3.3.1 Meriton Tower - View Assessment V1 UNIT 3802 - L38, LIVING AREA, STANDING VIEW Apartment location (internal) Balcony location Description of view: View to proposal The view in question is a primary view from the living room of a serviced apartment in the north-western corner looking north-west towards the proposal. Due to its comparable height to other development to the north, the Approx. location of windows view is partially obstructed by existing built form. It is characterized by the cityscape of the western edge of the (excluding enclosed balconies) CBD and the Pyrmont skyline. The view is broad with an almost continuous horizon line and a large area of sky visible. The view includes a glimpse of Cockle Bay and associated land-water interfaces, the Maritime Museum, and Anzac Bridge. Alternative views to the north to the CBD, Sydney Harbour and lower north shore are available from the balcony. This view is considered to be of medium-high significance. V1 Impact of proposal: Part of the southern and eastern elevations of the proposal will be visible at the centre of the existing view and there will be a partial loss of water views to Cockle Bay and associated land-water interfaces. Glimpses to Cockle Bay are retained as are views to Pyrmont Bridge and the Maritime Museum. The profile of the building is visible against other buildings and there will be no loss of sky or the horizon line. The proposal is also likely to contribute to an animated night time view. Although the impact is moderate, it is considered to be reasonable as the open character of the view is retained. (nts)
SIGNIFICANCE: MEDIUM-HIGH IMPACT: MODERATE ACCEPTABILITY: REASONABLE
V2 UNIT 3803 - L38, LIVING AREA, STANDING VIEW Apartment location (internal) Balcony location Description of view: View to proposal The view in question is a primary view from the living room of a serviced apartment in the north facade looking north-west towards the proposal. Due to its comparable height to other development to the north, the view is Approx. location of windows partially obstructed by existing built form and is characterized by the cityscape of the western edge of the CBD (excluding enclosed balconies) and Pyrmont, with Anzac Bridge visible in the distance. The view is broad with an almost continuous horizon line and a large area of sky visible. The view presents a very small glimpse of Cockle Bay and Blackwattle Bay. This V2 view is considered to be of medium-high significance. Impact of proposal: Part of the southern and eastern elevations of the proposal will be visible at the centre of the existing view and there will be a partial loss of water views to Cockle Bay and associated land-water interfaces. The profile of the building is visible against other buildings and there is no loss of the horizon line or sky. The Meriton Tower is located 4 blocks to the south-east of the proposal and it is unreasonable to expect retention of views as redevelopment occurs to the city edges. The sculptural quality of the proposal has the potential to enhance the view and contribute to the cityscape character of the view. Although the impact is moderate, it is considered (nts) to be reasonable as the broad character of the view is retained.
SIGNIFICANCE: MEDIUM-HIGH IMPACT: MODERATE ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 26 Apartment location (internal) Balcony location
Approx. location of windows (excluding enclosed balconies)
V1 V1 Existing view Proposed view Apartment location (internal) Balcony location
Approx. location of windows (excluding enclosed balconies)
V2 V2 Existing view Proposed view IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 27 3.3.2 Meriton Tower - View Assessment V3 UNIT 5602 - L56, LIVING AREA, STANDING VIEW Apartment location (internal) Balcony location Description of view: View to proposal The view in question is a primary view from the living room of a serviced apartment in the north-western corner looking north-west towards the proposal. The view is iconic given the breath of the view, the continuous Approx. location of windows horizon line and the extent of the water body and water-land interface visible. The view presents distant views (excluding enclosed balconies) to the Balmain peninsula, Blackwattle Bay and Parramatta River. Visible elements of interest include the Maritime Museum and the Anzac Bridge. Alternative views to the north to the CBD, Sydney Harbour and lower north shore are available from the balcony. This view is considered to be of high significance. Impact of proposal: V1 The southern and eastern elevations of the proposal will be visible at the centre of the existing view and there will be a partial loss of water views to Cockle Bay and associated land-water interfaces. The profile of the building is visible against other buildings and there is no loss of the horizon line or sky. The Meriton Tower is located 4 blocks to the south-east of the proposal and it is unreasonable to expect retention of views as redevelopment of the city edge occurs. The sculptural quality of the proposal has the potential to enhance the view and contribute to the cityscape character of the view, particularly at night. Although the impact is moderate, it is considered to be reasonable as water views and the open character of the view is retained. (nts) SIGNIFICANCE: HIGH IMPACT: MODERATE ACCEPTABILITY: REASONABLE
V4 UNIT 5604 - L56, LIVING AREA, STANDING VIEW Apartment location (internal) Balcony location Description of view: View to proposal The view in question is a primary view from the living room of a serviced apartment in the north-western corner looking north-west towards the proposal. The view is an iconic view given the openness of the view, the Approx. location of windows continuous horizon line and the extent of the water body and water-land interface visible. The view presents (excluding enclosed balconies) distant views to the Balmain peninsula, Blackwattle Bay and Parramatta River. Visible elements of interest include the Maritime Museum and the Anzac Bridge. Night time views are animated by the skyline of the city. This view is considered to be of high significance. V2 Impact of proposal: The southern and eastern elevations of the proposal will be visible at the centre of the existing view and there will be a partial loss of water views to Cockle Bay and associated land-water interfaces. The profile of the building is visible against other buildings and there is no loss of the horizon line or sky. The Meriton Tower is located 4 blocks to the south-east of the proposal and it is unreasonable to expect retention of views as redevelopment of the city edge occurs. The sculptural quality of the proposal has the potential to enhance the view and contribute to the cityscape character of the view, particularly at night. Although the impact is moderate, it is considered to be reasonable as water views and the open character of the view is retained. (nts) SIGNIFICANCE: MEDIUM IMPACT: MODERATE ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 28 Apartment location (internal) Balcony location
Approx. location of windows (excluding enclosed balconies)
V3 V3 Existing view Proposed view Apartment location (internal) Balcony location
Approx. location of windows (excluding enclosed balconies)
V4 V4 Existing view Proposed view IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 29 3.4 world Tower The World Tower Development is located at the corner of George and Liverpool Streets. This development consists in general of a rectangular tower with angled balconies protruding beyond the façade toward the north end of the tower. This development consists of 84 levels with the upper roof RL at 246.200. Due to the tower’s longitudinal axis located in the north-south direction, the western façade of the development will have general views Level 74 toward the proposal, Darling Harbour and Cockle Bay. (2 units)
The views selected for testing are from Level 74 (RL 212.290) and Level 56 (RL 165.10). In plan view, the point within the units selected for testing are the living areas of units located on the southern and northern ends of the tower.
A typical plan contains 8 units per level, with 4 units facing in the general direction of the proposal. Meriton Towers is located between The World Tower Development and the proposal. Meriton Towers partly affects the existing views from the northern units of the Level 56 World Tower blocking existing views to Darling Harbour, the lower north shore and the (2 units) horizon line.
It is GMU’s understanding that the World Tower development is a mixed-use development LEVEL 56 (nts) with residential units as well as serviced apartments. Views to the west are mainly available above other development to the west of George Street Units along the eastern elevation are estimated to have views toward the CBD, Sydney Harbour and the Tasman Sea beyond.
LEVEL 74 (nts) Typical floorplates of the World Tower West elevation of the World Tower
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 30 Pyrmont Bridge
King Street
York Street
Clarence Street
Kent Street
Sussex Street VIEWS FROM WORLD TOWER Cockle Bay
Darling Drive In general, the views along the western elevation can be characterised as follows:
• Panoramic views to the northwest toward Darling Harbour and the lower north shore Druitt Street above existing development to the west of George Street. • City views to the north and south from the end units • Views to the west toward Tumbalong Park and Anzac Bridge
George Street
Bathurst Street
Liverpool Street
World Tower
Goulburn Street
Potential impacted primary view to water Hayfront Street
Proposed built form at ground level World Tower Proposed built form above flyover x View category Proposal site (public domain works area)
West elevation of the World Tower KEY VIEWS FROM THE WORLD TOWER
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 31 3.4.1 world Tower - View Assessment V1 UNIT 49.05 - L56, LIVING AREA, STANDING VIEW Apartment location (internal)
Description of view: View to proposal The view in question is a primary view from the living room of an apartment in the north-western corner looking Approx. location of windows north-west towards the proposal. Due to its comparable height to other development to the north-west, the (excluding enclosed balconies) view and horizon line is obstructed by existing built form. The lower extent of the view is characterized by the infrastructure elements of the Western Distributor. A small area of Cockle Bay and associated land-water interfaces are visible. Distant visible elements of significance include the Anzac Bridge and Blackwattle Bay. Alternative views to the north to the CBD, Sydney Harbour and lower north shore are available from the bedrooms. This view is considered to be of medium significance. V1 Impact of proposal: The southern elevation of the proposal will be visible at the centre of the existing view, obstructing water views to Cockle Bay and associated land-water interfaces. The profile of the building is visible against other buildings and there is no loss of the horizon line or sky. The view is already compromised by the existing built form to the north-west. The sculptural quality of the proposal has the potential to enhance the view and contribute to the (nts) cityscape character of the view, particularly at night. Although the impact is moderate-significant, it is considered to be reasonable as alternative views to the west capturing Anzac Bridge and Blackwattle Bay are retained.
SIGNIFICANCE: MEDIUM IMPACT: MODERATE-SIGNIFICANT ACCEPTABILITY: REASONABLE
V2 UNIT 49.08 - L56, LIVING AREA, STANDING VIEW Apartment location (internal) Description of view: The view in question is a primary view from the living room of an apartment in the south-western corner View to proposal looking north-west towards the proposal. The view is open and is characterized by the distant horizon line, the cityscape, and water views of Cockle Bay, Blackwattle Bay and Parramatta River. The lower extent of the view is Approx. location of windows (excluding enclosed balconies) characterized by the Western Distributor, Darling Quarter and the land-water interfaces of Cockle Bay. Visible elements include Pyrmont Bridge, Anzac Bridge and the Maritime Museum. Alternative open views to the south of Southern Sydney are available from the bedrooms. This view is considered to be of high significance. V2 Impact of proposal: The southern and eastern elevations of the proposal will be visible at the centre of the existing view, partially obstructing water views to Cockle Bay and associated land-water interfaces. The profile of the proposal is visible against other buildings and there is no loss of the horizon line or sky. The view is already compromised by the existing built form to the north-west. The sculptural quality of the proposal has the potential to enhance the view and contribute to the cityscape character of the view, particularly at night. (nts) Although the impact is moderate-significant, it is considered to be reasonable as the breath of the view is retained, as are alternative views to the west capturing Anzac Bridge and Blackwattle Bay.
SIGNIFICANCE: HIGH IMPACT: MODERATE-SIGNIFICANT ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 32 Apartment location (internal)
Approx. location of windows (excluding enclosed balconies)
V1 V1
Apartment location (internal) Existing view Proposed view
Approx. location of windows (excluding enclosed balconies)
V2 V2 Existing view Proposed view IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 33 3.4.2 world Tower - View Assessment
V3 UNIT 71.03 - L74, LIVING AREA, STANDING VIEW Apartment location (internal) Description of view: Balcony location The view is a primary view from the living room of an apartment in the north-western corner looking north- View to proposal west towards the proposal. The view to the proposal is oblique. The view is iconic given the openness of the view, Approx. location of windows the continuous horizon line, and extent of the water body and water-land interface visible. The view captures (excluding enclosed balconies) Cockle Bay, part of Darling Harbour, Blackwattle Bay, Parramatta River, Pyrmont and the Balmain Peninsula in the distance. Visible elements of interest include Pyrmont Bridge, the Maritime Museum and Anzac Bridge. The lower extent of the view is characterized by the infrastructure elements of the Western Distributor. This view is considered to be of high significance. Impact of proposal: V3 The southern and eastern elevations of the proposal will be visible at the centre of the existing view, partially obstructing water views to Cockle Bay and associated land-water interfaces. The profile of the proposal is visible against other buildings and there is no loss of the horizon line or sky. Although the impact is moderate, it is considered to be reasonable as the majority and most dramatic portion of the view and breath of view is retained on the basis of reasonable view sharing and the lack of height limit and FSR controls affecting site. (nts) SIGNIFICANCE: HIGH IMPACT: MODERATE ACCEPTABILITY: REASONABLE
V4 UNIT 71.05 - L74, LIVING AREA, STANDING VIEW Apartment location (internal)
Description of view: View to proposal The view is a primary view from the living room of an apartment in the south-western corner looking north- Approx. location of windows (excluding enclosed balconies) west towards the proposal. The view to the proposal is oblique. The view is iconic given the openness of the view, the continuous horizon line, and extent of the water body and water-land interface visible. The view captures Cockle Bay, part of Darling Harbour, Blackwattle Bay, Parramatta River, Pyrmont and the Balmain Peninsula in the distance. Visible elements of interest include Pyrmont Bridge, the Maritime Museum and Anzac Bridge. The lower extent of the view is characterized by the infrastructure elements of the Western Distributor. Alternative views to the south to South Sydney are available from the bedrooms. This view is considered to be of high significance. V4 Impact of proposal: The southern and eastern elevations of the proposal will be visible at the centre of the existing view, partially obstructing water views to Cockle Bay and associated land-water interfaces. The profile of the proposal is visible against other buildings and there is no loss of the horizon line or sky. Although the impact is moderate, it is considered to be reasonable as the majority and most dramatic portion of the view and breath of view is (nts) retained on the basis of reasonable view sharing and the lack of height limit and FSR controls affecting site.
SIGNIFICANCE: HIGH IMPACT: MODERATE ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 34 Apartment location (internal) Balcony location
Approx. location of windows (excluding enclosed balconies)
V3 V3 Existing view Proposed view Apartment location (internal)
Approx. location of windows (excluding enclosed balconies)
V4 V4 Existing view Proposed view IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 35 3.5 Millennium Towers Millennium Towers is bound by Bathurst, Day and Sussex Streets. It is comprised of two elements with the taller tower facing Day Street and Bathurst Street and the lower part of the development being bound by Bathurst, Sussex Streets and James Lane.
According to the typical plan, generally 6 units per level on the western component, facing Cockle Bay and Tumbalong Park, will have available views in the general direction of the proposal.
The western component is a 20 storey residential development with the lower 5 levels presented as part of a podium facing Day Street and Bathurst Street. Levels selected for general view testing include Level 20 (RL 62.20) and Level 6 (RL 24.30). In plan view, the selected views correspond to the living areas of units located at the north-western corner of the building.
