney Planning Committee (the Planning Committee) to consult with the Central Sydney Traffic and Transport Committee (CSTTC) before it determines a DA that will require, or that might reasonably be expected to require, the carrying out of road works or traffic control works likely to have a significant impact on traffic and transport in the Sydney CBD. A full extract of this Section is provided below.



"51N Planning proposals having a significant impact on traffic and transport in the Sydney CBD

(1) The Planning Committee must consult the CSTTC before it exercises a function under Part 4 that will result in the making of a decision that will require, or that might reasonably be expected to require, the carrying out of road works or traffic control works that are likely to have a significant impact on traffic and transport in the Sydney CBD.

(2) The Planning Committee must take into consideration any representations made by the CSTTC within the period of 21 days (or such other period as is agreed to by the CSTTC and the Planning Committee in a particular case) after consultation takes place.

(3) The Planning Committee may delegate to a subcommittee of the Planning Committee, or the general manager or another member of the staff of the City Council, any of its functions under this section other than this power of delegation. A delegation can be given subject conditions. A delegation does not (despite section 38) require the approval of the Minister administering that section.

(4) The failure of the Planning Committee to comply with this section does not invalidate or otherwise affect any decision made by the Planning Committee."

16. Having liaised with the City's Access Unit, in this instance, the proposal is not considered to have a significant impact on traffic and transport in the CBD, and consultation with the CSTTC is not necessary.

ECONOMIC/SOCIAL/ENVIRONMENTAL IMPACTS

17. The application has been assessed under Section 79C of the Environmental Planning and Assessment Act 1979 (EP&A Act), including consideration of the following matters:

Consistency with Stage 1 Consent

18. Pursuant to section 83D(2) of the EP&A Act, where a concept approval is in force, subsequent development applications in respect of the site cannot be inconsistent with the concept approval.

19. D/2013/1942 granted concept approval for the redevelopment of the QQS precinct. They key elements of the concept approval that relate to this application include floor space, through site link, heritage interpretation, bicycle parking, wind environment, and public art.

20. The subject application is not inconsistent with the concept approval in respect of these elements that are subject to further assessment as part of this application as detailed within this report.



Environmental Planning Instruments and DCPs.

State Environmental Planning Policy No 64—Advertising and Signage

21. The application proposes signage zones for three top of building signs on the eastern, northern and western elevations of the building.

22. Clause 8 of State Environmental Planning Policy No 64 – Advertising and Signage (SEPP 64) states the following:

A consent authority must not grant development consent to an application to display signage unless the consent authority is satisfied:

(a) that the signage is consistent with the objectives of this Policy as set out in clause 3 (1) (a), and

(b) that the signage the subject of the application satisfies the assessment criteria specified in Schedule 1.

23. The proposed signage zones would be subject to further separate approval as insufficient detail is provided to address the objectives and assessment criteria of SEPP 64. See further discussion below regarding the quantum of signage under the heading Issues.

Sydney Regional Environmental Plan (Sydney Harbour Catchment) 2005 (Deemed SEPP)

24. The site is located within the designated hydrological catchment of Sydney Harbour and is subject to the provisions of the above SREP.

25. The Sydney Harbour Catchment Planning Principles must be considered in the carrying out of development within the catchment. The key relevant principles include:

(a) protect and improve hydrological, ecological and geomorphologic processes;

(b) consider cumulative impacts of development within the catchment;

(c) improve water quality of urban runoff and reduce quantity and frequency of urban run-off; and

(d) protect and rehabilitate riparian corridors and remnant vegetation.

26. The site is within the Sydney Harbour Catchment and eventually drains into the Harbour. However, the site is not located in the Foreshores Waterways Area or adjacent to a waterway and, therefore, with the exception of the objective of improved water quality, the objectives of the SREP are not applicable to the proposed development. The development is consistent with the controls contained with the deemed SEPP.

