Final Dem 091210 - woollahra.nsw.gov.au · Prepared By GSA Planning Job No. 10113: Demolition...

DEMOLITION

REPORT

For Demolition of the Existing Building at

No. 33 Cross Street, Double Bay

Prepared for: Scarborough Pacific Group C/- Incoll Management PO Box 1594 North Sydney NSW 2059 Prepared by:

GSA PLANNING Urban Design, Environmental & Traffic Planners (A.B.N 18 003 667 963) JOB NO. 10113 DECEMBER 2010

© GSA PLANNING 2010

Prepared By GSA Planning

Job No. 10113: Demolition Report for No. 33 Cross Street Double Bay. Page ii

CONTENTS

1.0 INTRODUCTION ............................................................... 1

2.0 SITE AND SURROUNDS .................................................. 2

2.1 Site Location ....................................................................................... 2

2.2 Site Description ................................................................................... 2

2.3 Built Form ........................................................................................... 3

2.4 Character and Context of the Area ..................................................... 4

3.0 HERITAGE PLANNING CONTEXT ................................... 7

3.1 Woollahra Local Environmental Plan (LEP) 1995 ............................... 7

3.2 Requirements for Demolition Reports ................................................. 7

4.0 BUILDING AND SUBDIVISION HISTORY ........................ 8

4.1 General ............................................................................................... 8

4.2 Subdivision History ............................................................................. 8

4.3 Historical and Physical Analysis of Building ........................................ 9

4.4 History of Owners and Occupiers ....................................................... 9

5.0 CONSIDERATION OF SIGNIFICANCE .......................... 11

5.1 General ............................................................................................. 11

5.2 Significance ...................................................................................... 11

5.3 Summary Assessment (Statement) of Significance .......................... 12

5.4 Implications of Significance Assessment .......................................... 12

5.5 Summary .......................................................................................... 12

6.0 CONCLUSION ................................................................. 13


Job No. 10113: Demolition Report for No. 33 Cross Street Double Bay. Page iii

LIST OF FIGURES

1. Site Location……………………………………………………………………………..2

2. Aerial Photograph……………………………………………………………………….2

3. LEP Map extract…………………………………………………………………………7

PHOTOGRAPHS

Photograph 1: The site, as viewed from the north in the right of way between

William Street. ............................................................................... 4

Photograph 2: The site, as viewed from the Cross Street frontage,

looking east. ................................................................................. 4

Photograph 3: The site, as viewed from the Cross Street frontage, looking west. ................................................................................. 4

Photograph 4: The site, as viewed from Transvaal Avenue, looking west. .......... 4

Photograph 5: Cross Street, looking east towards New South Head Road. ........ 4

Photograph 6: Cross Street, looking west towards Bay Street. ............................ 4

Photograph 7: The Kensington Gardens development at Nos.35-39 William

Street, as viewed from the right of way adjoining the site. ............ 5

Photograph 8: The Copperfields development at Nos.31-33 William Street,

as viewed from the right of way adjoining the site. ....................... 5

Photograph 9: Nos. 19-27 Cross Street, as viewed from the intersection of

Cross Street and Transvaal Avenue. ............................................ 5

Photograph 10: Nos. 10-16 Transvaal Avenue, as viewed from the opposite

side of the street. .......................................................................... 5

Photograph 11: Nos. 23-26 Cross Street, as viewed from the opposite side

of the street. .................................................................................. 6

Photograph 12: No. 16 Cross Street, as viewed from the opposite site of the

street. ............................................................................................ 6

Photograph 13: Adjoining No.45-51 Cross Street, as viewed from the street

looking west. ................................................................................. 6

Photograph 14: Further to the west, No.53 Cross Street, looking west

towards Bay Street. ...................................................................... 6

ANNEXURES

ANNEXURE A: Photographic Documentation of the Existing Building ANNEXURE B: Local History Library Research Information

ANNEXURE C: Original Architectural Plans

© GSA PLANNING 2010 This document is and shall remain the property of Gary Shiels & Associates Pty Ltd (trading as GSA Planning). The document may

only be used for the purposes for which it was commissioned and in accordance with the Letter of Instruction for the commission. Unauthorised use of this document in any form whatsoever is prohibited.