(nts) LEVEL 6
Level 20 (1 unit)
Level 6 (1 unit)
LEVEL 20 North elevation of the ‘Millennium Towers’ Cross section of the ‘Millennium Towers’ Typical floorplates of the ‘Millennium Towers’ (nts)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 36 Pyrmont Bridge
King Street
York Street
Clarence Street
Kent Street
Sussex Street VIEWS FROM THE MILLENNIUM TOWERS Cockle Bay
Darling Drive In general, the views along the north-western elevations can be characterised as follows: • City views to the west and Tumbalong Park with upper levels having a direct view to Anzac Bridge and the western horizon Druitt Street • Darling Harbour outlooks over the Western Distributor’s flyover ramps framed by the Darling Quarter’s development to the right and with the existing IMAX to the left. • Low to medium altitude views framed by existing development • Views of Harbour Street to the west and alternative city views to the east for the
north facing units facing Bathurst Street. George Street
Millennium Towers Bathurst Street
Liverpool Street
Goulburn Street
Potential impacted primary view to water Hayfront Street
Proposed built form at ground level Millennium Towers Proposed built form above flyover x View category Proposal site (public domain works area)
Typical floorplates of the ‘Millennium Towers’ KEY VIEWS FROM THE MILLENNIUM TOWERS
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 37 3.5.1 Millennium Towers - View Assessment V1 UNIT 187 - L6, LIVING AREA, STANDING VIEW Apartment location (internal) Balcony location Description of view: View to proposal The view is a primary view from the living room of an apartment located in the north-western looking north-west corner V1 towards the proposal. Due to its relative low level compared to other nearby development, the view is obstructed by Approx. location of windows existing built form and the Western Distributor. The upper extent of the view is mostly open and is characterized by a (excluding enclosed balconies) large area of sky, the skyline of Pyrmont and a small glimpse of Cockle Bay and the Maritime Museum. Alternative views to the west are available from the balcony and bedrooms. This view is considered to be of low significance. Impact of proposal: Most of the eastern and southern elevations of the proposal will be visible at the left edge of the existing view and there is a narrowing of the view corridor. There is a change in the scale and focus of the view and a minor loss of water glimpses. A small area of the sky is retained. The proposal does not detract from the view given the prominence of the existing road infrastructure within the view. Although the impact is moderate-significant, it is considered to be acceptable as the precinct is undergoing a change in the scale of the built form and the level at which the view is obtained which reasonably would be impacted even a low scale extension to the existing envelope of the IMAX and the low quality of the view. Due to the level of significance of the views in general, this development has been selected for further view analysis in Chapter 4 of this report. (nts) SIGNIFICANCE: LOW IMPACT: MODERATE-SIGNIFICANT V2 UNIT 326 - L20, LIVING AREA, STANDING VIEW
Description of view: The view is a primary view from the living room of an apartment located in the north-western looking north-west Apartment location (internal) corner towards the proposal. The view is broad and characterized by water views of Cockle Bay and associated land- water interfaces, the skyline of Pyrmont and distant horizon views to the north west. Night time views are animated Balcony location by the lights of Cockle Bay and Pyrmont. Visible elements of interest include the Anzac Bridge concrete pylons, the View to proposal Maritime Museum, Pyrmont Bridge and the wharves of Pyrmont Bay. Alternative views to the west are available to V2 Tumbalong Park from the balcony and bedrooms. This view is considered to be of high significance. Approx. location of win- dows (excluding enclosed Impact of proposal: balconies) The proposal will significantly change the scale and focus of the view and it will be the most prominent element in the view. The proposal obstructs views to the Pyrmont skyline, Cockle Bay and associated land-water interfaces. The extent of the sky is also diminished. Partial views to Cockle Bay, Pyrmont Bridge the Pyrmont Bay wharves and the Balmain Peninsula. Although impacting severely on the existing view, some major elements of the view are retained. Given the location of the existing building and the lack of control limiting development on the subject site, the proposal does follow the principle of view sharing. Although the impact is considered to be severe, it is considered to be acceptable as the precinct is undergoing a change in the scale of the built form and there should not be expectation of the retention of views for properties immediately behind development sites facing Darling Harbour. Due to the level of significance of the views in general, this development has been selected for further view analysis in Chapter 4 of this report. (nts) SIGNIFICANCE: HIGH IMPACT: SEVERE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 38 V1 V1 Existing view Proposed view
Balcony location
V2 V2 Existing view Proposed view IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 39 3.6 emporio Apartments
Emporio Apartments is located at 339-345 Sussex Street. This proposal is located approximately two city blocks away (approx. 450m) from the water’s edge on Cockle Bay and approximately one and a half city blocks (approx.400m) from the proposal.
The proposal is composed of a single tower with a northern lower element and a southern taller element bound by Liverpool Street to the south and Sussex Street to the west. The lower element consists of a tower of 14 storeys with the lower 7 storeys being presented as a podium form. The upper 7 levels are being setback from the northern, western and eastern boundaries. The taller southern portion of the proposal has 15 levels with the upper roof level being located at RL 55.150.
According to the typical plans there are 3 units along the lower western façade for levels 1 through 12 that will have general views to the proposal and Cockle Bay. There is generally only one unit per level on the taller tower to the south that will generally have views towards the proposal. In plan view this unit is located on the north western corner of this development.
Views for general testing have been selected at Level 12 (FSL 46.450) and Level 6 (FSL 29.050). In plan view, the views for testing on Levels 6 and 12 are of the living area of the north-western unit.
LEVEL 6 (Floor 7) (nts)
Level 12 (1 unit)
Level 6 (1 unit)
LEVEL 12 (Floor 13)
Day Street elevation of the ‘Emporio Apartments’ Typical floorplates of the ‘Emporio Apartments’ (nts)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 40 Pyrmont Bridge
King Street
York Street
Clarence Street
Kent Street
Sussex Street VIEWS FROM THE EMPORIO APARTMENTS Cockle Bay
Darling Drive In general, the views along the north-western elevations can be characterised as follows:
• City views to the west, Tumbalong Park and the Chinese Garden of Friendship with upper levels having a direct view to Anzac Bridge and the western horizon line; Druitt Street • City views to the north along Harbour Street; • Darling Harbour outlooks over the Western Distributor’s flyover ramps framed by the Darling Quarter’s development to the right and the recent Tumbalong Park Development to the left; • Low to medium altitude views framed by existing development, and
• Alternative city view toward the east and southeast for upper level terraces and units with dual George Street aspect to the east. Bathurst Street
Emporio Apartments
Liverpool Street
Goulburn Street
Potential impacted primary view to water Hayfront Street
Proposed built form at ground level Emporio Apartments Proposed built form above flyover x View category Proposal site (public domain works area)
KEY VIEWS FROM THE EMPORIO APARTMENTS
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 41 3.6.1 emporio Apartments - View Assessment
V1 UNIT 6-03 - L6, LIVING AREA, STANDING VIEW Apartment location (internal)
Description of view: V1 View to proposal The view is a primary view from the living room of the apartment in the north-western corner looking north- west towards the proposal. Due to its relatively low level compared to other development on the other side of Harbour Street, the majority of the view is enclosed by substantial built form and the Western Distributor. Approx. location of windows The view presents a very small glimpse of Cockle Bay and the Maritime Museum in the distance. The view is (excluding enclosed balconies) considered to be of low significance. V2 Impact of proposal: Most of the southern elevation of the proposal will be visible at the centre of the existing view and there is a change in the scale and focus of the view and a minor loss of water glimpses. The majority of the sky is retained and the sculptural quality of the architecture has the potential to enhance the view, particularly at night. Although the impact is moderate, it is considered to be acceptable as the precinct is undergoing a change in the scale of the built form. Also even a low scale form on the IMAX site would impact the views and obscure the water and land interface. Due to the level of significance of the views in general, this development has been selected for (nts) further view analysis in Chapter 4 of this report.
SIGNIFICANCE: LOW IMPACT: MODERATE
V2 UNIT 1202 - L12, LIVING AREA, STANDING VIEW Apartment location (internal)
Description of view: V2 View to proposal The view in question is a primary view from the living room of the apartment in the north-western corner looking north-west towards the proposal. Due to its relatively comparable height to other development to the north-west, the view and horizon line is partially obstructed by existing built form. The view presents water views of Cockle Bay and Darling Harbour and associated land-water interfaces. Visible elements of interest Approx. location of windows (excluding enclosed balconies) include Pyrmont Bridge and the Maritime Museum. This view if considered to be of medium-high significance. V2 Impact of proposal: Most of the southern elevation of the proposal will be visible at the centre of the existing view and there is a change in the scale and focus of the view and a moderate loss of water views. The views of Pyrmont Bridge and the Pyrmont Bay wharves are retained. Although the impact is moderate-significant, it is considered to be acceptable as the view is already obstructed by road infrastructure and existing built form and the proposal achieves acceptable view sharing. The development potential of the site (which is not constrained by height or (nts) FSR controls) would be significantly reduced if the existing view was required to be retained. Due to the level of significance of the views in general, this development has been selected for further view analysis in Chapter 4 of this report.
SIGNIFICANCE: MEDIUM-HIGH IMPACT: MODERATE-SIGNIFICANT
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 42 V1 V1 Existing view Proposed view
V2 V2 Existing view Proposed view IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 43 3.7 the Peak Apartments
The Peak Apartments are located at No. 2 Quay Street, Hay Market. This proposal is located approximately 900m from the water’s edge on Cockle Bay and approximately 850m from the proposal. This development consists of a single residential tower with 53 levels. The upper level of the upper most penthouse is located on Level 50.
Based on the typical plans, the lower levels of the tower have approximately 6 apartments per level while the upper levels have only 4 units per level. Due to the orientation of the tower, 3 units on the lower levels and two on the upper levels on the north elevation will have general views toward the proposal, Cockle Bay and Darling Harbour.
It is important to note that views from the Peak Apartments will be detrimentally affected by the proposed SICEEP tower that is located to the south of Tumbalong Park. The proposal will generally not contribute to any further view loss for most of the units in the Peak Apartments. This is already well documented in Appendix 2 of the Environmental Impact Assessment for the SICEEP by JBA dated March 2012. Views from this report that illustrate the level of impact to the Peak Apartments are views P1A, P2A, P3A, P3B.
LEVEL 40 (nts) H2 (L45) RL125.125
Level 44 (1 unit)
Level 40 (1 unit)
LEVEL 44 P1(L49) RL136.525 Cross section of the ‘Peak Apartments’ Floor plans of the ‘Peak Apartments’ (nts) IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 44 Pyrmont Bridge
King Street
York Street
Clarence Street
Kent Street
Sussex Street Based on the findings of the JBA report, GMU understands that views to the proposal from the Peak Apartments will only be available above Level 40 (L45) which is the estimated height of some of the Cockle Bay proposed SICEEP buildings. Therefore, views for testing have been selected above this level. Darling Drive
Views selected for general view testing are located on L49 (Level 44 at RL 136.525) and L45 (Level 40 at RL 125.125). In plan view, the selected views are from living areas of the north-western unit Druitt Street looking toward the north. Please note that the approved SICEEP building envelopes have also been modelled in the view to assess the proposal’s level of impact taking into account the impact from the SICEEP as well.
VIEWS FROM THE PEAK APARTMENTS George Street
Bathurst Street In general, the views along the north elevations can be characterised as follows:
• Panoramic views to the north toward Darling Harbour and the lower north shore above existing development on Tumbalong Park; and • City views to the west and east from units facing in those directions and from corner units that also enjoy views to Cockle Bay.
Liverpool Street
Goulburn Street
Hay Street
The Peak
Proposed built form at ground level The Peak Apartments Proposed built form above flyover x View category Proposal site (public domain works area)
KEY VIEWS FROM THE PEAK Floor plans of the ‘Peak Apartments’ IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 45 3.7.1 the Peak Apartments - View Assessment
V1 LEVEL 40/ H2(L45) - LIVING AREA, STANDING VIEW Apartment location (internal)
Description of view: V1 Balcony location The view is a primary view from the living room of an apartment in the north-western corner looking north towards View to proposal the proposal. The view is iconic given the breath of the view, the continuous horizon line, and extent of the water body and water-land interface visible. The view captures the western edge of the CBD, Pyrmont, Cockle Bay, Pyrmont Bridge, Darling Harbour, the Balmain Peninsula, Goat Island, Balls Head Reserve and the lower north shore. The Approx. location of windows lower extent of the view captures Tumbalong Park, the Chinese Garden of Friendship, the Darling Quarter, and the (excluding enclosed balconies) Western Distributor. Alternative views of the horizon line, lower north shore and Anzac Bridge are available to the north and west from balconies and bedrooms. This view is considered to be of high significance. Impact of proposal: The southern elevation of the proposal will be visible at the centre of the existing view, partially obstructing water views to Cockle Bay and associated land-water interfaces. The profile of the proposal is visible against other buildings and there is no loss of the horizon line or sky. The views north to the Balmain Peninsula are retained. The (nts) sculptural quality of the proposal has the potential to enhance the view and contribute to the cityscape character of the view, particularly at night. The impact is considered to be minor and reasonable as the open character of the view is retained and the majority of the proposal will be contained behind the SICEEP proposal.
SIGNIFICANCE: HIGH IMPACT: MINOR ACCEPTABILITY: REASONABLE
V2 LEVEL 44/ PENTHOUSE 1(L49) - LIVING AREA, STANDING VIEW Apartment location (internal)
Description of view: Balcony location The view in question is a primary view from the living room of an apartment in the north-western corner looking View to proposal north towards the proposal. The view is iconic given the openness of the view, the continuous horizon line, and V2 extent of the water body and water-land interface visible. The view captures the western edge of the CBD, Pyrmont, Cockle Bay, Pyrmont Bridge, Darling Harbour, the Balmain Peninsula, Goat Island, Balls Head Reserve and the lower Approx. location of windows north shore. The lower extent of the view captures Tumbalong Park, the Chinese Garden of Friendship, the Darling (excluding enclosed balconies) Quarter, and the Western Distributor. Alternative views of the horizon line, lower north shore and Anzac Bridge are available to the north and west from balconies and bedrooms. In summary this view is considered to be of high significance. Impact of proposal: The southern elevation of the proposal will be visible at the centre of the existing view, partially obstructing water views to Cockle Bay and associated land-water interfaces. The profile of the proposal is visible against other buildings and there is no loss of the horizon line or sky. Views due north to the Balmain Peninsula are retained. The (nts) sculptural quality of the proposal has the potential to enhance the view and contribute to the cityscape character of the view, particularly at night. The impact is considered to be minor and reasonable as the open character of the view is retained, and the majority of the proposal will be contained behind the SICEEP proposal.
SIGNIFICANCE: HIGH IMPACT: MINOR ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 46 V1 V1 Existing view Proposed view
V2 V2 Existing view Proposed view IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 47 3.8 summary of Findings
GMU conducted view testing for 6 different developments in the vicinity of the A summary of our assessment is presented below. proposal. These include 2 commercial facilities: Meriton Towers and PARKROYAL Hotel, one mixed use facility; World Tower, and three residential facilities; Millennium Development Level Description View Significance Impact Acceptability Towers, Emporio Apartments and The Peak Apartments. The number of views tested (see Sect. 3) as part of the general view testing is a total of 20 views. PARKROYAL Reasonable Coffee Shop R/Mez Coffee Shop Standing V1 Low Minor Reasonable PARKROYAL Hotel - In general, the significance of the views from the PARKROYAL Unit 316 5 Bedroom/Studio Standing V2 Low Minor Reasonable Hotel were found to be low to medium with the impact levels ranging from minor to Unit 325 5 Bedroom/Studio Standing V3 Low Significant Reasonable moderate and two instances of significant impact. In general, the impact was found to Unit 331 5 Bedroom/Studio Standing V4 Low Significant Reasonable be reasonable in light of the commercial nature of this development with the majority Club Lounge 9 Standing Location 1 V5 Medium Moderate Reasonable of the views being of low significance. This combines with the majority of the views Standing Location 2 V6 Medium Moderate Reasonable suffering only a minor to moderate impact. This development has not been selected for further detail view analysis. MERITON TOWER Unit 3802 38 Living Area Standing V1 High Moderate Reasonable Meriton Towers – In general, the views from this development were found to be Unit 3803 38 Living Area Standing V2 High Moderate Reasonable of medium to high significance. The level of impact for all the views was moderate Unit 5602 56 Living Area Standing V3 Medium Moderate Reasonable and the acceptability of the impact was considered to be reasonable, in light of the Unit 5604 56 Living Area Standing V4 Medium Moderate Reasonable commercial nature of this development. This development has not been selected for further detailed view analysis. WORLD TOWER Unit 49.05 56 Living Area Standing V1 High Moderate Reasonable World Towers - The views from this development were found to be generally of high Unit 49.08 56 Living Area Standing V2 High Moderate Reasonable significance. The level of impact for all the views was moderate to significant with some Unit 71.03 74 Living Area Standing V3 Medium Moderate Reasonable instances of the proposal providing an improvement to the view. The acceptability of Unit 71.05 74 Living Area Standing V4 High Significant Reasonable the view was considered to be reasonable and this development has not been selected MILLENNIUM TOWER for further detailed view analysis. Unit 187 6 Living Area Standing V1 High Severe N/A* Unit 326 20 Living Area Standing V2 Low Significant N/A* Millennium Towers - The views from this development were found to be generally of low to high significance and the level of impact is considered to be severe to significant. EMPORIO APARTMENTS Therefore this development was selected for detailed view analysis, which is discussed Unit 6-03 6 Living Area Standing V1 Medium Significant N/A* in Chapter 4 of this report. Unit 1202 12 Living Area Standing V2 Low Moderate N/A*
Emporio Apartments - The views from this development were found to be generally THE PEAK of low to medium significance and the level of impact is considered to be moderate to 40 Living Area Standing V1 High Minor Reasonable significant. Therefore this development was selected for detailed view analysis, which 44 Living Area Standing V2 High Minor Reasonable is discussed in Chapter 4 of this report. * Views selected for detailed testing as discussed in Chapter 4 of this report.