Sydney Local Environmental Plan 2012

27. The site is located within the B8 Metropolitan Centre Zone. The proposed uses are defined as ‘office premises’ and ‘retail premises’ and are permissible in the zone.



28. The relevant matters to be considered under Sydney Local Environmental Plan (LEP) 2012 for the proposed development are outlined below.

Compliance Table

Development Control Compliance Comment

4.3 Height of Buildings No A maximum height of 110m is permitted. The existing building height of 113.9m is retained. Signage zones proposed to height of 113.6m. See discussion under heading Issues.

4.4 Floor Space Ratio (FSR)

Yes A maximum FSR of 14.02:1 is permitted for the QQS precinct. This includes a maximum floor area of 35,681m2 for 33 Alfred Street. The maximum FSR of 14.02:1 is maintained for the precinct. The proposed floor area of 35,660m2 is within the allowable maximum.

4.6 Exceptions to Development Standards

Yes The proposal includes a request to vary the height of buildings standard in respect of the proposed signage zones. See discussion under heading Issues.

5.10 Heritage Conservation

Yes The subject site is listed as heritage item. See discussion under the heading Issues.

Part 6 Local provisions - height and floor space

Division 4 6.21 Design excellence

Yes The proposed development satisfies the requirements of this provision.

Division 5 6.26 AMP Circular Quay Precinct

Yes Proposal is consistent with requirements which have been incorporated into the Stage 1 approval.



Compliance Table


Part 7 Local provisions—general

Division 1 Car parking ancillary to other development 7.6 Office premises and business premises

Yes 63 car parking spaces are proposed to be retained. 28 additional spaces attributed to 33 Alfred are located within 50 Bridge Street basement.

7.14 Acid Sulphate Soils Yes The site is identified as containing class 2 Acid Sulphate Soil. The proposed works do not include the disturbance of soils that would require separate approval under the clause.

7.15 Flood planning Yes Flooding mitigation works to be addressed in the QQS public domain design required in D/2015/929 for 50 Bridge Street and D/2015/930 Young and Loftus block.

Sydney Development Control Plan 2012

29. The relevant matters to be considered under Sydney Development Control Plan (DCP) 2012 for the proposed development are outlined below.

2. Locality Statements – Circular Quay Special Character Area

The subject site is located in the Circular Quay Special Character Area. The proposal is considered to be in keeping with the unique character of the areas and design principles. See further discussion below regarding the detailed heritage assessment.



3. General Provisions


3.1 Public Domain Elements

Yes Public Art is to be provided on the site as part of the wider strategy within the QQS precinct. One potential location is nominated on the subject site at the Young Street forecourt area for a public art piece that will be further developed as part of the QQS precinct public art strategy. Recommended conditions of consent are included to incorporate the delivery of this public art as part of the precinct wide strategy.

3.2 Defining the Public Domain

Yes The proposal will - in coordination with the works approved in D/2015/929 to create Goldsborough Lane - provide active frontages to the public domain.

3.6 Ecologically Sustainable Development

Yes The proposal has targeted a 5 Star NABER and 5 Start Green Star Office v3 rating. This has been included as a recommended condition.

3.9 Heritage Yes See discussion below under heading Issues.

3.11 Transport and Parking

No see discussion

Accessible spaces Minimum 3 spaces required. No spaces provided. Car share Minimum 3 spaces required. No spaces provided. Bicycle parking 238 bicycle spaces required. 33 visitor’s spaces required. 220 bicycle spaces proposed with associated end of trip facilities. 20 visitor’s spaces. See discussion under heading Issues

3.12 Accessible Design Yes A condition has been recommended for the proposed development to provide appropriate access and facilities for persons with disabilities in accordance with the DCP and the BCA.



3. General Provisions


3.13 Social and Environmental Responsibilities

Yes The proposed development provides adequate passive surveillance and is generally designed in accordance with the CPTED principles.

3.14 Waste

Yes A condition has been recommended for the proposed development to comply with the relevant provisions of the City of Sydney Code for Waste Minimisation in New Developments 2005.