Job No. 10113: Demolition Report for No. 33 Cross Street Double Bay. Page 1

1.0 INTRODUCTION

This Demolition Report has been prepared for Scarborough Pacific Group by Gary Shiels & Associates Pty Ltd (hereafter referred to as GSA Planning) – Urban Design,

Environmental and Traffic Planners. This report is to accompany a Development

Application to Woollahra Council for the demolition of the former Stamford Plaza hotel

at No. 33 Cross Street, Double Bay.

This report was prepared by GSA Planning and reviewed by Gary Shiels, Managing

Director of GSA Planning.

The building is not a heritage item or located within a heritage conservation area.

However, this report has been prepared to respond to the requirements of Woollahra

Council, to provide a Demolition Report to accompany a Development Application.

The historical information contained in this report was obtained from Councils Local

History Library. It contains development and building files and Council Rates lists held

by the Woollahra Local History Centre.

The report should be read in conjunction with the accompanying Statement of

Environmental Effects prepared by GSA Planning, which includes a detailed discussion

of the character and context of the area.

Access – The building is currently unoccupied. However, access arrangements for

Council Officers may be made by contacting Incoll Management on telephone number

(02) 8913 4800.

This document is divided into six (6) sections. In addition to this introduction, the remaining sections include the site and surrounds; heritage planning context; the

building and subdivision history; consideration of significance and conclusion.



2.0 SITE AND SURROUNDS

2.1 Site Location

The subject site is located approximately 4 km east of the Sydney CBD, 2 km from Bondi Junction and is located within the Local Government Area (LGA) of Woollahra

Council (see Figure 1).

(Source: UBD 2003)

Figure 1: Site Location

2.2 Site Description

The subject site is located on the northern side of Cross Street, between Bay Street

and Transvaal Avenue and is known as No.33 Cross Street, described as Lot 1 in DP

793525. The site is an irregular shaped parcel of land, with a northern boundary of

63.19 metres, a combined eastern boundary of 70.23 metres, a southern boundary of

52.23 metres to Cross Street, a western boundary of 59.55 metres and a total area of

3,675m2 (see Figure 2).

(Source: PTW, 2010)

Figure 2: Aerial Photograph

Not to Scale

Subject Site

Not to Scale

Subject Site



2.3 Built Form

The site is occupied by the former Stamford Plaza Hotel building, which was previously

the Ritz Carlton Hotel. The hotel ceased operation in March 2009 and currently remains

vacant.

The existing building is six (6) storeys in height to RL32.68m and is largely built to the

boundaries. The existing building has a gross floor area (GFA) of 19,331m2 and floor space ratio (FSR) of 5.26:1, calculated in accordance with the Woollahra Local

Environmental Plan (LEP) 1995.

The building was constructed between 1989 to 1991 and contains 144 hotel rooms, 11

conference rooms, 1,058m2 ground floor retail tenancies and basement car parking for

173 vehicles. There is also an internal courtyard and a gym and swimming pool at roof

top level.

The building primarily has balconies which open from the hotel rooms along the

northern, southern and western elevations. There are also some windows along the

eastern façade. On the ground floor to Cross Street is a porte cochere and access to

the internal retail arcade.

The main pedestrian access is from Cross Street through the porte cochere, while the

secondary access is available from Transvaal Avenue and from William Street via the

Galbraith Walkway. The link between Transvaal Avenue comprises a 1.5 metre wide

pathway between Nos.16 and 18 Transvaal Avenue. The link between Nos.31-33 and

35-39 William Street and the site is a 5 metre wide pathway with landscaping. The

pedestrian access Galbraith Walkway are limited to use between 8am – 6pm Monday

to Saturday and closed on Sunday. There is also a current linkage between the retail

arcade and adjoining No.45-51 Cross Street’s retail arcade on ground level.