The Peak Apartments - The views from this development were found to be generally of high significance. The level of impact was considered to be low in light of the potential impacts from the approved envelops of the southern towers of the SICEEP. Therefore this development has not been selected for further detailed view analysis.
As a result of the general view analysis discussed in this chapter of the report, GMU has concluded that further detailed testing should be conducted for the Millennium Towers and the Emporio Apartments. This will be discussed in the following chapter of this report. IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 48 4 - Detailed Assessment of Residential Views 4.1 Introduction and Selection of Views 4.2 Millennium Towers Based on the findings of the general testing discussed in the previous chapter, GMU Individual unit access and viewings for the Millennium Towers were coordinated directly with conducted further detailed photorealistic analysis of visual impacts on individual objectors the Strata Management and/or Executive Committee and access was given on December of the Millennium Towers and the Emporio Apartments. 19th 2013 to a broad range of units at various levels and locations within the development.
A broad range of views have been documented for each of the units viewed and the most Across the height of the building, access was given to the following levels and units: significantly affected views have been selected for photorealistic testing. The study focusses on primary view locations (enclosed and open balconies and living areas) where possible. • Level 8 – Apartment 209; Views from bedrooms and alternative views were also documented for each of the units • Level 12 – Apartment 251; viewed. However, not all of the alternative views were selected for an impact analysis. • Level 15 – Apartment 293; The photographic documentation was carried out based on Land and Environment Court • Level 17 – Apartment 305; • Level 19 – Apartments 322 and 324; certifiable guidelines with a professional surveyor and photographer. • Level 20 & 21 – Apartment 329;
Views have been selected for each apartment from the following locations where they have FORMAT OF ASSESSMENT the potential to be affected: The selected images have been grouped by unit in an ascending order for the levels. ‘Existing’ • balconies (enclosed or open); and and ‘proposed’ (before and after) computer generated perspectives are shown adjacent to • a minimum of 1 window with a preference for a living area i.e. Family, living or each other, with key alternative views from the same location, where these are available. dining (from seated and standing positions). Enclosed and open balcony/terrace views are shown mainly from a standing position; only with a few instances of seating positions were documented if they were available within the The diagram and floor plans overleaf show the location and levels for the views chosen. unit. Internal views are shown from the seated position when this was representative of the actual furniture layout of the unit. Otherwise, only standing views were documented. The eye level at a standing position has been calculated at approximately between 1557 - 1559mm and the seated position at approximately 1221 -1225mm.
For each group of views, an analysis of the view itself, how it is gained and the impact of the proposal on each view is presented. This analysis is structured to describe the original quality of the view and quality of impact, leading to an overall conclusion as to the acceptability or not of the proposal on the quality of the view.
The analysis of each view concludes with a categorized summary of the view significance, the proposal’s impact, its overall acceptability and any mitigation measures that may be proposed. A description of the ‘view significance’, level of ‘impact’ and level of ‘acceptability’ (as described in Chapter 2 of this report) is shown adjacent to each view.
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 50 LOCATION OF VIEWS INVESTIGATED
Level 21 (1 unit) Level 20 (1 unit) Level 19 (2 units)
Level 17 (1 unit) LEVELS 8-13 TYPICAL PLAN LEVEL 15
Level 15 (1 unit)
Level 12 (1 unit)
Level 8 (1 unit)
LEVELS 17-18 TYPICAL PLAN LEVEL 19
Cross section of the ‘Millennium Towers’ LEVEL 20 LEVEL 21 Typical floorplates of the ‘Millennium Towers’ (nts) IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 51 4.2.1 Millennium Towers - Apartment 209, L8 (V1) V1 LIVING AREA, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula The view in question is the primary view from a standing position in the living room of the north-west unit on Level 8. The view is characterized by its openness with views of the Pyrmont skyline and distant Balls Head glimpses to the north-west horizon. The view includes a glimpse of Cockle Bay and associated land- water interfaces and the Maritime Museum. This view is considered to be of a medium significance. V1 Goat Island Impact of proposal: The proposal will significantly change the scale of the view and it will become the most prominent Balmain element within the view. The level of impact is considered to be severe-devastating. The impact to Darling this view is derived from the overall apparent scale of the proposal and the extent of sky and water Harbour views that is lost.
Mitigation measures have been considered in order to reduce the apparent scale of the proposal Pyrmont within the view. A significant reduction of the building curvature to the east will only be achieved by Sydney relocating a substantial portion of the building toward the west or extending the height of the proposal, CBD resulting in a more traditional tower form. However, this will result in substantial overshadowing of Blackwattle the Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. Bay
In addition, the extent of constraints affecting the site due to the flyover ramps results in a very small View to proposal Apartment location (internal) available floorplate area of less than 1,100sqm for a more traditional vertical tower. This would result Location of Millennium Towers Balcony location in a reduction from a Premium Grade to an A-Grade commercial building rating according to the “Office Quality Grade Matrix by the Property Council of Australia, 2006”. An A-Grade building would View to proposal offer floorplates much smaller than those proposed for Barangaroo of 2,300sqm+ (www.lendlease. com). This will compromise the proposal’s ability to compete with the future scale of development Approx. location of windows (excluding enclosed balconies) envisioned in Barangaroo and it may affect its overall viability.
In addition, a narrow more vertical tower will still intrude into the sky plane of this unit and will result • A more skilful reduction of the lower levels of the curvature will not mitigate the overall in increased overshadowing of Tumbalong Park and loss of the ‘valley floor’ form currently respected apparent scale of the proposal and will compromise the finely balanced equilibrium between by the development. the structural capacity and required alignment of the inclined structural members. • The proposal does adhere to the principles of “view-sharing” as the view partially retains Other mitigation measures considered included a sharper tapering of the lower levels of the eastern the horizon line, Pyrmont Bridge, and the Maritime Museum. curvature of the tower to allow an increased retention of Cockle Bay water glimpses and land interfaces. However, this will allow only a marginal increase in the view retained and potentially A reduction of the building curvature from the east or the relocation of building mass to the west compromise the structural integrity of the proposal. would ultimately result in greater overshadowing of Tumbalong Park. The improved retention of the view of this unit (and 1 other unit that has been found to have a severe to devastating impact on a In general, the level of impact to this unit is severe-devastating, however, it is considered to be view) needs to be weighed against the impacts to a highly utilised public open space. Therefore, the reasonable due to the following factors being: level of impact is considered to be reasonable. • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the east. • A significant reduction in the overhanging portion of the building (east curvature) will result in abandonment of the project due to the lower grade of space available.
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 52 V1 V1 Existing View Proposed View Balcony location
Approx. location of windows (excluding enclosed balconies)
V1 – SIGNIFICANCE: MEDIUM IMPACT: SEVERE-DEVASTATING ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 53 4.2.2 Millennium Towers - Apartment 209, L8 (V2) V2 LIVING AREA, SITTING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula View 2 is the primary view from a seated position in the living room of the north-west unit on Level 8. The view is constrained due to the height of the sill and is characterized by a glimpse of the Pyrmont Balls Head skyline, the existing built form to the north-west, and a large area of sky visible. This view is considered to be of low significance. V2 Goat Impact of proposal: Island Part of the southern and eastern elevations will be visible at the left-centre of the existing views. There will be a change in the scale and focus of the views and it will be the most prominent element Balmain in the view. The proposal obstructs the view of the Pyrmont skyline however the horizon is still visible Darling to the right of the proposal. The proposal does adhere to the principles of “view sharing” and the level Harbour of impact is considered to be moderate and therefore reasonable.
V2 – Pyrmont SIGNIFICANCE: LOW Sydney CBD IMPACT: MODERATE
ACCEPTABILITY: REASONABLE Blackwattle Bay
View to proposal Apartment location (internal) Location of Millennium Towers Balcony location View to proposal
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 54 V2 V2 Existing View Proposed View Balcony location
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 55 4.2.3 Millennium Towers - Apartment 209, L8 (V3) V3 BALCONY, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula View 3 is from the balcony of the north-west unit on Level 8. Due to the relatively low elevation of the unit compared with the adjacent development, the view is obstructed by existing built form Balls Head and the elevated ramps of the Western Distributor. The view towards the proposal is an oblique, secondary view taken from the southern corner of the balcony. It includes a glimpse of Cockle Bay A1 Goat and associated land-water interfaces, Pyrmont Bridge, the Maritime Museum, the Pyrmont skyline, Island and constrained long distance views to the north west. This view is considered to be of medium A2 significance. Alternative views to Cockle Bay the north (A1) and the Darling Quarter to the west (A2, V3 A3) are retained (please see overleaf on page 61). Balmain A3 Impact of proposal: Darling Harbour The proposal will significantly change the scale of the view and the proposal will become the most prominent element in the view. The level of impact is considered to be devastating even though the quality of the view has been categorised as medium significance. It is important to note that the level Pyrmont of impact to this view is derived from the overall apparent scale of the proposal within the view and Sydney the extent of water that is lost, including land/water interfaces. CBD
Mitigation measures have been considered in order to reduce the apparent scale of the proposal Blackwattle Bay within the view. A significant reduction of the building curvature to the east will only be achieved by relocating a substantial portion of the building toward the west or extending the height of the proposal, View to proposal Alternative retained Apartment location (internal) resulting in a more traditional tower form. However, this will result in substantial overshadowing of view Location of Millennium Towers Balcony location Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. View to proposal The current form has been derived following many months of redesign and negotiations with DoPI in order to avoid overshadowing to the park at critical times of the day and to preserve a critical width Alternative retained view of the view corridor between the proposal and the SICEEP. Approx. location of windows (excluding enclosed balconies) In addition, the extent of constraints affecting the site due to the flyover ramps results in a very small The curvature along the eastern edge is the result of a finely balanced equilibrium between the available floorplate area of less than 1,100sqm for a more traditional vertical tower. This would result structural capacity and the required alignment of the inclined structural members. This limits the in a reduction from a Premium Grade to an A-Grade commercial building rating according to the extent to which the slab edges can be cantilevered beyond the inclined supports and therefore a “Office Quality Grade Matrix by the Property Council of Australia, 2006”. An A-Grade building would more tapered solution may not be structurally possible. While this mitigation measure might assist in offer floorplates much smaller than those proposed for Barangaroo of 2,300sqm+ (www.lendlease. preserving a marginally larger extent of water and land interface from this unit, this will not be useful com). This will compromise the proposal’s ability to compete with the future scale of development in the overall mitigation of the perceived scale of the proposal. While some of these measures would envisioned in Barangaroo and it may affect its overall viability. In addition, a narrow more vertical be helpful in the partial retention of the view for this unit, they will compromise the development tower will still intrude into the sky plane of this unit and will result in increased overshadowing of potential of the proposal and result in impacts to the public domain. Tumbalong Park and loss of the ‘valley floor’ form currently respected by the development. Due to the low elevation of the unit, the significance of the view is considered to be medium due to Other mitigation measures considered included a sharper tapering of the lower levels of the eastern curvature the dominant presence of the highway infrastructure and existing built form, with very limited areas of the tower to allow a greater retention of Cockle Bay water glimpses and land interfaces. However, this will of land/water interface. allow only a marginal increase in the view retained and will potentially compromise the structural integrity of the proposal as the form requires a ‘tie-floor’ structural solution. This requires the angle of the taper to align with nodal points at the intersections of floor levels and columns on selected floors.
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 56 V3 V3 Existing View Proposed View Balcony location The level of impact to this unit is regrettable, however, this needs to be considered and balanced • A significant reduction in the overhanging portion of the building (east curvature) will result against the overall employment and economic benefits to the area of the development. On this basis, in abandonment of the project due to the lower grade of space available. the level of impact is considered reasonable. No mitigation measures are recommended as: • A more skilful reduction of the lower levels of the curvature will not mitigate the overall • There are no applicable controls to the site and therefore the proposal is considered to be apparent scale of the proposal and will compromise the finely balanced equilibrium between a compliant development. the structural capacity and required alignment of the inclined structural members. Approx. location of windows • The view to the proposal is oblique and taken from the southern corner of the balcony. • The proposal does adhere to the principles of “view-sharing” as the view partially retains (excluding enclosed balconies) • An alternative built form of similar height to the existing IMAX (across the width of the the horizon line, a glimpse of Cockle Bay, Pyrmont Bridge, the Maritime Museum and some land available for development) will have similar impacts in terms of the overall reduction water and land interfaces to the south and north of Pyrmont Bridge. of water and land interface. • The reasonableness of an expectation of view retention for lower level views and for A reduction of the building curvature from the east or the relocation of building mass to the west development located a distance away from the water’s edge where developable land exists would ultimately result in greater overshadowing of Tumbalong Park. The improved retention of the between the residential unit and the water’s edge without height constraints. view of this unit (and 1 other unit that has been found to have a severe to devastating impact on a • The general change in scale taking place around Darling Harbour including Barangaroo view) needs to be weighed against the impacts to a highly utilised public open space. Therefore, the suggests that the retention of views for properties behind development sites facing Darling level of impact is considered to be reasonable. Harbour will become increasingly difficult. The approved development at Barangaroo and the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome V3, in order to allow the redevelopment of the precinct. SIGNIFICANCE: MEDIUM IMPACT: DEVASTATING In general, the level of impact to this unit is devastating. It is considered to be reasonable due to the ACCEPTABILITY: REASONABLE following factors being: • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the east. IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 57 4.2.4 Millennium Towers - Apartment 209, L8 (V4) V4 DINING AREA, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula View 4 is the primary view from the dining area of the north-west unit on Level 8. Due to the relatively low elevation of the unit compared with the adjacent development the view is obstructed by Balls Head existing built form and the elevated ramps of the Western Distributor. The view is direct to the west and is characterized by the existing built form of the Darling Quarter and the Western Distributor. A1 Goat This view is considered to be of low significance. Alternative views to Cockle Bay the north (A1) and Island the Darling Quarter to the west (A2, A3) are retained. A2 V4
Impact of proposal: Balmain A3 A small part of the southern elevation of the proposal will be visible at the right edge of the existing Darling view and there is a change in the scale and focus of the view. The proposal will replace the existing Harbour IMAX building which is not considered to be of iconic quality. Due to the visibility of the motorway infrastructure and the low significance of the existing view, the sculptural quality of the proposal has the potential to contribute to the cityscape of the view, particularly at night. Pyrmont Sydney Due to the low elevation of the unit, the significance of the view is considered to be low due to the CBD dominant presence of the highway infrastructure and existing built form, with very limited areas of land/water interface. Blackwattle Bay
The impact of the proposal is considered to be moderate due to the reduced extent of sky. In View to proposal Alternative retained Apartment location (internal) determining the acceptability of this impact a number of considerations have been taken into account. view Location of Millennium Towers Balcony location These include: • The absence of applicable controls to the site and the proposal is considered to be a View to proposal compliant development. Alternative retained view • The reasonableness of an expectation of view retention for lower level views and for development located a distance away from the water’s edge where developable land exists Approx. location of windows between the residential unit and the water’s edge without height constraints. (excluding enclosed balconies) • The general change in scale taking place around Darling Harbour including Barangaroo suggests that the retention of views for properties behind development sites facing Darling Harbour will become increasingly difficult. The approved development at Barangaroo and the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome in order to allow the redevelopment of the precinct.
Whilst there will be a change in the scale and focus of the view, on balance it is considered that the impact is reasonable and therefore acceptable.