3.16 Signage and Advertising

No The proposal is seeking approval of three top of building signage zones. See discussion under heading Issues.

5. Specific Areas

5.1 Central Sydney


5.1.6 Building exteriors Yes The proposal complies with the objectives of positively contributing to the streetscape including a visually distinct skyline. The proposal will renew an iconic heritage listed building seeking to replicate the quality of the existing materials. New works to Goldsborough Lane will provide new activated areas that reinterpret the previous building design that has since been modified.



6. Specific Sites

6.1.12 Circular Quay Precinct


6.1.12.1 Streets, lanes, arcades and through site links

Yes Creation of Goldsborough Lane through site link (open to the sky) was created in D/2015/929 and facilitated through works in D/2015/927. Works to ground floor and Level 1 will integrate into the creation of Goldsborough Lane and supersede the works approved in D/2015/927.

6.1.12.2 Active frontages Yes Active frontages maintained to the north elevation and the north and south facing elements within the western indented part of the building. An active frontage will be created to the south in coordination with the creation of Goldsborough Lane.

6.1.12.8 Sustainability N/A The clause applies to the design of new buildings. The building upgrades to 33 Alfred Street will assist in achieving a 5 Star NABERS and and 5 Start Green Star Office v3 rating.

6.1.12.9 Heritage Yes See discussion under heading Issues.

ISSUES

Heritage

30. The subject site is listed as an item of local significance in Schedule 5 of Sydney Local Environmental Plan 2012 as ‘“AMP Building” including interior’. The owner has commenced a nomination of the building to be included on the State Heritage Register. This process is currently under consideration. The minutes from the NSW Heritage Council Approvals Committee meeting of 4 October 2017 are included as Attachment C to this report. The minutes note that the Heritage Council is generally supportive of the proposal subject to items of consideration including the material selection and proportions of the proposed curtain wall façade which are assessed in further detail within this report.

31. Heritage items located nearby within the precinct include the former ‘Hinchcliff Wool Stores’ at 5-7 Young Street, the former ‘Barker’s Wool and Produce Stores’ at 12-14 Loftus Street, Bennelong Stormwater Channel and Custom House Lane.



32. The building is of historical significance as the first Sydney skyscraper and is an example of the post-war International style. The building has a prominent visual location at Circular Quay and is considered to be a Sydney icon within the CBD skyline.

33. The application includes a Heritage Impact Statement and accompanying Heritage Conservation Schedule that details the heritage significance of the various features of the building, and outlines and assesses the works proposed as part of this application; including the restorative works and the proposed alterations and their impact on the heritage significance of the building.

34. Council’s Senior Heritage Specialist has undertaken a detailed assessment of the proposal. The key features of the proposed works are discussed in detail below.

Curtain wall facade

35. The existing curtain wall facade is a key feature of the building’s visual identity and is noted for being innovative for its time. The submitted conservation management plan notes the curtain wall facades as being of exceptional heritage significance.

36. The current materials are reaching the end of their lifespan and are not able to be replaced like for like as they are no longer being manufactured or compliant with current standards including environmental performance.

37. The proposal includes the renewal of the curtain wall facades including the replacement of both the grey glass and gold spandrel glass elements. The proposal also seeks to rearrange the “tartan” pattern, increasing the proportion of glazing within the design.

38. Accordingly, there are two key considerations – the rearrangement of the tartan pattern, and the replacement glass choice.

Rearrangement of the tartan pattern

39. The Statement of Environmental Effects states that:

“the proposal seeks to re-set the building for the next 50 years of its life as a world-class 21st century flexible and sustainable workplace while retaining its iconic and significant heritage character” and

“…the building has fallen behind commercial office market leaders in terms of providing for current workplace practices. The deficiencies identified include a lack of connectivity between floorplates, no-efficient office layouts, limited access to views and natural light for occupants, lack of active and attractive ground and lower levels and insufficient provision of end-of-trip facilities. The building requires significant renewal to re-align with current market expectations, integrate sustainable design features, minimise energy use and overall to extend the life of the building.”