Vehicular access to the site from Cross Street is from a 6m wide driveway to the porte

cochere. There is also a loading dock, which is accessible from Cross Street. The

basement car park is accessible from an existing easement across the vehicle crossing at No.45-51 Cross Street. The basement car park comprises two levels with upper and

lower decks. Pedestrian access the basement levels from the lobby of the building via

the lifts or stairs

The appearance of the existing building can be captured in the Photographs 1 to 4 on

the following page, with a detailed photographic documentation of the building provided

in Annexure A of this report. These photographs satisfy the requirements for the

Woollahra Heritage Report for the Demolition of Buildings.



Photograph 1: The site, as viewed from the north in the

right of way between William Street.

Photograph 2: The site, as viewed from the Cross Street

frontage, looking east.

Photograph 3: The site, as viewed from the Cross Street

frontage, looking west.

Photograph 4: The site, as viewed from Transvaal

Avenue, looking west.

2.4 Character and Context of the Area

The character of the Double Bay Town Centre comprises a mixture of building types,

scale and architecture. Even in Cross Street there is a variety of built forms dating

back to the mock Tudor style of architecture, which was previously the Hunters Lodge,

to the more contemporary forms of buildings on the northern side of the street (see

Photographs 5 and 6).

The character of Double Bay is also reflected in more recent buildings constructed to

the south of Cross Street.

Photograph 5: Cross Street, looking east towards New

South Head Road. Photograph 6: Cross Street, looking west towards Bay

Street.



Development to the North

To the north of the site are two to three storey developments, which adjoin Galbraith

Walkway between the site and William Street. The dwellings on the north eastern side

of the right of way is Nos.35-39 William Street known as ‘Kensington Gardens’ and

comprise two to three storey apartments (see Photograph 7). The dwellings located on

the north western side are Nos.31-33 William Street, known as ‘Copperfields’ and are

two storey townhouses with pitched roofs (see Photograph 8).

Photograph 7: The Kensington Gardens development

at Nos. 35-39 William Street, as viewed from the right of

way adjoining the site.

Photograph 8: The Copperfields development at Nos.

31-33 William Street, as viewed from the right of way

adjoining the site.

Development to the East

To the east, on the corner of Cross Street and Transvaal Avenue is Nos. 19-27 Cross

Street. This development comprises a central arcade with two storey retail and

commercial uses (see Photograph 9). Also to the east are a number of single storey Federation style semi-detached dwellings, which have been converted over time into a

variety of retail uses (see Photograph 10). Transvaal Avenue is designated as a

Heritage Conservation Area.

Photograph 9: Nos. 19-27 Cross Street, as viewed

from the intersection of Cross Street and Transvaal

Avenue.

Photograph 10: Nos. 10-16 Transvaal Avenue, as

viewed from the opposite side of the street.

Development to the South To the south, on the opposite side of the street is Nos.20-26 Cross Street, which

comprises a two storey retail arcades (see Photograph 11 on the following page). Also

on the southern side of Cross Street is No.16 Cross Street, known as ‘Hunters Arcade’

which is a two and three storey retail building (see Photograph 12 on the following

page).



Photograph 11: Nos. 23-26 Cross Street, as viewed

from the opposite side of the street. Photograph 12: No. 16 Cross Street, as viewed from

the opposite site of the street.

Development to the West

To the west is No. 45-51 Cross Street, known as the ‘Georges Centre’ which is a mixed

use building. This building comprises a six storey building with retail and residential above (see Photograph 13). Further to the west is No. 53 Cross Street, which is a four

storey commercial building, located on the corner of Bay Street (Photograph 14).

Photograph 13: Adjoining No.45-51 Cross Street, as

viewed from the street looking west. Photograph 14: Further to the west, No.53 Cross

Street, looking west towards Bay Street.