V4 – SIGNIFICANCE: LOW IMPACT: MODERATE ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 58 V4 V4 Existing View Proposed View Balcony location
Approx. location of windows (excluding enclosed balconies) Alternative retained views
A1 A2 A3 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 59 4.2.5 Millennium Towers - Apartment 251, L12 (V5-V6) V5 LIVING AREA, STANDING VIEW, AND V6 LIVING AREA, SITTING VIEW Key plan of view: Location of view: Waverton Peninsula Description of view: Balls Head Views 5 and 6 are primary views from the living room of a mid-block unit along the western boundary on Level 12. The views to the proposal are oblique and include a standing view (V5) and a seated Goat position (V6) within the same apartment. Due to the relatively low elevation of the unit compared Island with the adjacent development, both views are obstructed by existing built form and the elevated ramps of the Western Distributor. The standing view is enclosed by the soffit of the balcony above and includes a glimpse of Anzac Bridge, and part of the Pyrmont skyline. This view is considered to be Balmain of low significance. The seated view is characterized by the same elements, yet is further constrained Darling due to the height of the balustrade. This view is considered to be of low significance. Harbour Impact of proposal: Part of the southern elevation of the proposal will be visible at the right edge of the existing view Pyrmont and there is a change in the scale and focus of the view. Distant views to Anzac Bridge are lost and Sydney V5 V6 the scale of the proposal reduces the width of, and sky within, the view. The proposal will replace CBD the existing IMAX building which is not considered to be of iconic quality. Due to the visibility of the motorway infrastructure and the low significance of the existing view, the sculptural quality of the Blackwattle Bay proposal has the potential to contribute to the cityscape of the view, particularly at night. View to proposal Apartment location (internal) The impact of the proposal is considered to be moderate primarily due to the reduction in the width Location of Millennium Towers Balcony location of the view and the depth perceived. In determining the acceptability of this impact a number of considerations need to be taken into account. These include: View to proposal • The absence of applicable controls to the site and the proposal is considered to be a compliant development. Approx. location of windows (excluding enclosed balconies) • The view to the proposal is oblique. • The reasonableness of an expectation of view retention for lower level views and for development located a distance away from the water’s edge where developable land exists between the residential unit and the water’s edge without height constraints.
Whilst there will be a change in the scale and focus of the view, on balance it is considered that the impact is reasonable and therefore acceptable.
V5, V6 – SIGNIFICANCE: LOW IMPACT: MODERATE ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 60 V5 V5 Existing View Proposed View
Balcony location
Approx. location of windows (excluding enclosed balconies)
V6 V6 Existing View Proposed View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 61 4.2.6 Millennium Towers - Apartment 251, L12 (V7) V7 BALCONY, STANDING VIEW Description of view: Key plan of view: Location of view:
View 7 is from the balcony of a mid-block unit along the western boundary on Level 12. The view Waverton Peninsula to the proposal is oblique and taken from the southern corner of the balcony. Due to the relatively low elevation of the unit compared with the adjacent development, the lower extent of the view Balls Head is partially obstructed by existing built form and the Western Distributor. The centre of the view is relatively unobstructed and includes Cockle Bay, Anzac Bridge, Pyrmont Bridge, the Maritime Museum, Goat the Pyrmont skyline, the Pyrmont Bay wharves and distant views to the north west horizon. This view Island is considered to be of medium-high significance.
Impact of proposal: Balmain
The proposal will significantly change the scale of the view and it will become the most prominent Darling element within the view. Therefore, the level of impact is considered to be severe. It is important to Harbour note that the level of impact to this view is derived from the overall apparent scale of the proposal within the view and the extent of sky and water that is lost, including land/water interface. Pyrmont Sydney Mitigation measures have been considered in order to reduce the apparent scale of the proposal CBD V7 within the view. A significant reduction of the building curvature to the east will only be achieved by relocating a substantial portion of the building toward the west or extending the height of the proposal, Blackwattle resulting in a more traditional tower form. However, this will result in substantial overshadowing of Bay the Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. View to proposal Apartment location (internal) In addition, the extent of constraints affecting the site due to the flyover ramps results in a very small Location of Millennium Towers Balcony location available floorplate area of less than 1,100sqm for a more traditional vertical tower. This would result in a reduction from a Premium Grade to an A-Grade commercial building rating according to the View to proposal “Office Quality Grade Matrix by the Property Council of Australia, 2006”. An A-Grade building would Approx. location of windows offer floorplates much smaller than those proposed for Barangaroo of 2,300sqm+ (www.lendlease. (excluding enclosed balconies) com). This will compromise the proposal’s ability to compete with the future scale of development envisioned in Barangaroo and it may affect its overall viability. • The view to the proposal is oblique and taken from the southern corner of the balcony. • An alternative built form of similar height to the existing IMAX (across the width of the In addition, a narrow more vertical tower will still intrude into the sky plane of this unit and will result land available for development) will have similar impacts in terms of the overall reduction in increased overshadowing of Tumbalong Park and loss of the ‘valley floor’ form currently respected of water and land interface. by the development. • The reasonableness of an expectation of view retention for lower level views and for development located a distance away from the water’s edge where developable land exists Due to the low elevation of the unit, the significance of the view is considered to be medium-high due between the residential unit and the water’s edge without height constraints. to the dominant presence of the highway infrastructure and existing built form, with limited areas of • The general change in scale taking place around Darling Harbour including Barangaroo land/water interface. suggests that the retention of views for properties behind development sites facing Darling Harbour will become increasingly difficult. The approved development at Barangaroo and The level of impact to this unit is regrettable. This needs to be considered and balanced against the the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome overall employment and economic benefits to the area. The level of impact is considered tobe in order to allow the redevelopment of the precinct. reasonable based on the following reasons: • There are no applicable controls to the site and therefore the proposal is considered to be a compliant development.
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 62 V7 V7 Existing View Proposed View Balcony location The level of impact to this unit is severe. However, it is considered to be reasonable due to the following factors being: Approx. location of windows • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the (excluding enclosed balconies) east. • A significant reduction in the overhanging portion of the building (east curvature) will result in abandonment of the project due to the lower grade of space available. • A more skilful reduction of the lower levels of the curvature will not mitigate the overall apparent scale of the proposal and will compromise the finely balanced equilibrium between the structural capacity and required alignment of the inclined structural members. • The proposal does adhere to the principles of “view-sharing” as the view partially retains the horizon line above the Balmain Peninsula, a glimpse of Cockle Bay, Pyrmont Bridge, and the Pyrmont Bay wharves.
V7 - SIGNIFICANCE: MEDIUM - HIGH IMPACT: SEVERE ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 63 4.2.7 Millennium Towers - Apartment 293, L15 (V8-V9) V8 LIVING AREA, STANDING VIEW, AND V9 LIVING AREA, SITTING VIEW Key plan of view: Location of view: Description of view: Waverton Peninsula
Views 8 and 9 are primary views from the living room of a unit close to the south-west corner on Balls Head Level 15. The views to the proposal are oblique and include a standing view (V8) and a seated position
(V9) within the same apartment. Due to the relatively low elevation of the unit compared with the Goat adjacent development, both views are obstructed by existing built form. The standing view is enclosed Island by the soffit of the balcony on the level above and includes a glimpse of Anzac Bridge, and the Pyrmont skyline. This view is considered to be of low significance. The seated view is characterized by the same elements, yet it is constrained due to the height of the solid portion of the balustrade. This view is Balmain considered to be of low significance. Darling Harbour Impact of proposal: V8 V9 A small part of the southern elevation of the proposal will be visible at the left edge of the existing view. The proposal will replace the existing view to the IMAX building which is not considered to Pyrmont Sydney be of iconic quality. The distant view to Anzac Bridge is retained. Due to the low significance of the CBD existing view, and the fact that the view to the proposal is oblique, the impact is considered to be reasonable and therefore acceptable. Blackwattle Bay V8, V9 – Apartment location (internal) SIGNIFICANCE: LOW View to proposal IMPACT: MINOR Location of Millennium Towers Balcony location CONCLUSION: REASONABLE View to proposal
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 64 V8 V8 Existing View Proposed View
Balcony location
Approx. location of windows (excluding enclosed balconies)
V9 V9 Existing View Proposed View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 65 4.2.8 Millennium Towers - Apartment 293, L15 (V10) V10 BALCONY, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula View 10 is from the balcony of a unit at the south-west corner on Level 15. The view to the proposal is oblique and taken from the southern corner of the balcony. The character of the view is expansive Balls Head with a large area of sky visible, although it is partially obstructed by existing built form and the Western Distributor. The centre of the view is relatively unobstructed and includes Cockle Bay, Pyrmont Bridge, Goat the Maritime Museum, the Pyrmont skyline, the Pyrmont Bay wharves and distant views to the north Island west horizon. This view is considered to be of medium-high significance. Alternative views to the south-west long Harbour Street are retained (A1). Balmain Impact of proposal: Darling The proposal will significantly change the scale of the view and it will become the most prominent Harbour element in the view. The level of impact is considered to be severe. It is important to note that the V10 level of impact to this view is derived from the overall apparent scale of the proposal within the view A1 and the extent of sky and water that is lost, including land/water interfaces. Pyrmont Sydney Mitigation measures have been considered in order to reduce the apparent scale of the proposal CBD within the view. A significant reduction of the building curvature to the east will only be achieved by relocating a substantial portion of the building toward the west or extending the height of the proposal, Blackwattle Bay resulting in a more traditional tower form. However, this will result in substantial overshadowing of the Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. View to proposal Alternative retained Apartment location (internal) view Location of Millennium Towers Balcony location In addition, the extent of constraints affecting the site due to the flyover ramps results in a very small available area of less than 1,100sqm for a more traditional vertical tower. This would result View to proposal in a reduction from a Premium Grade to an A-Grade commercial building rating according to the “Office Quality Grade Matrix by the Property Council of Australia, 2006”. An A-Grade building would Alternative retained view offer floorplates much smaller than those proposed for Barangaroo of 2,300sqm+ (www.lendlease. com). This will compromise the proposal’s ability to compete with the future scale of development Approx. location of windows (excluding enclosed balconies) envisioned in Barangaroo and it may affect its overall viability. • The view to the proposal is oblique and taken from the southern corner of the balcony. In addition, a narrow more vertical tower will still intrude into the sky plane of this unit and will result • An alternative built form of similar height to the existing IMAX (across the width of the in increased overshadowing of Tumbalong Park and loss of the ‘valley floor’ form currently respected land available for development) will have a similar impact in terms of the overall reduction by the development. of water and land interface. • The reasonableness of an expectation of view retention for lower level views and for Due to the low elevation of the unit, the significance of the view is considered to be medium-high due development located a distance away from the water’s edge where developable land exists to the dominant presence of the highway infrastructure and existing built form, with limited areas of between the residential unit and the water’s edge without height constraints. land/water interface. • The general change in scale taking place around Darling Harbour including Barangaroo The level of impact to this unit is regrettable. This needs to be considered and weighted against the suggests that the retention of views for properties behind development sites facing Darling overall employment and economic benefits to the area. Therefore, the level of impact is considered Harbour will become increasingly difficult. The approved development at Barangaroo and to be reasonable based on the following reasons: the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome • There are no applicable controls to the site and therefore the proposal is considered to be in order to allow the redevelopment of the precinct. a compliant development.
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 66 V10 V10 Existing View Proposed View Balcony location In general, the level of impact to this unit is severe; however, it is considered to be reasonable due to the following factors: • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the east. • A significant reduction in the overhanging portion of the building (east curvature) will result Approx. location of windows in abandonment of the project due to the lower grade of space available. (excluding enclosed balconies) • A more skilful reduction of the lower levels of the curvature will not mitigate the overall apparent scale of the proposal and will compromise the finely balanced equilibrium between Alternative retained views the structural capacity and required alignment of the inclined structural members. • The proposal does adhere to the principles of “view-sharing” as the view partially retains the horizon line above the Balmain Peninsula, a glimpse of Cockle Bay, Pyrmont Bridge, and the Pyrmont Bay wharves. • Alternative views to the south-west are unaffected
V10 – SIGNIFICANCE: MEDIUM-HIGH IMPACT: SEVERE ACCEPTABILITY: REASONABLE
A1 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 67 4.2.9 Millennium Towers - Apartment 305, L17 (V11) V11 LIVING AREA, STANDING VIEW Description of view: Key plan of view: Location of view:
View 11 is the primary view from a standing position in the living room of the north-west unit on Waverton Peninsula Level 17. The view is characterized by its openness, with water views of Cockle Bay and associated land-water interfaces, Pyrmont Bridge, a partial view of Darling Harbour, Anzac Bridge, the Pyrmont Balls Head skyline, the Pyrmont Bay Wharves and distant views to the north-west horizon. This view is considered V11 to be of high significance. Goat Island
Impact of proposal: The proposal will significantly change the scale of the view and the proposal will become the most Balmain prominent element in the view. The level of impact is considered to be severe. It is important to note Darling that the level of impact to this view is derived from the overall apparent scale of the proposal within Harbour the view and the extent of water that is lost, including land/water interfaces.
Mitigation measures have been considered in order to reduce the apparent scale of the proposal Pyrmont within the view. A significant reduction of the building curvature to the east will only be achieved by Sydney CBD relocating a substantial portion of the building toward the west or extending the height of the proposal, resulting in a more traditional tower form. However, this will result in substantial overshadowing of Blackwattle Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. Bay
The current form has been derived following many months of redesign and negotiations with DoPI in View to proposal Apartment location (internal) order to avoid overshadowing to the park at critical times of the day and to preserve a critical width Location of Millennium Towers Balcony location of the view corridor between the proposal and the SICEEP. View to proposal In addition, the extent of constraints affecting the site due to the flyover ramps results in a very small Approx. location of windows available floorplate area of less than 1,100sqm for a more traditional vertical tower. This would result (excluding enclosed balconies) in a reduction from a Premium Grade to an A-Grade commercial building rating according to the “Office Quality Grade Matrix by the Property Council of Australia, 2006”. An A-Grade building would The curvature along the eastern edge is the result of a finely balanced equilibrium between the offer floorplates much smaller than those proposed for Barangaroo of 2,300sqm+ (www.lendlease. structural capacity and the required alignment of the inclined structural members. This limits the com). This will compromise the proposal’s ability to compete with the future scale of development extent to which the slab edges can be cantilevered beyond the inclined supports and therefore a envisioned in Barangaroo and it may affect its overall viability. more tapered solution may not be structurally possible. While this mitigation measure might assist in preserving a marginally larger extent of water and land interface from this unit, this will not be useful In addition, a narrow more vertical tower will still intrude into the sky plane of this unit and will result in the overall mitigation of the perceived scale of the proposal. While some of these measures would in increased overshadowing of Tumbalong Park and loss of the ‘valley floor’ form currently respected be helpful in the partial retention of the view for this unit, they will compromise the development by the development. potential of the proposal and result in impacts to the public domain.
Other mitigation measures considered included a sharper tapering of the lower levels of the eastern The level of impact to this unit is regrettable, however, this needs to be considered and balanced curvature of the tower to allow a greater retention of Cockle Bay water glimpses and land interfaces. against the overall employment and economic benefits to the area of the development. On this basis, However, this will allow only a marginal increase in the view retained and will potentially compromise the level of impact is considered reasonable. No mitigation measures are recommended as: the structural integrity of the proposal as the form requires a ‘tie-floor’ structural solution. This • There are no applicable controls to the site and therefore the proposal is considered to be requires the angle of the taper to align with nodal points at the intersections of floor levels and a compliant development. columns on selected floors. • An alternative built form of similar height to the existing IMAX (across the width of the
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 68 V11 V11 Existing View Proposed View
Balcony location land available for development) will have a similar impact in terms of the overall reduction • The proposal does adhere to the principles of “view-sharing” as the view partially retains of water and land interface. the horizon line, a glimpse of Cockle Bay, Pyrmont Bridge, the Maritime Museum, and some • The reasonableness of an expectation of view retention for development located a distance water and land interface to the south and north of Pyrmont Bridge. Approx. location of windows away from the water’s edge where developable land exists between the residential unit and (excluding enclosed balconies) the water’s edge without height constraints. • The general change in scale taking place around Darling Harbour including Barangaroo V11 – suggests that the retention of views for properties behind development sites facing Darling SIGNIFICANCE: HIGH Harbour will become increasingly difficult. The approved development at Barangaroo and IMPACT: SEVERE the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome ACCEPTABILITY: REASONABLE in order to allow the redevelopment of the precinct.