40. The applicant proposes to change the proportion of glass to ‘gold’ panels (also referred to as spandrels) on the northern and southern facades. Notwithstanding the existing curtain walls reaching the end of their design life and needing to be replaced, the change in proportion of the glass and gold ‘bands’ will also increase the access to views and natural light for occupants. The images below provide a comparison between the existing building and the proposed change in ‘banding’ proportions.

Figure 8: Existing curtain wall tartan pattern.

Figure 9: Typical existing (left) and proposed (right) curtain wall proportions.



Figure 10: View studies of proportions.

Figure 11: Comparison of existing and proposed curtain wall schemes viewed from Scout Place.

41. As discussed further below in this report, the Design Advisory Panel has recommended that options be explored for providing increased gold proportions in the renewal design.

42. The assessment of the rearrangement of the tartan pattern can be further dissected into several key components of the pattern.

Typical floors above podium

43. The proposed typical floor proportions include a ‘reversal’ of the tartan pattern with reduced gold spandrel proportions with increased glazing.



Figure 12: Typical floor proportions: existing (left) and proposed (right). Note that ‘vision’ glass is shaded grey.

44. The height of the narrow glass strip immediately above the floor (shown in dashed red in the figure above) is proportionally small and tends to merge the gold panel strips with resultant loss in the tartan pattern. It is recommended that the glass strip be increased in size to emphasise the gold panels and the tartan pattern. A condition has been included to reflect this design change.

Levels 1 to 4 (podium)

45. The proposal includes proportions for Levels 1 to 4 (podium levels) that largely match those for the proposed typical floors above the podium.

46. It is recommended that consideration be given to the acceptability of the proposed proportions during the prototyping phase. This is included as a recommended condition.

Level 13 Plant Room

47. A revised plant room design has been provided that provides an increased gold spandrel at Level 13 and more accurately relates to the original plant room proportions. This revised design is supported.



Figure 13: Level 13 Plant Room.

Level 25

48. The proposed Level 25 proportions are considered to relate to the existing proportions and are supported.

Figure 14: Level 25 proportions.

Level 26

49. The Level 26 former viewing deck includes enclosed areas beyond the original design. It is recommended that the line of the glazing on the northern facade be set back behind the circular columns to provide an interpretation of the original viewing deck and original columns that were exposed. This is included as a recommended condition.



Figure 15: Extract of Level 26 plan.

50. The above recommendations are to be addressed as part of deferred commencement condition.

Replacement Glass

51. A new material to replace the existing gold spandrels is required to be sourced as the original product is no longer available. A selection and comparison process between current available products was undertaken as part of the assessment process.

Figure 16: Comparison between materials.

52. The criteria for material selection was to emulate the luminosity/lustre, vitality and variance, textural and colour characteristics of the original gold panels.

53. The applicant has selected a ‘SEFAR’ product that has weaves of gold material within glazing. A comparison between different densities of weaving in the SEFAR product (and original gold glass behind) is shown below in Figure 15.



Figure 17: Examples of different ‘weave’ densities of ‘SEFAR’ product.

54. The ‘25% open weave’ product is considered to be the product that most closely emulates the existing gold material. Final approval of the selection of the material is recommended to be subject to an onsite inspection of full sized samples and a prototype as part of the recommended conditions.

East and Western Walls

55. The proposal includes the renewal of the east and west facing falls including the replacement of the non-original pre-cast cladding with glazed tiles.



Figure 18: View of western facade.

56. The existing Amicus Sculpture on the Young Street (west) façade will be removed and preserved during construction and reinstated.

57. The east and west facing walls were originally faced with small white glass mosaic tiles that were later covered in pre-cast cladding due to problems with the tiles falling from the building. The heritage rating of the pre-cast panels is ‘little’.