3.0 HERITAGE PLANNING CONTEXT

3.1 Woollahra Local Environmental Plan (LEP) 1995

The subject site is zoned 3(a) (General Business “A”) under Council’s LEP 1995, gazetted 10 March 1995 (see Figure 3). The site is not identified as a heritage item or

located within a heritage conservation area pursuant to Woollahra LEP 1995.

Demolition of a building requires consent from Council. Any demolition of a building

within the Woollahra Council LGA requires the preparation of a Demolition Report (as

required by the Demolition Reports Policy).

(Source: Woollahra Council, 2010)

Figure 3: LEP Map Extract

3.2 Requirements for Demolition Reports

Council’s guidelines for ‘Demolition Reports’, requires the following information for

buildings not identified in a planning instrument:

• “ Subdivision history;

• Date of original construction;

• Name and details of original architect/designer/builder;

• A4 copy of original plans (where available);

• Dates and description of changes;

• List of current and past owners and occupiers and a statement on whether

they are historically important;

• Description of the existing building and the site;

• Photographs of the existing building (all facades) and other structures or

landscaping;

• Plan showing where the photographs were taken from;

• Structural report (where structural condition is used to substantiate

demolition);

• Conclusions regarding the heritage significance of property, viability of

retention, retention of any of the building elements.”

In summary, the site is not listed as a heritage item and is not within a conservation

area pursuant to Council’s LEP. However, as the proposal includes demolition of the

existing building a Demolition Report is required. This report responds to these

requirements.

Not to Scale

Subject Site



4.0 BUILDING AND SUBDIVISION HISTORY

4.1 General

This section outlines the subdivision and building history and history of the owners and occupiers of the site. Research was undertaken by the Woollahra Local History Library,

and the assistance of the Local History Librarian is gratefully acknowledged. The

annexed report was prepared by the Local History Librarian with reference to Council’s

Planning, Building and Development files and archives, the Sands Directory, and

Woollahra’s Rates and Valuation records and includes the subdivision history, building

and construction history of the property (see Annexure B).

4.2 Subdivision History

As indicated in the Annexure B, the subject site was part of the John Piper Estate

owned by John Piper since 1816. In 1826 the estate was conveyed to the Cooper and

Levey Estate. The Cooper and Levey Estate was then transferred to Daniel Cooper in

1847 and became known as the Cooper Estate.

A 1844 subdivision of part of the Cooper Estate by Surveyor General Thomas Mitchell

sets out the eastern portion of Cross Street between Bay Street and New South Head Road. No. 33 Cross Street is located in Section R of this plan.

During the 1850’s, Section R was re subdivided creating seven (7) irregular shaped

allotments from the original fourteen (14). No. 33 Cross Street was located on Lot 60,

a one (1) acre allotment known as ‘Heath’ and leased to John Grey in 1857.

By 1889 Lot 60, had been divided into two (2) near equal sized lots. On the western

allotment, John Grey had constructed ‘Heath Villa’ whilst the eastern allotment

remained vacant.

In 1927 the Heath Estate was re subdivided into six (6) allotments. This subdivision

included four (4) allotments on Cross Street (Lots A, 3, 4 and 5) and two (2) battle axe allotments (Lots B and 2).

A 1934 Valuer Generals’ list indicates that a total of five (5) buildings were constructed

within the six (6) lots. These include;

• Heathcourt (flats) on Lot B (part of Lot 1 of the Heath Estate) – known as 43A

Cross Street;

• Heath (converted to flats) on Lot A (part of Lot 1 the Heath Estate) – known

as 43 Cross Street;

• The Baldwin (flats) on Lot 2 of the Heath Estate – known as 31 Cross Street

• Pasadena (flats) on Lots 3 and 4 of the Heath Estate – known as 29 Cross

Street;

• Aston Court (flats) on Lot 5 of the Heath Estate – known as 27 Cross Street

In 1989, Lots A, B, 2, 3 and 4 were consolidated as part of the proposed development

(DA/176/1988). By this time, Lot 5 of the Heath Estate had been consolidated within

the adjoining Double Bay Plaza site at Nos. 19-27 Cross Street.