In general, the level of impact to this unit is severe; however, it is considered to be reasonable due to the following factors: • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the east. • A significant reduction in the overhanging portion of the building (east curvature) will result in abandonment of the project due to the lower grade of space available. • A more skilful reduction of the lower levels of the curvature will not mitigate the overall apparent scale of the proposal and will compromise the finely balanced equilibrium between the structural capacity and required alignment of the inclined structural members.
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 69 4.2.10 Millennium Towers - Apartment 305, L17 (V12) V12 LIVING AREA, SITTING VIEW Description of view: Key plan of view: Location of view:
View 12 is the primary view from a seated position in the living room of the north-west unit on Level Waverton Peninsula 17. The extent of the view is restricted due to the height of the sill, however the view does include part of the Pyrmont skyline and the north-west horizon and is mostly characterized by the extent Balls Head of sky visible. V12 Goat Impact of proposal: Island The proposal will significantly change the scale, extent and focus of the view and it will become the most prominent element in the view. The level of impact is considered to be severe, even though Balmain the quality of the of the view has been categorised as having a low level of significance due to the restricted view extent. The impact to this view is derived from the overall apparent scale of the Darling proposal and the extent of sky that it is lost. Harbour
Mitigation measures have been considered in order to reduce the apparent scale of the proposal within the view. A significant reduction of the building curvature to the east will only be achieved by Pyrmont Sydney relocating a substantial portion of the building toward the west or extending the height of the proposal, CBD resulting in a more traditional tower form. However, this will result in substantial overshadowing of the Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. Blackwattle Bay In general, the level of impact to this unit is severe; however, it is considered to be reasonable due to the following factors: View to proposal Apartment location (internal) • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the Location of Millennium Towers Balcony location east. • A significant reduction in the overhanging portion of the building (east curvature) will result View to proposal in abandonment of the project due to the lower grade of space available. Approx. location of windows • The reasonableness of an expectation of view retention for development located a distance (excluding enclosed balconies) away from the water’s edge where developable land exists between the residential unit and the water’s edge without height constraints. • The general change in scale taking place around Darling Harbour including Barangaroo suggests that the retention of views for properties behind development sites facing Darling Harbour will become increasingly difficult. The approved development at Barangaroo and the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome in order to allow the redevelopment of the precinct.
V12 – SIGNIFICANCE: LOW IMPACT: SEVERE ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 70 V12 V12 Existing View Proposed View Balcony location
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 71 4.2.11 Millennium Towers - Apartment 305, L17 (V13) V13 BALCONY, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula View 13 is from the balcony of the north-west unit on Level 17. The view to the proposal is oblique. The view is characterized by its openness and almost continuous horizon line, and includes Cockle Balls Head Bay, Pyrmont Bridge, the Maritime Museum, the Pyrmont skyline, the Pyrmont Bay wharves and distant views to the north west horizon. This view is considered to be of high significance. Alternative A1 Goat views of the city skyline to the north (A1) and Darling Quarter to the west (A2) are retained. Island
Impact of proposal: V13 The proposal will significantly change the scale of the view and the proposal will become the most Balmain A2 prominent element in the view. The level of impact is considered to be severe. It is important to note Darling that the level of impact to this view is derived from the overall apparent scale of the proposal within Harbour the view and the extent of water that is lost, including land/water interfaces.
Mitigation measures have been considered in order to reduce the apparent scale of the proposal Pyrmont within the view. A significant reduction of the building curvature to the east will only be achieved by Sydney relocating a substantial portion of the building toward the west or extending the height of the proposal, CBD resulting in a more traditional tower form. However, this will result in substantial overshadowing of Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. Blackwattle Bay
In addition, the extent of constraints affecting the site due to the flyover ramps results in a very small View to proposal Alternative retained Apartment location (internal) available floorplate area of less than 1,100sqm for a more traditional vertical tower. This would result view Location of Millennium Towers Balcony location in a reduction from a Premium Grade to an A-Grade commercial building rating according to the View to proposal “Office Quality Grade Matrix by the Property Council of Australia, 2006”. An A-Grade building would offer floorplates much smaller than those proposed for Barangaroo of 2,300sqm+ (www.lendlease. Alternative retained view com). This will compromise the proposal’s ability to compete with the future scale of development Approx. location of windows envisioned in Barangaroo and it may affect its overall viability. (excluding enclosed balconies) water and land interface from this unit, this will not be useful in the overall mitigation of the perceived scale of In addition, a narrow more vertical tower will still intrude into the sky plane of this unit and will result the proposal. While some of these measures would be helpful in the partial retention of the view for this unit, in increased overshadowing of Tumbalong Park and loss of the ‘valley floor’ form currently respected they will compromise the development potential of the proposal and result in impacts to the public domain. by the development. The level of impact to this unit is regrettable, however, this needs to be considered and balanced Other mitigation measures considered included a sharper tapering of the lower levels of the eastern against the overall employment and economic benefits to the area of the development. On this basis, curvature of the tower to allow a greater retention of Cockle Bay water glimpses and land interfaces. the level of impact is considered reasonable. No mitigation measures are recommended as: However, this will allow only a marginal increase in the view retained and will potentially compromise • There are no applicable controls to the site and therefore the proposal is considered to be the structural integrity of the proposal as the form requires a ‘tie-floor’ structural solution. This a compliant development. requires the angle of the taper to align with nodal points at the intersections of floor levels and • The view to the proposal is oblique columns on selected floors. • An alternative built form of similar height to the existing IMAX (across the width of the land available for development) will have a similar impact in terms of the overall reduction of water and land interface. The curvature along the eastern edge is the result of a finely balanced equilibrium between the structural • The reasonableness of an expectation of view retention for development located a distance capacity and the required alignment of the inclined structural members. This limits the extent to which the away from the water’s edge where developable land exists between the residential unit and slab edges can be cantilevered beyond the inclined supports and therefore a more tapered solution may not the water’s edge without height constraints. be structurally possible. While this mitigation measure might assist in preserving a marginally larger extent of
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 72 V13 V13 Existing View Proposed View Balcony location • The general change in scale taking place around Darling Harbour including Barangaroo V13 suggests that the retention of views for properties behind development sites facing Darling SIGNIFICANCE: HIGH Harbour will become increasingly difficult. The approved development at Barangaroo and IMPACT: SEVERE Approx. location of windows the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome (excluding enclosed balconies) ACCEPTABILITY: REASONABLE in order to allow the redevelopment of the precinct.
In general, the level of impact to this unit is severe. It is considered to be reasonable due to the Alternative retained views following factors: • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the east. • A significant reduction in the overhanging portion of the building (east curvature) will result in abandonment of the project due to the lower grade of space available. • A more skilful reduction of the lower levels of the curvature will not mitigate the overall apparent scale of the proposal and will compromise the finely balanced equilibrium between the structural capacity and required alignment of the inclined structural members. • The proposal does adhere to the principles of “view-sharing” as the view partially retains the horizon line above the Balmain Peninsula, partial views of Cockle Bay, Pyrmont Bridge, and the Pyrmont Bay wharves. • Alternative views to iconic city elements to the north and the Darling Quarter to the south-west are unaffected. A1 A2 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 73 4.2.12 Millennium Towers - Apartment 322, L19 (V14, V15) V14 LIVING AREA, STANDING VIEW, AND V15 LIVING AREA, SITTING VIEW Key plan of view: Location of view: Waverton Peninsula Description of view: Balls Head View 14 and 15 are the primary views from the living room of the northern unit on Level 19. The views modelled are a from a standing position (V14) and a seated position (V15) from within the Goat same apartment. The views are constrained due to the detailing of the balustrade, the dominance of Island the column on the balcony, and the soffit of the level above. The standing view includes obstructed views of Cockle Bay, Pyrmont Bridge, the Maritime Museum, Anzac Bridge, the Pyrmont skyline, the V14 Pyrmont Bay wharves and distant views to the north-west horizon. This view is considered to be of Balmain medium significance. Darling Harbour The seated view is restricted due to the dominance of the balcony and provides a very a small glimpse of Cockle Bay and a partial view to the north-west horizon. This view is considered to be of low- medium significance. Pyrmont Sydney CBD Impact of proposal: Blackwattle The proposal will significantly change the scale and focus of the view and it will become the most Bay prominent element in the view. The level of impact for the standing view is considered to be severe. The level of impact is derived from the overall apparent scale of the proposal within the view and the View to proposal Apartment location (internal) resultant enclosed character. Location of Millennium Towers Balcony location Mitigation measures have been considered in order to reduce the apparent scale of the proposal View to proposal within the view. A significant reduction of the building curvature to the east will only be achieved by relocating a substantial portion of the building toward the west or extending the height of the proposal, Approx. location of windows (excluding enclosed balconies) resulting in a more traditional tower form. However, this will result in substantial overshadowing of the Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. V14, V15 – SIGNIFICANCE: MEDIUM (V14), LOW-MEDIUM (V15) In general, the level of impact to this unit is severe. It is considered to be reasonable due to the IMPACT: SEVERE (V14), SIGNIFICANT (V15) following factors: • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the ACCEPTABILITY: REASONABLE east. • A significant reduction in the overhanging portion of the building (east curvature) will result in abandonment of the project due to the lower grade of space available. • The proposal does adhere to the principles of “view-sharing” as the view partially retains the horizon line above the Balmain Peninsula, partial views of Cockle Bay, Pyrmont Bridge, the Maritime Museum and the Pyrmont Bay wharves.
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 74 V14 V14 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies)
V15 V15 Existing View Proposed View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 75 4.2.13 Millennium Towers - Apartment 322, L19 (V16) V16 TERRACE, STANDING VIEW Description of view: Key plan of view: Location of view:
View 16 is from the balcony of the northern unit on Level 19. The view to the proposal is direct. The Waverton Peninsula view is characterized by its breadth and depth with an almost continuous horizon line. It includes Cockle Bay, Pyrmont Bridge, the Maritime Museum, the Pyrmont skyline, the Pyrmont Bay wharves Balls Head and distant views to the north west horizon. This view is considered to be of high significance. V16 Alternative views of the iconic city elements to the north-east (A1) and Darling Quarter to the west Goat (A2) are retained. Island A1 Impact of proposal: Balmain The proposal will significantly change the scale of the view and the proposal will become the most prominent element in the view. The level of impact is considered to be severe. It is important to note Darling A2 that the level of impact to this view is derived from the overall apparent scale of the proposal within Harbour the view and the extent of water that is lost, including land/water interfaces.
Mitigation measures have been considered in order to reduce the apparent scale of the proposal Pyrmont Sydney within the view. A significant reduction of the building curvature to the east will only be achieved by CBD relocating a substantial portion of the building toward the west or extending the height of the proposal, resulting in a more traditional tower form. However, this will result in substantial overshadowing of Blackwattle Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. Bay
View to proposal Alternative retained Apartment location (internal) The current form has been derived following many months of redesign and negotiations with DoPI in view order to avoid overshadowing to the park at critical times of the day and to preserve a critical width of the Location of Millennium Towers Balcony location view corridor between the proposal and the SICEEP. View to proposal In addition, the extent of constraints affecting the site due to the flyover ramps results in a very small Alternative retained view available floorplate area of less than 1,100sqm for a more traditional vertical tower. This would result in a reduction from a Premium Grade to an A-Grade commercial building rating according to the Approx. location of windows “Office Quality Grade Matrix by the Property Council of Australia, 2006”. An A-Grade building would (excluding enclosed balconies) offer floorplates much smaller than those proposed for Barangaroo of 2,300sqm+ (www.lendlease. The curvature along the eastern edge is the result of a finely balanced equilibrium between the structural com). This will compromise the proposal’s ability to compete with the future scale of development capacity and the required alignment of the inclined structural members. This limits the extent to which the envisioned in Barangaroo and it may affect its overall viability. slab edges can be cantilevered beyond the inclined supports and therefore a more tapered solution may not be structurally possible. While this mitigation measure might assist in preserving a marginally larger extent of In addition, a narrow more vertical tower will still intrude into the sky plane of this unit and will result water and land interface from this unit, this will not be useful in the overall mitigation of the perceived scale of in increased overshadowing of Tumbalong Park and loss of the ‘valley floor’ form currently respected the proposal. While some of these measures would be helpful in the partial retention of the view for this unit, by the development. they will compromise the development potential of the proposal and result in impacts to the public domain. Other mitigation measures considered included a sharper tapering of the lower levels of the eastern The level of impact to this unit is regrettable, however, this needs to be considered and balanced curvature of the tower to allow a greater retention of Cockle Bay water glimpses and land interfaces. against the overall employment and economic benefits to the area of the development. On this basis, However, this will allow only a marginal increase in the view retained and will potentially compromise the level of impact is considered reasonable. No mitigation measures are recommended as: the structural integrity of the proposal as the form requires a ‘tie-floor’ structural solution. This • There are no applicable controls to the site and therefore the proposal is considered to be requires the angle of the taper to align with nodal points at the intersections of floor levels and a compliant development. columns on selected floors. • An alternative built form of similar height to the existing IMAX (across the width of the land available
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 76 V16 V16 Existing View Proposed View for development) will have a similar impact in terms of the overall reduction of water and land interface. • Alternative views to iconic city elements to the north-east, Tumbalong Park and the Darling • The reasonableness of an expectation of view retention for development located a distance Quarter to the south-west are unaffected. away from the water’s edge where developable land exists between the residential unit and the water’s edge without height constraints. V16 – • The general change in scale taking place around Darling Harbour including Barangaroo SIGNIFICANCE: HIGH Approx. location of windows suggests that the retention of views for properties behind development sites facing Darling IMPACT: SEVERE (excluding enclosed balconies) Harbour will become increasingly difficult. The approved development at Barangaroo and ACCEPTABILITY: REASONABLE the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome in order to allow the redevelopment of the precinct. Alternative retained views In general, the level of impact to this unit is severe; however, it is considered to be reasonable due to the following factors: • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the east. • A significant reduction in the overhanging portion of the building (east curvature) will result in abandonment of the project due to the lower grade of space available. • A more skilful reduction of the lower levels of the curvature will not mitigate the overall apparent scale of the proposal and will compromise the finely balanced equilibrium between the structural capacity and required alignment of the inclined structural members. • The proposal does adhere to the principles of “view-sharing” as the view partially retains the horizon line above the Balmain Peninsula, partial views of Cockle Bay, Pyrmont Bridge, the Maritime Museum and the Pyrmont Bay wharves. A1 A2 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 77 4.2.14 Millennium Towers - Apartment 324, L19 (V17) V17 BALCONY, STANDING VIEW Description of view: Key plan of view: Location of view:
View 17 is from the balcony of the southern unit on Level 19. The view to the proposal is oblique and Waverton Peninsula is only possible from the southern corner of the balcony. Due to the unit’s southern location in the floor plan of the building this view captures a moderate extent of adjacent built form and the Western Balls Head Distributor. The centre of the view captures Cockle Bay, Pyrmont Bridge, the Maritime Museum, the
Pyrmont skyline, the Pyrmont Bay wharves and distant views to the north west horizon. This view is Goat considered to be of medium significance.Alternative views of the city skyline to the west (A1) and Island the city to the east (A2) are retained.