58. The proposed new ceramic tiles are intended to achieve the design intent of the original materials with a glazed opalescent finish and a consistency in proportions to achieve a monolithic effect. This approach is supported in principle with minor amendments to the design for interpretation.



Figure 19: West wall facade renewal with custom ceramic tile material.

59. The proposal also includes modifications to the Phillip Street ground floor elevation. It is recommended that the existing setback of glazing be retained and that the original terrace plinth, associated steps, low wall and pavement finishes including marble on the eastern Phillip Street entry be retained. This is included as a recommended condition.

Ground Floor and Level 1

60. The proposal includes Ground level and Level 1 works to activate the ground level and marry into the works at 50 Bridge Street, including the creation of Goldsborough Lane to the south including:

(a) New glass and revolving doors to Scout Place;

(b) New ground floor retail tenancies (subject to further fitout applications) with frontages to Goldsborough Lane and associated interface works;

(c) Reinstatement of escalators between ground and Level 1;

(d) Pedestrian entries to new Goldsborough Lane and end-of-trip facilities lobby; and

(e) New shuttle lift to basement, ground and Level 1.

61. These works are generally supported. The existing ‘Verde Issori’ marble end walls within the ground floor lobby are recommended to be uncovered as part of the proposal. This is included as a recommended condition.



Figure 20: Ground floor plan.

62. The revised design for the interface with Goldsborough Lane is considered to provide an acceptable level of continuity and interpretation by including stone panels to the outer ends of each structural bay in reference to the original design. This proposal is considered to be an improved design in comparison to that approved in D/2015/927.

Figure 21: Depiction of interface works to new Goldsborough Lane.



Other Internal Works

63. The proposal also includes a range of building upgrade works including:

(a) Demolition works to remove non original fitouts;

(b) Upgrades to lift lobby areas;

(c) Amenity upgrades;

(d) Refurbishment works to office floors, ceilings, walls and finishes; and

(e) Accessibility upgrades to stairs;

64. These works are to be in accordance with the heritage conservation schedule and conservation management plan; and a heritage consultant will be required to work with the builder throughout the construction process to ensure significant building fabric is preserved.

Signage

65. The application seeks approval for three top of building signage zones on the eastern, northern and western elevations of the building on the roof plant area that has been associated with building name signage. The zones are sized 5.5m x 16.7m (east), 5.5m x 17m (north), and 5.5m x 16.7m (west). The details of the signage would be subject to separate approval.

66. The application has included a written request to vary the height of buildings development standard pursuant to Clause 4.6 of Sydney LEP 2012. The variation sought is 3% or 113.6m rather than the development standard of 110m. The existing building has a height of 113.9m. The applicant’s written request has included the following information to address the requirements of Clause 4.6(3):

(a) The signage is located below the maximum height of the existing building.

(b) Condition 7 of the Stage 1 approval (D/2013/1942) states that the approved building envelopes for the site are in accordance with Sydney DCP 2012 – AMP Circular Quay Amendment. This identifies that the current building height for 33 Alfred Street is the maximum height for this site. The signage is within this height limit.

(c) The proposed signage zones are consistent with the form of the existing roof top signage.

(d) There are no impacts associated with the non-compliance with the height of buildings standard.

67. The application is considered to address the requirements in Clause 4.6(3) & (4). The proposed height of the signage zones is consistent with current signage on the building and is in a suitable location in term of its height on the building. The proposal is consistent with the objectives of the height of buildings standard and the objectives of the B8 Metropolitan Centre Zone.

68. It is therefore recommended that the Clause 4.6 variation to the height of building standard for the application be supported in this instance.



Figure 22: Proposed signage zones.

69. Under the provisions of Sydney DCP 2012, the maximum number of permitted top of building signs is two with no more than one sign per elevation.

70. As part of this application, it is recommended to only approve the northern elevation signage zone that currently displays signage within a similar area as that proposed. The content of any future signage would be subject to further approval.