4.3 Historical and Physical Analysis of Building

The building at No. 33 Cross Street is a six (6) storey complex and was constructed

between 1989 to 1991. Annexure C indicates that the building was designed by Leffler

Simes Architects for Sahben Group of Companies.

The original plans for the building have survived and a copy is Annexed to this report

(see Annexure C).

The building was developed as a five (5) star Ritz Carlton hotel. Accordingly, both the

interior and exterior of the building incorporated building elements and finishes that

were considered, at the time of design and construction, opulent and luxurious. In fact,

when opened the interiors included details of 18th and 19th century furnishings and art

works sourced from Southerbys London and other auction houses.

According to the Woollahra Council’s Building Application records, there have been

many Development and Building Applications lodged for the site since construction of

the hotel. The majority of these are for change of retail use or retail fit out applications

(see Annexure B).

Table 1 below lists applications which have been submitted for construction and subsequent works to the hotel. However, based on our site observations and review of

the existing drawings, the current building retains a high degree of consistency, with the

approved plans.

TABLE 1: APPLICATIONS TO BUILD

Year BA / DA

Application No. Owner/Applicant Builder/Architect Type of Work

1988 DA 176/88 Sahben Group of

Companies

Leffler Simes

Architects Pty Ltd

Hotel and Retailing

Development

1988 BA 1716/88 Trust Company Ltd Unknown Demolition Application

1988 BA 1738/88 Trust Company Ltd Unknown New Hotel

Development

2001 DA 831/01

Stamford Property

Services, The Owners

Strata Plan No. 69620

and Trust Company

Limited

Unknown

Alterations and

additions to existing

hotel. Relocation of

parking controls within

the existing

underground car park

from the Georges

Centre to Stamford

Plaza 45-51 Cross

Street Double Bay.

4.4 History of Owners and Occupiers

The hotel was owned and constructed by Sahben Group of Companies. During the

1990’s, it operated as the Ritz Carlton Double Bay. By the early 2000’s, both the name

and owners of the hotel changed to Stamford Plaza Double Bay.

When opened in 1991, the hotel was one of two (2) Ritz Carlton’s in the southern

hemisphere. Accordingly, it has hosted a number of high profile guests including

Heads of State, Royalty and Celebrities.



The first was US President George Bush, his wife Barbra and over 300 guests who

stayed at the hotel shortly after the hotel opening during New Years eve in 1991 to

1992.

The hotel was the residence of former Australian Prime Minister Bob Hawke for nearly

2 years. In 1995, it was also the venue for Mr Hawke’s wedding to second wife Blanche D’Alpuget.

During the 1990’s, the hotel hosted the late Diana Princess of Wales, US President Bill

Clinton, and Madonna. Infamously, it was also where former INXS lead singer Michael

Hutchence died in 1997.

The hotel also hosted major conferences and was the intended meeting place of the

World Trade Organisation in November 2002. However, due to the anticipated protest

the venue was changed to a city location.

Due to a decline in occupancy rates and competition from other hotels within the city,

the hotel operation ceased in March 2009. The hotel has remained vacant ever since.



5.0 CONSIDERATION OF SIGNIFICANCE

5.1 General

This section will outline a basis for significance assessment; consider the site in terms of the NSW Heritage Assessment Criteria; provide a summary assessment of potential

significance; and consider the implications of potential significance.

5.2 Significance

The potential significance of the place has been considered with regard to the NSW

Heritage Assessment Criteria as follows:

• Potential historic (evolution or association) significance: the Hotel only

operated for 18 years and has been closed for 18 months. It is associated

with a phase during the 1990’s where it hosted many high profile guests

including Heads of State and Royalty. However, it does not have any other association that would make it potentially significant.