Impact of proposal: Balmain
The proposal will significantly change the scale of the view and it will become the most prominent Darling element in the view. The level of impact is considered to be severe. The level of impact to this view Harbour is derived from the overall apparent scale of the proposal within the view and the extent of sky and water that is lost, including land/water interfaces. Pyrmont Sydney The level of impact to this unit is severe. This needs to be considered and weighted against the overall CBD A2 employment and economic benefits to the area. The level of impact is considered to be reasonable A1 based on the following reasons: V17 Blackwattle • The main view for this unit is directly to the west towards Tumbalong Park. Bay • There are no applicable controls to the site and therefore the proposal is considered to be View to proposal Alternative retained Apartment location (internal) a compliant development. view • The view to the proposal is oblique and taken from the lower southern corner of the Location of Millennium Towers Balcony location balcony. View to proposal • An alternative built form of similar height to the existing IMAX (across the width of the Alternative retained land available for development) will have a similar impact in terms of the overall reduction view of water and land interface. Approx. location of • The quality of the view is compromised due to the dominant presence of the highway windows infrastructure. (excluding enclosed • The reasonableness of an expectation of view retention for development located a distance balconies) away from the water’s edge where developable land exists between the residential unit and • A more skilful reduction of the lower levels of the curvature will not mitigate the overall the water’s edge without height constraints. apparent scale of the proposal and will compromise the finely balanced equilibrium between • The general change in scale taking place around Darling Harbour including Barangaroo the structural capacity and required alignment of the inclined structural members. suggests that the retention of views for properties behind development sites facing Darling • The proposal does adhere to the principles of “view-sharing” as the view partially retains Harbour will become increasingly difficult. The approved development at Barangaroo and the horizon line above the Balmain Peninsula, a glimpse of Cockle Bay, Pyrmont Bridge, the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome Anzac Bridge, and the Pyrmont Bay wharves. in order to allow the redevelopment of the precinct. • Alternative views to iconic city elements to the south-east and the Darling Quarter to the south-west are unaffected. In general, the level of impact to this unit is severe. It is considered to be reasonable due to the following factors: V17 – • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the SIGNIFICANCE: MEDIUM east. IMPACT: SEVERE • A significant reduction in the overhanging portion of the building (east curvature) will result ACCEPTABILITY: REASONABLE in abandonment of the project due to the lower grade of space available. IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 78 V17 V17 Existing View Proposed View
Alternative retained views
A1 A2 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 79 4.2.15 Millennium Towers - Apartment 329, L20 (V18-V19) V18 DINING AREA, STANDING VIEW V19 MASTER BEDROOM, STANDING VIEW Key plan of view: Location of view: Description of view: Waverton Peninsula
Views 18 and 19 are primary views from the dining area (V18) and master bedroom (V19) of a unit Balls Head along the western facade on Level 20. The views to the proposal are oblique. The view from the dining V19 area is restricted due to the height of the balustrade, the detailing of the window and the soffit of the Goat level above. The centre of the view is dominated by the Western Distributor, with a small glimpse of Island Cockle Bay, Anzac Bridge and the western horizon above the Pyrmont skyline. This view is considered V18 to be low-medium significance. Balmain
The relative location of the bedroom further to the north of the building, compared to the dining area Darling results in a loss of the water views and visual dominance of the Western Distributor. The significance Harbour of this view is considered to be low. According to the Tenacity view sharing principles, the impact on views from bedrooms is considered to be less important than those from living areas. Therefore, the bedroom view has not been selected for further assessment. Pyrmont Sydney CBD Impact of proposal: Blackwattle Part of the southern elevation of the proposal will be visible at the left edge of the existing view Bay enclosing the view and obstructing existing glimpses to Cockle Bay. The proposal replaces the existing view to the IMAX building which is not considered to be of iconic quality. The distant view to Anzac View to proposal Apartment location (internal) Bridge and the horizon line to the west is retained. Due to the low-medium significance of the existing Location of Millennium Towers Balcony location view and the fact that the view to the proposal is oblique, the impact is considered to be moderate and therefore reasonable. View to proposal Approx. location of windows V18, V19 – (excluding enclosed balconies) SIGNIFICANCE: LOW-MEDIUM (V18), LOW (V19) IMPACT: MODERATE ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 80 V18 V18 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies)
V19 Existing View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 81 4.2.16 Millennium Towers - Apartment 329, L20 (V20) V20 TERRACE, STANDING VIEW Description of view: Key plan of view: Location of view:
View 20 is from the terrace of a unit along the western facade on Level 20. The view to the proposal Waverton Peninsula is oblique and only possible from the southern corner of the terraces. Due to the unit’s southern location in the floor plan of the building, the view captures a moderate extent of adjacent built form Balls Head and the Western Distributor. This view is generally broad and captures Cockle Bay, Pyrmont Bridge,
Anzac Bridge, the Maritime Museum, the Pyrmont skyline, the Pyrmont Bay wharves and distant views Goat to the north-west horizon. This view is considered to be of medium-high significance. Alternative Island views of the city skyline to the west (A1, A2) are retained.
Balmain V20 Impact of proposal: Darling A1 The proposal will significantly change the scale of the view and the proposal will become the most Harbour prominent element in the view. The level of impact is considered to be severe-devastating. It is A2 important to note that the level of impact to this view is derived from the overall apparent scale of the proposal within the view and the extent of water that is lost, including land/water interfaces. Pyrmont Sydney CBD Mitigation measures have been considered in order to reduce the apparent scale of the proposal within the view. A significant reduction of the building curvature to the east will only be achieved by Blackwattle relocating a substantial portion of the building toward the west or extending the height of the proposal, Bay resulting in a more traditional tower form. However, this will result in substantial overshadowing of View to proposal Alternative retained Apartment location (internal) Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. view Location of Millennium Towers Balcony location The current form has been derived following many months of redesign and negotiations with DoPI in View to proposal order to avoid overshadowing to the park at critical times of the day and to preserve a critical width of the Alternative retained view view corridor between the proposal and the SICEEP. Approx. location of windows (excluding enclosed balconies) In addition, the extent of constraints affecting the site due to the flyover ramps results in a very small available floorplate area of less than 1,100sqm for a more traditional vertical tower. This would result The level of impact to this unit is regrettable, however, this needs to be considered and balanced in a reduction from a Premium Grade to an A-Grade commercial building rating according to the against the overall employment and economic benefits to the area of the development. On this basis, “Office Quality Grade Matrix by the Property Council of Australia, 2006”. An A-Grade building would the level of impact is considered reasonable. No mitigation measures are recommended as: offer floorplates much smaller than those proposed for Barangaroo of 2,300sqm+ (www.lendlease. • There are no applicable controls to the site and therefore the proposal is considered to be com). This will compromise the proposal’s ability to compete with the future scale of development a compliant development. envisioned in Barangaroo and it may affect its overall viability. • The view to the proposal is oblique and taken from the southern corner of the balcony. • An alternative built form of similar height to the existing IMAX (across the width of the land available In addition, a narrow more vertical tower will still intrude into the sky plane of this unit and will result in increased for development) will have a similar impact in terms of the overall reduction of water and land interface. overshadowing of Tumbalong Park and loss of the ‘valley floor’ form currently respected by the development. • The significance of the view is compromised due to the dominance of the highway infrastructure Other mitigation measures considered included a sharper tapering of the lower levels of the eastern • The reasonableness of an expectation of view retention for development located a distance curvature of the tower to allow a greater retention of Cockle Bay water glimpses and land interfaces. away from the water’s edge where developable land exists between the residential unit and However, this will allow only a marginal increase in the view retained and will potentially compromise the water’s edge without height constraints. the structural integrity of the proposal as the form requires a ‘tie-floor’ structural solution. This • The general change in scale taking place around Darling Harbour including Barangaroo requires the angle of the taper to align with nodal points at the intersections of floor levels and suggests that the retention of views for properties behind development sites facing Darling columns on selected floors. Harbour will become increasingly difficult. The approved development at Barangaroo and
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 82 V20 V20 Existing View Proposed View the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome V20 – in order to allow the redevelopment of the precinct. SIGNIFICANCE: MEDIUM-HIGH IMPACT: SEVERE-DEVASTATING In general, the level of impact to this unit is severe-devastating; however, it is considered to be CONCLUSION: REASONABLE reasonable due to the following factors: • Mitigating overshadowing to Tumbalong Park, requiring massing being concentrated to the east. • A significant reduction in the overhanging portion of the building (east curvature) will result Alternative retained views in abandonment of the project due to the lower grade of space available. • A more skilful reduction of the lower levels of the curvature will not mitigate the overall apparent scale of the proposal and will compromise the finely balanced equilibrium between the structural capacity and required alignment of the inclined structural members. • The proposal does adhere to the principles of “view-sharing” as the view partially retains the horizon line above the Balmain Peninsula and Anzac Bridge, and retains views partial views of Cockle Bay, Pyrmont Bridge, and the Pyrmont Bay wharves. • Alternative views to the Darling Quarter to the south-west are unaffected.
A reduction of the building curvature from the east or the relocation of building mass to the west would ultimately result in greater overshadowing of Tumbalong Park. The improved retention of the view of this unit (and 1 other unit that has been found to have a severe to devastating impact on a view) needs to be weighed against the impacts to a highly utilised public open space. Therefore, the level of impact is considered to be reasonable. A1 A2 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 83 4.2.17 Millennium Towers - Apartment 329, L21 (V21) V21 UPPER LEVEL TERRACE STANDING Description of view: Key plan of view: Location of view:
View 21 is from the upper level terrace of a unit along the western facade on Level 21. The view to the Waverton Peninsula proposal is oblique. The extent of the view is significantly obstructed by the height of the balustrade to the terrace. As a result the view captures part of the Pyrmont skyline and restricted distant views Balls Head to the north-west. The Anzac Bridge is also visible. This view is considered to be of low significance.
Alternative views to the south are retained (A3). Goat Island Impact of proposal: The proposal will change the scale of the view and it will become the most prominent element in Balmain the view. Views of the Pyrmont skyline are obstructed, however, distant view to the Anzac Bridge and the horizon line to the west is retained. Due to the low significance of the existing view and the fact Darling that the view to the proposal is oblique, the impact is considered to be reasonable and therefore Harbour acceptable. V21 Pyrmont A3 Sydney V21 – CBD SIGNIFICANCE: LOW IMPACT: MODERATE Blackwattle ACCEPTABILITY: REASONABLE Bay View to proposal Apartment location (internal) Location of Millennium Towers Balcony location View to proposal
Alternative retained view Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 84 V21 V21 Existing View Proposed View
Alternative retained view
A3
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 85 4.2.18 Millennium Towers - Summary
GMU analysed 6 units and a total of 21 views for the Millennium Towers. In general, the views ranged proposal. Therefore, mitigation measures were considered, but not recommended. from low to medium to high significance. The views of high significance were generally from upper levels with broad views to Cockle Bay and significant amounts of water/land interfaces. The level of GMU analysis showed that the level of impact is reasonable based on a number of key factors. These impact for the majority of the units was found to range between minor to moderate for the majority include the strategic changes occurring in the precinct, which will result in a significant increase in of the views. the scale of the built form of the precinct. The change in scale taking place in Darling Harbour and Barangaroo suggests that the retention of views for properties immediately behind development One view had a significant level of impact and eight units had a severe impact. One unit had a severe sites facing the edge of the water will become increasingly difficult. The approved development at to devastating impact while only one other unit was found to have a devastating impact. The main Barangaroo and the SICEEP proposal suggests that this level of impact is accepted as an inevitable reason for the severe and devastating impacts is due to the level of change in scale where the proposal outcome in order to achieve the redevelopment of the precinct. became the more prominent element within the view. While the level of impact for the majority of the units was severe, the level of impact is considered to be reasonable due to the following factors: Out of the 7 units analysed for the Millennium Towers, one unit was found to have a devastating • The proposal has been required to mitigate overshadowing to Tumbalong Park, pushing the impact to a balcony view and one other unit was found to have a severe to devastating impact to a development potential to the east. A reversal of this would undoubtedly result in a greater balcony view. The individual impacts to a reduced number of private units need to be weighed against overshadowing of the park. The impacts to a reduced number of units have to be weighed the overall employment and economic benefits to the area considering that there are no applicable against the public benefit to a highly used green open space. controls to the site and therefore the proposal is considered to be a compliant development. Due to • The most important reason for the designation of the impacts as being reasonable is that these reasons, the level of impact to the units in the Millennium Towers is considered to be reasonable. the proposal adheres to the principles of “view-sharing” as the view partially retains the horizon line, Pyrmont Bridge, the Maritime Museum and some water and land interface to the south or north of Pyrmont Bridge.
Mitigation measures were considered in order to reduce the apparent scale of the proposal within the view for units within The Millennium Towers development. However, any significant change will only be achieved by shifting or relocating the eastern curvature of the building toward the west or as additional levels resulting in a more traditional tower form. However, this will result in substantial overshadowing of the Tumbalong Park and the narrowing of the view corridor between Cockle Bay and Tumbalong Park. The current form has been arrived at after long months of redesign and negotiations with the DoP&I in order to avoid overshadowing to the park at critical times of the day and to preserve a critical width of the view corridor between the proposal and the SICEEP.
In addition, the extent of constraints affecting the site due to the flyover ramps would result in a very small available floorplate area (less than 1,100sqm) for a more traditional vertical tower. This would cause a downgrade in the commercial rating of the proposal from a Premium Grade to an A-Grade commercial building rating according to the Grade Matrix by the Property Council of Australia (2006). An A-Grade building would offer floorplates much smaller than those proposed for Barangaroo of 2,300sqm+ according to Lend Lease, which will compromise the proposal’s ability to compete with the future scale of development envisioned in Barangaroo. This will affect the proposal’s overall viability.
Other mitigation measures considered included a sharper tapering of the lower levels of the eastern curvature. However, this will allow only a marginal increase in the view retained and potentially compromise the structural integrity of the proposal as the proposed form is the result of a finely balanced equilibrium between the structural capacity and required alignment of the inclined structural members. This limits the extent to which the slab edges can be cantilevered beyond the inclined supports and therefore a more tapered solution may not be structurally possible. In addition, a reduction of the lower levels of the curvature will not mitigate the overall apparent scale of the
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 86 SUMMARY TABLE DESCRIBING THE VIEWS SELECTED FOR PHOTOMONTAGE ANALYSIS, THE PROPOSAL’S IMPACT AND ACCEPTABILITY
Development Level Description View Significance of Impact Impact acceptability view (see Section 4) MILLENNIUM TOWERS Apartment 209 8 Living Area Standing V1 Medium Severe to Devastating Reasonable 8 Living Area Sitting V2 Low Moderate Reasonable 8 Balcony Standing V3 Medium Devastating Reasonable 8 Dining Area Standing V4 Low Moderate Reasonable Apartment 251 12 Living Area Standing V5 Low Moderate Reasonable 12 Living Area Sitting V6 Low Moderate Reasonable 12 Balcony Standing V7 Medium-High Severe Reasonable Apartment 293 15 Living Area Standing V8 Low Minor Reasonable 15 Living Area Sitting V9 Low Minor Reasonable 15 Balcony Standing V10 Medium-High Severe Reasonable Apartment 305 17 Living Area Standing V11 High Severe Reasonable 17 Living Area Sitting V12 Low Severe Reasonable 17 Balcony Standing V13 High Severe Reasonable Apartment 322 19 Living Area Standing V14 Medium Severe Reasonable 19 Living Area Sitting V15 Low-Medium Significant Reasonable 19 Terrace Standing V16 High Severe Reasonable Apartment 324 19 Balcony Standing V17 Medium Severe Reasonable Apartment 329 20 Dining Area Standing V18 Low-Medium Moderate Reasonable 20 Master Bedroom Standing V19 Low Moderate Reasonable 20 Terrace Standing V20 Medium-High Severe to Devastating Reasonable
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 87 4.3 emporio Apartments
Individual unit access was given on January 7th, 2014 to a broad range of units at various levels and locations within the development. Across the height of the building, access was given to the following levels and units: • Level 8 – Apartment B905; • Level 9 – Apartment B1003; • Level 10 – Apartment B1103; • Level 12 – Apartment A1302, B1301, B1302; • Level 13, 14 & 15 – Apartment A1501 and A1507; Views have been selected for each apartment from the following locations where they have the potential to be affected: • balconies (enclosed or open); and • a minimum of 1 window with a preference for a living area i.e. Family, living or dining (from seated and standing positions). LEVEL 8 LEVEL 9 The diagram and floor plans overleaf show the location and levels for the views chosen.