Planning Agreements

71. Two Voluntary Planning Agreements (VPAs) have been executed and registered that relate to the QQS precinct. The agreements are between the City and AMP, and the City, the Gallipoli Memorial Club and AMP. The relevant terms of the VPAs relate to: a monetary contribution, public art contribution, through site link contribution, heritage conservation contributions, and undertakings to apply to list the 33 Alfred St AMP building on the State Heritage Register. This listing process has commenced with the NSW Heritage Council.

72. Terms of the VPAs relating to monetary contribution, public art contribution, through site link contribution, and heritage conservation contributions have been addressed in separate consents issued for the QQS precinct.

73. The owner has commenced the nomination of the building on the State Heritage Register. It is recommended that this process continue to proceed and that endorsement be provided from NSW Heritage for a revised Conservation Management Plan reflecting the approved works for the building prior to the issue of a Construction Certificate. This is included as a recommended condition.

Transport and Parking

74. The required provision of bicycle parking spaces for development of this floor area as specified in Sydney DCP 2012 is 238 staff spaces and 33 visitor’s spaces. The proposal provides 220 staff bicycle parking spaces with end of trip facilities including showers and lockers and 20 visitor’s spaces.

75. Further the application notes that a small percentage of visitors to the site arrive by bicycle with the majority of arrivals to the QQS precinct being via train and bus. It is also noted that there are eight bicycle parking spaces currently located in the public domain at Scout Place.



76. The variation to the bicycle parking rates are supported in this instance given there is limited scope within this application for the refurbishment of an existing heritage building to provide additional space for bicycle parking. The proposal represents an improvement on the existing provision of bicycle parking for the site and will increase the opportunities for sustainable transport options in the precinct.

77. The required provision of accessible parking and car share spaces for development of this floor area as specified in Sydney DCP 2012 is three accessible and three car share parking spaces. Given the application proposes only minor development within the basement area it is considered that a requirement to reconfigure the existing basement parking would be onerous.

Design Advisory Panel

78. The proposal was considered by the Design Advisory Panel (DAP) at its meeting of 12 October 2017.

79. The panel was generally supportive of the proposal including its continued commercial use, subject to maintaining the heritage significance of the building including using a suitable new gold material, achieving an appropriate grid pattern for the east and western walls, restricting signage and targeting a 5 star energy rating.

80. The DAP noted that the proposal would result in a loss of gold material as a proportion of the facade materials as compared to the existing curtain wall and that where possible a greater proportion of the new gold material should be incorporated in the design.

81. These comments have been taken into consideration in the assessment of the application. As noted above in this report, the proposal is targeting a 5 star energy rating as part of the proposal and a recommended condition of consent has been included to reflect this.

Other Impacts of the Development

82. The proposed development is capable of complying with the BCA.

83. It is considered that the proposal will have no significant detrimental effect relating to environmental, social or economic impacts on the locality, subject to appropriate conditions being imposed.

Suitability of the site for the Development

84. The proposal is of a nature in keeping with the overall function of the site. The premises are in a generally commercial surrounding and amongst similar uses to that proposed.

INTERNAL REFERRALS

85. Where relevant, the conditions of other sections of Council have been included in the proposed conditions. The application was discussed with Heritage and Urban Design Specialists; Building Services Unit; Environmental Health; Public Domain; Surveyors; and Transport and Access.



EXTERNAL REFERRALS

86. Referrals have been received from Ausgrid and Transport NSW (Sydney Trains) providing recommendations to be included as part of any approval.

Notification and Advertising

87. In accordance with Schedule 1 the Sydney DCP 2012, the proposed development is required to be notified and advertised. As such the application was notified and advertised for a period of 28 days from 2 May to 30 May 2017. As a result of this notification there was one submission received. Issues raised in the submission are addressed as follows

Issue – Building fabric

(a) A comment of endorsement was made regarding the upgrade works to the east and west facades.