While the building is considered to have some cultural interest, in our opinion

this association does not make it potentially significant to a degree that would

warrant its conservation. Therefore, it is not considered to have a potential

historic significance.

• Potential aesthetic significance: the hotel is not aesthetically distinctive,

have landmark qualities or other features that would it make potentially significant for demonstrating significant aesthetic characteristics or technical

achievement in Woollahra or wider Sydney area.

• Potential social significance: the building is not recognised as a heritage

item, nor is it known to have any strong or special association with a particular

group in Woollahra, that would make it potentially significant on this basis.

• Potential scientific or research significance: the building is of traditional

construction and of a style and character that is already well understood.

There is no evidence to suggest that further documentary research or physical

investigation would reveal more about the building that is of potential

significance.

• Representativeness or rarity: the building was built in 1989. It is of an

architectural form and character that is not rare in Sydney generally.

Therefore the building is not considered to be potentially significant for its

representativeness or rarity.

Accordingly, the building is not considered potentially significant. Furthermore, the use

as a hotel has ceased, and no longer useful as a hotel. Therefore, we are of the

opinion that the site does not require further assessment under the NSW Heritage

Assessment Criteria for listing as a potential heritage item in Council’s LEP.



5.3 Summary Assessment (Statement) of Significance

The subject building is of some historical interest as a hotel which hosted many

historical and high profile guests. However, the building is 21 years old. It is not

considered to have any special landmark or technical features that would make it

potentially aesthetically significant.

While the hotel will be remembered by former guests, we are of the opinion that the existing building, since the closure as a hotel use, is unlikely to remain of any

substantial potential social significance into the future. Furthermore, the building itself is

not considered representative or rare to be of heritage significance.

5.4 Implications of Significance Assessment

Council’s Guidelines for ‘Demolition Reports’ requires an applicant to reach a

conclusion regarding the heritage significance of the property, the viability of its

retention or retention of any of the building elements.

This assessment concludes that the property is not potentially significant, and should

not require further consideration or assessment by Council for listing as a heritage item

in the Woollahra LEP. The building does not contain any distinguished building

elements, architectural features that should be retained. Therefore, we are of the

opinion that its retention is not required, and a suitable replacement building could be constructed, subjected to obtaining the necessary approval.

5.5 Summary

The potential significance of the existing buildings and site has been considered in

accordance with New South Wales Heritage criteria. While the existing building is of

some historical significance, we are of the opinion the property is not of such potential

significance that it should require further consideration or assessment by Council for

listing or management as a heritage item.



6.0 CONCLUSION

The former Stamford Plaza Hotel located at No. 33 Cross Street Double Bay is not identified as a heritage item under the Woollahra Local Environmental Plan (LEP) and

is not located within a Heritage Conservation Area. However this report has been

prepared in response to Woollahra Council’s requirements for a Demolition Report to

accompany a development application for the demolition of buildings within the

Woollahra Municipality. The annexed reports, provided by Woollahra Local History

Library details the subdivision history, construction history and list of owners and

occupiers, photographs and newspaper articles.

Considered with regard to the NSW Heritage Assessment Criteria, the existing site and

building are considered to have some historical interest as it hosted many high profile

guests. However the building is 21 years old and has been vacant for nearly 18

months. Based on our assessment, we are of the opinion that the building is not of such potential heritage value that it should be retained.

While it will be remembered by former guests and surrounding residents, the hotel

since its closure is unlikely to have potential social significance, particularly extending

into the future. In addition the hotel does not provide any other historical values that

would make the building potentially significant. Therefore, we are of the opinion that

retention is not required, and a suitable replacement building could be constructed,

subjected to obtaining the necessary approval.

Final Dem 091210 - woollahra.nsw.gov.au · Prepared By GSA Planning Job No. 10113: Demolition...

Documents

Transcript of Final Dem 091210 - woollahra.nsw.gov.au · Prepared By GSA Planning Job No. 10113: Demolition...