Level 15 (2 units) Level 14 (2 units) Level 13 (2 units) Level 12 (3 units)
Level 10 (1 unit) Level 9 (1 unit) Level 8 (1 unit) LEVEL 10 LEVEL 12
LEVEL 13 LEVELS 14 & 15 Day Street elevation of the Emporio Apartments Typical floorplates of the Emporio Apartments (nts) IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 88 4.3.1 emporio Apartments - Unit B905 - L8/9th Floor A1 LIVING AREA, STANDING VIEW, AND A2 BEDROOM 1, STANDING VIEW Key plan of view: Location of view: Waverton Peninsula
Description of view: Balls Head Alternative views 1 and 2 are from the living area (A1) and bedroom 1 (A2) of a unit along the Goat western facade on Level 8. The primary direction of the views is to the west. The view from the living Island area is enclosed, with partial views of the exhibition centre to the north. This view is considered to A1 be of low significance and unaffected by the development. The view from bedroom 1 is of the Chinese Garden of Friendship and it is considered to be of low-medium significance. These views are not Balmain A2 affected by the proposal and therefore have not been selected for further analysis. Darling Harbour A1, A2 – SIGNIFICANCE: NOT AFFECTED
Pyrmont Sydney CBD
Blackwattle Bay Alternative retained Apartment location (internal) view Location of Emporio Apartments Balcony location
Unaffected view to west
Approx. location of windows (excluding enclosed balconies)
Alternative retained views
A1 A2 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - RESPONSE TO SUBMISSIONS 2014 89 4.3.2 emporio Apartments - Unit B1003, L9/10th Floor (V1-V2) V1 LIVING AREA, STANDING VIEW V2 LIVING AREA, SITTING VIEW Key plan of view: Location of view: Waverton Peninsula Description of view: Balls Head V1 V2 Views 1 and 2 are primary views from the living room of the north-western unit on Level 9. The views modelled include a standing view (V1) and a seated position (V2) within the same apartment. Goat Due to the relatively low elevation of the unit compared with the adjacent development the view is Island partially enclosed by existing built form and the Western Distributor. The foreground of the view is characterized by the streetscape of Harbour Street and is obstructed by the roof of adjacent built V2 form and HVAC equipment. The standing view includes a glimpse of Cockle Bay, the Pyrmont Bridge, Balmain the Maritime Museum, and constrained long distance views to Darling Harbour and the Balmain Darling Peninsula. This view is considered to be of medium significance. The extent and character of the Harbour seated view is similar to the standing view and is it considered to be of medium significance. Impact of proposal: Pyrmont Most of the southern elevation of the proposal will be visible at the centre of the existing view and Sydney there is a change in the scale and focus of the view. The proposal obstructs part of the existing view to CBD Pyrmont Bridge and the Maritime Museum. Key features of the existing views including the Pyrmont Bay wharves and the Balmain Peninsula are still retained. The horizon is still visible to the right of the Blackwattle Bay proposal in both views. Therefore, the impact is considered to be significant. View to proposal Apartment location (internal) Due to the low elevation of the unit, the significance of the view is considered to be medium due to Location of Emporio Apartments View to proposal the dominant presence of the highway infrastructure and existing built form, with very limited areas of land/water interface. Approx. location of windows (excluding enclosed balconies) In determining the acceptability of this impact a number of considerations need to be taken into account. These include: • The absence of applicable controls to the site and therefore the proposal is considered to be a compliant development. • The reasonableness of an expectation of view retention for lower level views and for development located a distance away from the water’s edge where developable land exists between the residential unit and the water’s edge without height constraints. • The general change in scale taking place around Darling Harbour including Barangaroo suggests that the retention of views for properties behind development sites facing Darling Harbour will become increasingly difficult. The approved development at Barangaroo and the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome V1, V2 – in order to allow the redevelopment of the precinct. SIGNIFICANCE: MEDIUM IMPACT: SIGNIFICANT Whilst there will be a change in the scale and focus of the view, on balance it is considered that the ACCEPTABILITY: REASONABLE impact is reasonable.
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 90 V1 V1 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies)
V2 V2 Existing View Proposed View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 91 4.3.3 emporio Apartments - Unit B1003, L9/10th Floor (V3) V3 BEDROOM 1, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula View 3 is the primary view from bedroom 1 of the north-western unit on Level 9. The view to the proposal is oblique. Due to the relatively low elevation of the unit compared with the adjacent Balls Head V3 development the view is significantly enclosed by existing built form and the Western Distributor. The foreground of the view is obstructed by the roof of adjacent built form and HVAC equipment. A1 Goat The view captures a small area of sky and includes a glimpse of Cockle Bay, the Pyrmont Bridge, the Island Maritime Museum, and constrained long distance views to the north-west. The significance of this view is considered to be low and according to the Tenacity view sharing principles the impact on V2 views from bedrooms is considered to be less important than from living areas. Therefore, this view Balmain has not been selected for further assessment. Alternative views to the Chinese Garden of Friendship Darling to the west are retained (A1). Harbour
V3 –
SIGNIFICANCE: LOW Pyrmont Sydney CBD
Blackwattle Bay
View to proposal Alternative retained Apartment location (internal) view Location of Emporio Apartments View to proposal
Alternative retained view to west Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 92 V3 Existing View
Approx. location of windows (excluding enclosed balconies)
Alternative retained views
A1 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 93 4.3.4 emporio Apartments - Unit B1103, L10/11th Floor (V4-V5) V4 LIVING AREA, STANDING VIEW, AND V5 BEDROOM 2, STANDING VIEW Key plan of view: Location of view: Description of view: Waverton Peninsula
Views 4 and 5 are primary views from the living room (V4) and bedroom 2 (V5) of the north-western unit Balls Head V4 V5 on Level 10. Due to the relatively low elevation of the unit compared with the adjacent development, A1 both views are enclosed by existing built form and the Western Distributor. The foreground of Goat the living area view is characterized by the streetscape of Harbour Street and is obstructed to the Island north-east by the roof of adjacent built form and HVAC equipment. The view includes a glimpse of Cockle Bay, the Pyrmont Bridge, the Maritime Museum, and constrained long distance views to V2 Darling Harbour and the Balmain Peninsula. This view is considered to be of medium significance. Balmain
Darling The view to the proposal from the bedroom is oblique and presents a constrained glimpse of Harbour Darling Harbour, the Pyrmont Bay wharves and the Balmain Peninsula. The significance of this view is considered to be low and according to the Tenacity view sharing principles the impact on views from bedrooms is considered to be less important than from living areas. Therefore, this view has not been Pyrmont selected for further assessment. Alternative views to the Chinese Garden of Friendship to the west Sydney are retained (A1). CBD
Impact of proposal: Blackwattle Bay Most of the southern elevation of the proposal will be visible at the centre-left of the existing view View to proposal Alternative retained Apartment location (internal) from the living area and there is a change in the scale and focus of the view. The proposal obstructs view part of the sky and further narrows the view focus. The proposal obstructs existing glimpses of Location of Emporio Apartments View to proposal Cockle Bay, the Maritime Museum and part of Pyrmont Bridge. Key features of the existing views that are retained include the Pyrmont Bay wharves and the Balmain Peninsula. The horizon is still visible to Alternative retained view the right of the proposal. Therefore, the impact is considered to be significant. Approx. location of windows Due to the low elevation of the unit, the significance of the views are considered to be medium (V4) (excluding enclosed balconies) and low (V5) due to the dominant presence of the highway infrastructure and existing built form, with very limited areas of land/water interface.
In determining the acceptability of this impact a number of considerations need to be taken into account. These include: Whilst there will be a change in the scale and focus of the view, on balance it is considered that the • The absence of applicable controls to the site and therefore the proposal is considered to impact is reasonable and therefore acceptable. be a compliant development. • The reasonableness of an expectation of view retention for lower level views and for development located a distance away from the water’s edge where developable land exists V4, V5 – between the residential unit and the water’s edge without height constraints. SIGNIFICANCE: MEDIUM (V4), LOW (V5) • The general change in scale taking place around Darling Harbour including Barangaroo IMPACT: SIGNIFICANT (V4) suggests that the retention of views for properties behind development sites facing Darling ACCEPTABILITY: REASONABLE (V4) Harbour will become increasingly difficult. The approved development at Barangaroo and the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome in order to allow the redevelopment of the precinct.
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 94 V4 V4 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies)
Alternative retained views
V5 A1 Existing View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 95 4.3.5 emporio Apartments - Unit A1302, L12/13th Floor (V6-V7) V6 DINING, STANDING VIEW, AND V7 DINING, SITTING VIEW Key plan of view: Location of view: Waverton Peninsula Description of view: Balls Head Views 6 and 7 are primary views from the dining area of the south-western unit on Level 12. The views modelled include a standing view (V6) and a seated position (V7) within the same apartment. Goat V6 V7 Due to the relatively low elevation of the unit compared with the adjacent development, the views are Island enclosed by existing built form. The standing view includes an obstructed glimpse of Cockle Bay, the Pyrmont Bridge, and constrained long distance views to Darling Harbour and the Balmain Peninsula. This view is considered to be of low-medium significance. Balmain
Darling The extent of the seated view is further enclosed due to the detailing of the window and balcony. This Harbour view is considered to be of low-medium significance. Impact of proposal: Pyrmont Most of the southern elevation of the proposal will be visible at the centre of the existing view Sydney and there is a change in the scale and focus of the view. The proposal obstructs part of the sky and CBD contributes to the existing sense of enclosure. The proposal obstructs water views to Cockle Bay, the Maritime Museum and part of Pyrmont Bridge. Key features of the existing views including the Blackwattle Bay Pyrmont Bay wharves, Darling Harbour and the Balmain Peninsula are still retained. The horizon is still visible to the right of the proposal in both the standing and seating views. View to proposal Apartment location (internal) Location of Emporio Apartments Balcony location The impact of the proposal is considered to be significant due to the change in scale and focus of the view. In determining the acceptability of this impact a number of considerations need to be taken into View to proposal account. These include: • The absence of applicable controls to the site and therefore the proposal is considered to Approx. location of windows (excluding enclosed balconies) be a compliant development. • The reasonableness of an expectation of view retention for development located a distance away from the water’s edge where developable land exists between the residential unit and the water’s edge without height constraints. • The general change in scale taking place around Darling Harbour including Barangaroo suggests that the retention of views for properties behind development sites facing Darling Harbour will become increasingly difficult. The approved development at Barangaroo and the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome in order to allow the redevelopment of the precinct. V6, V7 Although the impact is significant, key features of the existing view are retained, and overall the SIGNIFICANCE: MEDIUM (V6) LOW-MEDIUM (V7) proposal achieves acceptable view sharing. Whilst it is understood the scale and focus of the view has IMPACT: SIGNIFICANT (V6), MODERATE (V7) changed, on balance it is considered that the impact is reasonable. ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 96 V6 V6 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies)
V7 V7 Existing View Proposed View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 97 4.3.6 emporio Apartments - Unit A1302, L12/13th Floor (V8-V9) V8 WINTER GARDEN, STANDING VIEW, AND V9 WINTER GARDEN, SITTING Key plan of view: Location of view: Waverton Peninsula Description of view: Balls Head Views 8 and 9 are primary views from the dining area of the south-western unit on Level 12. Alternative views to the Chinese Garden of Friendship to the west are retained (A1). The views V8 V9 Goat modelled include a standing view (V8) and a seated position (V9) within the same apartment. Due Island to the relatively low elevation of the unit compared with the adjacent development, the views are A1 enclosed on either side by existing built form. V8 is characterized by a central view along Harbour Street with a glimpse of Cockle Bay, the Pyrmont Bridge, and constrained distance views to Darling Balmain Harbour and the Balmain Peninsula. A partial horizon line to the north-west is visible. This view is Darling considered to be of medium-high significance. The seated view is obstructed by the detailing of the Harbour balcony and captures a constrained horizon line to the north-west. This view is considered to be of low significance.
Impact of proposal: Pyrmont Sydney Most of the southern elevation of the proposal will be visible at the centre-left of the existing view CBD from the living area and there is a change in the scale and focus of the view. The proposal obstructs part of the sky and horizon and contributes to the existing sense of enclosure. The proposal obstructs Blackwattle Bay water views to Cockle Bay, the Maritime Museum and part of Pyrmont Bridge. Key features of the existing standing view, including the Pyrmont Bay wharves, a glimpse of Darling Harbour and the View to proposal Alternative retained Apartment location (internal) Balmain Peninsula are still retained. A small part of the horizon is still visible to the right of the view Location of Emporio Apartments Balcony location proposal in both the standing and seating views. View to proposal The impact on the standing view is considered to be significant due to the change in scale and focus of Alternative view retained the view and partial obstruction of the horizon. The impact on the seated position view is considered Alternative retained view moderate-significant as the existing view is already obstructed by the structure of the balcony and Approx. location of windows window. In determining the acceptability of this impact a number of considerations need to be taken (excluding enclosed balconies) into account. These include: • The absence of applicable controls to the site and therefore the proposal is considered to be a compliant development. • The reasonableness of an expectation of view retention for development located a distance away from the water’s edge where developable land exists between the residential unit and the water’s edge without height constraints. • The general change in scale taking place around Darling Harbour including Barangaroo suggests that the retention of views for properties behind development sites facing Darling A1 Harbour will become increasingly difficult. The approved development at Barangaroo and the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome V8, V9 - in order to allow the redevelopment of the precinct. SIGNIFICANCE: MEDIUM-HIGH (V8), LOW (V9) • The alternative view to the west over the Chinese Garden of Friendship is unaffected. IMPACT: SIGNIFICANT (V8), MODERATE-SIGNIFICANT (V9) ACCEPTABILITY: REASONABLE Although the impact is significant, key features of the existing view, and the alternative view to the west, are retained. On balance it is considered that the impact is reasonable. IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 98 V8 V8 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies)
V9 V9 Existing View Proposed View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 99 4.3.7 emporio Apartments - Unit B1301, L12/13th Floor (V10-V11) V10 LIVING AREA, STANDING VIEW, AND V11 LIVING AREA, SITTING VIEW Key plan of view: Location of view: Description of view: Waverton Peninsula
Views 10 and 11 are primary views from the living area of the north-eastern unit on Level 12. The Balls Head views to the proposal are oblique. The views modelled include a standing view (V10) and a seated position (V11) within the same apartment. Due to the relatively low elevation of the unit compared Goat V10V11 with the adjacent development, the views are enclosed by existing built form. The standing view Island captures a small area of sky and is characterized by the roofs of lower adjacent built form, the cityscape of the CDB to the north, the streetscape of Sussex Street and a constrained glimpse of Cockle Bay, the Pyrmont Bridge, and the Pyrmont Bay wharves. This view is considered to be of low Balmain significance. The seated view is obstructed by the height of the window sill and is considered to be Darling of low significance. Harbour Impact of proposal:
A small part of the southern and eastern elevation of the proposal will be visible at the left edge of the Pyrmont Sydney existing view. The proposal obstructs part of the existing view to Pyrmont Bridge and the Maritime CBD Museum. Key features of the existing views including the Pyrmont Bay wharves and the north-west horizon are still visible to the left edge of the views. The impact is considered minor and reasonable. Blackwattle Bay V10, V11 – View to proposal Apartment location (internal) SIGNIFICANCE: LOW IMPACT: MINOR Location of Emporio Apartments Balcony location ACCEPTABILITY: REASONABLE View to proposal
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 100 V10 V10 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies)
V11 V11 Existing View Proposed View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 101 4.3.8 emporio Apartments - Unit B1301, L12/13th Floor (V12) V12 BEDROOM 3, STANDING VIEW Description of view: Key plan of view: Location of view:
View 3 is the primary view from bedroom 3 of the north-eastern unit on Level 12. The view to the Waverton Peninsula proposal is oblique and significantly constrained by the structure of the window and the adjacent built form. The view captures a very small area of sky and includes a constrained glimpse of Cockle Bay, the Balls Head Pyrmont Bridge and the Maritime Museum. The significance of this view is considered to be low and V12 according to the Tenacity “view-sharing” principles the impact on views from bedrooms is considered Goat to be less important than those from living areas. Therefore, this view has not been selected for Island further assessment. Alternative views of the city to the north-east are retained (A1). A1 Balmain V12 – SIGNIFICANCE: LOW Darling Harbour
Pyrmont Sydney CBD
Blackwattle Bay
View to proposal Alternative retained Apartment location (internal) view Location of Emporio Apartments Balcony location View to proposal Alternative retained view
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 102 V12 Existing View
Alternative retained views Approx. location of windows (excluding enclosed balconies)
A1 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 103 4.3.9 emporio Apartments - Unit B1302, L12/13th Floor (V13-V14) V13 LIVING/DINING AREA, STANDING VIEW, AND V14 LIVING/DINING AREA, SITTING VIEW Key plan of view: Location of view: Description of view: Waverton Peninsula
Views 13 and 14 are primary views from the living/dining area of the north-western unit on Level Balls Head V13V14 12. The views modelled include a standing view (V13) and a seated position (V14) within the same apartment. Due to the relatively low elevation of the unit compared with the adjacent development, Goat the views are enclosed by existing built form. Both views are characterized by a central view along Island Harbour Street with a glimpse of Cockle Bay, the Pyrmont Bridge, the Maritime Museum, the Pyrmont Bay wharves and constrained distant views of Darling Harbour and the Balmain Peninsula. The roof and HVAC equipment on adjacent built form is visible in the foreground of the standing view. Both Balmain views are considered to be of medium significance. Darling Harbour Impact of proposal: Most of the southern elevation of the proposal will be visible at the left-centre of the existing views and there is a change in the scale and focus of the views. The proposal obstructs part of the sky and Pyrmont Sydney contributes to the existing sense of enclosure. The proposal obstructs the existing glimpse of Cockle CBD Bay, the Maritime Museum and part of Pyrmont Bridge. Key features of the existing views including the Pyrmont Bay wharves, a glimpse of Darling Harbour, and the Balmain Peninsula are still retained. The Blackwattle horizon is still visible to the right of the proposal in both the standing and seating views. Bay
Although the impact is significant, key features of the existing view are retained, and overall the View to proposal Apartment location (internal) proposal achieves acceptable “view-sharing”. Whilst it is acknowledged that there is a change in scale Location of Emporio Apartments View to proposal and focus of the view, on balance it is considered that the impact is reasonable. Approx. location of windows (excluding enclosed balconies) V13, V14 – SIGNIFICANCE: MEDIUM IMPACT: SIGNIFICANT ACCEPTABILITY: REASONABLE
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 104 V13 V13 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies)
V14 V14 Existing View Proposed View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 105 4.3.10 emporio Apartments - Unit B1302, L12/13th Floor (V15) V15 BEDROOM 2, STANDING VIEW Description of view: Key plan of view: Location of view:
View 15 is the primary view from bedroom 2 of the north-west apartment on Level 12. The view to Waverton Peninsula the proposal is oblique and enclosed by adjacent built form to the north. It presents a constrained glimpse of Darling Harbour, the Pyrmont Bay wharves and the Balmain Peninsula. The significance of Balls Head V15 this view is considered to be low and according to the Tenacity “view-sharing” principles the impact A1 on views from bedrooms is considered to be less important than that from living areas. Therefore, Goat this view has not been selected for further assessment. An alternative view of the Chinese Gardens Island of Friendship to the west is retained (A1).