Response – Comment noted.

Issue – Adaptive re-use

(b) A concern was expressed regarding the proposed ground floor uses for food and drink premises, whilst endorsing the continued uses for office floor space.

Response - The majority of the building will be retained and used as office space. The proposed ground floor uses and food and drink premises and future retail tenancies are permissible in the zone and will contribute to achieving the desired active frontages.

Issue – Amicus sculpture

(c) A comment regarding the Amicus Sculpture on the Young Street (west) facade was received noting its connection with the founding principles of AMP and suggesting that the building’s association with AMP should continue.

Response – The Amicus Sculpture is to be retained and protected as part of the proposal.

Issue – Signage

(d) A concern was expressed regarding the proposed signage zones and that AMP signage should be retained at the ground level.

Response – Any approved signage zones would be the subject to further separate approval for the detailed design. Requiring additional ground level signage at ground level is not appropriate. Heritage interpretation of the site would identify the history and founding uses of the building.

Issue – Wayfinding

(e) Concern was expressed regarding the renaming of 1 Alfred Street to One Circular Quay and that address signage should be displayed on the subject building as part of this application. Response – No new address signage is proposed as part of this application.



Issue – Heritage interpretation

(f) A concern has been expressed that insufficient detail regarding heritage interpretation strategies have been provided as part of the application for public review; and that heritage interpretation should include information regarding the former history of the site, not only the subject building.

Response – A more detailed heritage interpretation strategy is required as part of the conditions of consent and in coordination with the heritage interpretation strategy across the QQS precinct. This includes interpretation of not only the current buildings in the precinct, but a longer history of the locality.

Issue – Landscaping

(g) Concern has been expressed that additional landscaping will not be provided on the site.

Response – Landscaping across the QQS precinct is to be integrated with the public domain improvements including the creation of laneways. There is limited opportunities for additional landscaping on the subject site but there will be additional plantings along Phillip and Young Streets.

Issue – Public art

(h) A concern has been expressed that insufficient detail regarding public art has been provided as part of the application for public review.

Response – Public art opportunities are identified in the proposal and would form part of the public art strategy within the QQS precinct. The content of the public art would be subject to further development.

PUBLIC INTEREST

88. It is considered that the proposal will have no detrimental effect on the public interest, subject to appropriate conditions being proposed.

FINANCIAL IMPLICATIONS

S61 CONTRIBUTION

89. The cost of the development is in excess of $200,000 and is therefore subject to a development levy pursuant to the Central Sydney Development Contributions Plan 2013. An appropriate condition has been included in the recommendation of this report.

RELEVANT LEGISLATION

90. The Environmental Planning and Assessment Act 1979 and City of Sydney Act 1988.

CONCLUSION

91. The proposed application for the refurbishment of the existing commercial building represents an opportunity to update the existing building in terms of its upkeep and performance; to preserve its use for commercial purposes whilst still preserving its heritage significance.



92. Assessment of the application has included an assessment of the revised curtain wall design including the rearrangement of the tartan pattern with reduced proportions of gold and increased glazing. The proposed design as amended is supported in principle subject to further refinement of the proportions of the pattern for the typical levels in terms of emphasising the tartan pattern; and for the podium levels to more closely match the pattern of the existing design.

93. It is also recommended that selection of the curtain wall facade materials be subject to further refinement, including the construction of a prototype unit to ensure that the key visual features of the current building are captured in the materials to be incorporated in the renewal of the facades.

94. The proposal is recommend for a deferred commencement approval subject to recommended conditions to ensure appropriate heritage conservation and interpretation of other building elements is achieved.

GRAHAM JAHN, AM Director City Planning, Development and Transport (Shannon Rickersey, Senior Planner)

Central Sydney Planning Committee (CSPC) - 30 November ... · 11/30/2017 · Committee in a...

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Transcript of Central Sydney Planning Committee (CSPC) - 30 November ... · 11/30/2017 · Committee in a...