V15 – Balmain SIGNIFICANCE: LOW Darling Harbour
Pyrmont Sydney CBD
Blackwattle Bay
View to proposal Alternative retained Apartment location (internal) view Location of Emporio Apartments View to proposal
Alternative retained view
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 106 V15 Existing View
Approx. location of windows (excluding enclosed balconies)
Alternative retained views
A1 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 107 4.3.11 emporio Apartments - Unit A1501, L13/15th Floor (V16-V17) V16 DINING, STANDING VIEW, AND V17 DINING, SITTING VIEW Key plan of view: Location of view: Waverton Peninsula Description of view: Balls Head Views 16 and 17 are primary views from the dining area of the south-western unit on Level 13. The views modelled include a standing view (V16) and a seated position (V17) within the same apartment. Goat Due to the relatively low elevation of the unit compared with the adjacent development, the views Island are enclosed by existing built form to the north and west. The standing view is characterized by a central view along Harbour Street with a glimpse of Cockle Bay, Pyrmont Bridge, the Maritime Museum, the Pyrmont Bay wharves, Darling Harbour and distant views of the Balmain Peninsula to the Balmain north-west. The standing view is considered to be of medium-high significance. The seated view is less Darling expansive and is considered to be of medium significance. Alternative views to the Chinese Gardens Harbour of Friendship to the west are retained (A1).
Impact of proposal: V16 V17 Pyrmont Most of the southern elevation of the proposal will be visible at the centre-left of the existing view Sydney A1 from the living area and there is a change in the scale and focus of the view. The proposal obstructs CBD part of the sky and horizon and contributes to the narrowing of the view corridor. The proposal obstructs water views to Cockle Bay, the Maritime Museum and part of Pyrmont Bridge. Key features Blackwattle Bay of the existing views including the Pyrmont Bay wharves, Darling Harbour and the Balmain Peninsula are still retained. A small part of the horizon is still visible to the right of the proposal in both the View to proposal Alternative retained Apartment location (internal) standing and seating views. view Location of Emporio Apartments Balcony location Although the impact is significant, key features of the existing view, and the alternative view to the View to proposal west, are retained. Whilst it is there is a change in scale and focus within the view, on balance it is considered that the impact is reasonable. Alternative retained view Approx. location of windows V16, V17 - (excluding enclosed balconies) SIGNIFICANCE: MEDIUM-HIGH (V16), MEDIUM (V17) Alternative retained views IMPACT: SIGNIFICANT ACCEPTABILITY: REASONABLE
A1 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 108 V16 V16 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies)
V17 V17 Existing View Proposed View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 109 4.3.12 emporio Apartments - Unit A1501, L13/15th Floor (V18) V18 TERRACE, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula View 18 is a primary view from the terrace of the north-western unit on Level 13. Due to the relatively low elevation of the unit compared with the adjacent development to the north, the view Balls Head in that direction is partially obstructed by existing built form. The view is mostly open with a large A2 area of sky and includes Pyrmont Bridge, the Maritime Museum, Pyrmont Bay wharves and a partial V18 Goat horizon line above the Balmain Peninsula to the north-west. The lower extent of the view is restricted Island by the height of the balustrade. This view is considered to be of medium-high significance.Alternative views of the city to the north-east are retained (A2). Balmain Impact of proposal: Darling Most of the southern elevation of the proposal will be visible at the centre of the existing view and Harbour there is a change in the scale and focus of the view. The horizon line is partially obstructed, however there is no loss of water view and the proposal does not obstruct iconic elements. Views of the Pyrmont Bay wharves and distant views to the north-west are retained, and subsequently acceptable Pyrmont “view-sharing” is achieved. Sydney CBD Although the impact is significant, the alternative view to the north is retained. Whilst there is a change in scale and focus of the view, on balance it is considered that the impact is reasonable. Blackwattle Bay
V18 - View to proposal Alternative retained Apartment location (internal) view SIGNIFICANCE: MEDIUM-HIGH Location of Emporio Apartments Balcony location IMPACT: SIGNIFICANT ACCEPTABILITY: REASONABLE View to proposal Alternative retained view
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 110 V18 V18 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies) Alternative retained view
A2 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 111 4.3.13 emporio Apartments - Unit A1501, L14/16th Floor (V19-V20) V19 BEDROOM 1, STANDING VIEW, AND V20 WINTER GARDEN, STANDING VIEW Key plan of view: Location of view: Waverton Peninsula Description of view: Balls Head A3 Views 19 and 20 are secondary views from bedroom 1 (V19) and the wintergarden accessible from bedroom 1 (V20) of the south-western unit on Level 14. The views to the proposal are oblique. Due V19 Goat to the relatively low elevation of the unit compared with the adjacent development visible within the Island view to the north, the standing view is partially obstructed by existing built form. The view to the A4 north-west is above the adjacent built form of the Darling Quarter and captures part of the Pyrmont skyline. Both views towards the water are enclosed and include a glimpse of Cockle Bay, Pyrmont Balmain Bridge, the Maritime Museum, Pyrmont Bay wharves and a partial horizon line above the Balmain Darling Peninsula to the north-west. The significance of these views is considered to be low and according to Harbour the Tenacity “view-sharing” principles the impact on views from bedrooms is considered to be less important than from living areas. Therefore, these views have not been selected for further assessment. Alternative views of the city to the north-east (A3) and the Chinese Gardens of Friendship to the Pyrmont west are retained (A4). Sydney CBD V19, V20 - SIGNIFICANCE: LOW Blackwattle Bay
View to proposal Alternative retained V20 Apartment location (internal) view Location of Emporio Apartments
Alternative retained views
Apartment location (internal) Balcony location View to proposal Alternative retained view
Approx. location of windows (excluding enclosed balconies) A3 A4 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 112 V19 Existing View
Approx. location of windows V20 (excluding enclosed balconies) Existing View IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 113 4.3.14 emporio Apartments - Unit A1501, L15/17th Floor (V21) V21 UPPER LEVEL TERRACE, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula View 21 is a secondary view from the upper level terrace of the south-western unit on Level 15. Due to the relatively low elevation of the unit compared to the adjacent development to the north, Balls Head the view in that direction is partially obstructed by existing built form. The view is mostly open with a large area of sky and includes a glimpse of Cockle Bay, Pyrmont Bridge, the Maritime Museum, Goat Pyrmont Bay wharves and a partial horizon line above the Balmain Peninsula to the north-west. The Island V21 lower extent of the view is restricted by the height of the balustrade. This view is considered to be of medium significance. Due to the availability of two other terraces on low levels and the fact this terrace is less accessible this view has been documented but has not been selected for further view Balmain analysis. Darling Harbour
V21 -
SIGNIFICANCE: MEDIUM Pyrmont Sydney CBD
Blackwattle Bay Apartment location
View to proposal Alternative retained ApartmentBalcony location location (internal) view Location of Emporio Apartments View to proposal Alternative retained view
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 114 V21 Existing View
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 115 4.3.15 emporio Apartments - Unit A1507, L13/15th Floor (V22) V22 TERRACE, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula Views 22 is from the terrace of the eastern unit on Level 13. Due to the relatively low elevation of the unit compared to the adjacent development to the north, the view in that direction is partially Balls Head obstructed by existing built form. The view to the north-west is above the adjacent built form of the Darling Quarter and captures part of the Pyrmont skyline. The view is mostly open with a large area V22 Goat of sky and includes a glimpse of Cockle Bay, Pyrmont Bridge, the Maritime Museum, Pyrmont Bay Island wharves and a partial horizon line to the north-west. The lower extent of this view is restricted by the height of the balustrade. This view is considered to be of medium-high significance.Alternative views to the city, including Centrepoint Tower to the north, are retained. (A1, A2). Balmain
Impact of proposal: Darling Harbour Most of the southern elevation of the proposal will be visible at the centre of the existing view A1 A2 and there is a change in the scale and focus of the view. Water views of Cockle Bay and associated land-water interfaces are partially obstructed. The horizon line is partially obstructed, however the Pyrmont proposal does not obstruct iconic elements. Views of the Pyrmont Bay wharves and distant views to Sydney the north-west are retained, and subsequently acceptable view sharing is achieved. CBD Level 13 Although the impact is significant, the view is located at the far north corner of a very large terrace Blackwattle Bay and the view is not readily accessible from the internal living areas. On balance it is considered that the impact is reasonable. View to proposal Alternative retained Apartment location (internal) view Location of Emporio Apartments V22 - Balcony location SIGNIFICANCE: MEDIUM-HIGH View to proposal IMPACT: SIGNIFICANT Alternative retained view ACCEPTABILITY: REASONABLE Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 116 V22 V22 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies) Alternative retained views
A1 A2 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 117 4.3.16 emporio Apartments - Unit A1507, L14/16th Floor (V23) V23 BEDROOM 1, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula View 23 is from the bedroom 1 of the eastern unit on Level 14. The view is relatively enclosed and is obstructed by the roof terrace of the adjacent unit and the detailing of the window. Due to the Balls Head relatively low elevation of the unit compared to the adjacent development to the north, the view in that direction is partially obstructed by existing built form. There are glimpses of Cockle Bay, the Goat V23 Maritime Museum and the north-west horizon. Island Impact of proposal: Part of the southern elevation of the proposal will be visible at the centre of the existing view from Balmain the bedroom and there is a change in the scale and focus of the view. The proposal obstructs part of Darling the sky and horizon and contributes to the existing sense of enclosure. The proposal obstructs the Harbour existing glimpses of Cockle Bay, the Maritime Museum and part of Pyrmont Bridge. Key features of the existing view retained include the Pyrmont Bay wharves, and part of the Pyrmont Bridge. A small part of the horizon is still visible to the right of the proposal. Therefore the impact is considered to Level 14 Pyrmont be moderate and therefore reasonable. Sydney CBD V23 - Blackwattle SIGNIFICANCE: LOW-MEDIUM Bay IMPACT: MODERATE Apartment location (internal) ACCEPTABILITY: REASONABLE View to proposal Location of Emporio Apartments View to proposal Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 118 V23 V23 Existing View Proposed View
Approx. location of windows (excluding enclosed balconies)
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 119 4.3.17 emporio Apartments - Unit A1507, L15/17th Floor (V24) V24 UPPER LEVEL TERRACE, STANDING VIEW
Description of view: Key plan of view: Location of view: Waverton Peninsula View 24 is a primary view from the terrace of the south-eastern unit on Level 15. The view to the proposal is oblique and is enclosed to the north due to the comparatively taller development in that Balls Head direction. The view includes a glimpse of Cockle Bay, Pyrmont Bridge, the Maritime Museum, Pyrmont Bay wharves and a partial horizon line to the north-west. The lower extent of the view is restricted Goat by the height of the balustrade and the roof of the adjacent units to the north. This view is considered Island to be of medium significance. Alternative views of the city to the north-east are retained (A3). V24 A3
Impact of proposal: Balmain
Most of the southern elevation of the proposal will be visible at the centre of the existing view Darling and there is a change in the scale and focus of the view. Water views of Cockle Bay and associated Harbour land-water interfaces are partially obstructed. The horizon line is partially obstructed, however the proposal does not obstruct iconic elements. Views of the Pyrmont Bay wharves and distant views to the north-west are retained, and subsequently acceptable view sharing is achieved. Although the Pyrmont impact is significant, it is considered to be acceptable as the view is oblique and alternative views to Sydney iconic city elements are retained. CBD
Blackwattle V24 - Bay SIGNIFICANCE: LOW-MEDIUM View to proposal Alternative retained Apartment location (internal) IMPACT: MODERATE view ACCEPTABILITY: REASONABLE Location of Emporio Apartments Balcony location View to proposal Alternative retained view
Alternative retained view
A3 IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 120 V24 V24 Existing View Proposed View
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GMU analysed 8 units and a total of 24 views for the Emporio Apartments. In general, the views ranged from low to medium to high significance. The views of medium to high significance were generally from upper level terraces with open views to the Cockle Bay. However, due to the existing distance from this development to Cockle Bay and due to the level of existing development framing the view, none of the views are considered to be of high significance.
The level of impact for a reduced number of the units was found to range between minor to moderate. The majority of the impacts were significant, but no impacts were found to be severe or devastating. The acceptability of the impact is considered to be reasonable due to the following factors: • The reasonableness of an expectation of view retention for lower level views and for development located a distance away from the water’s edge where developable land exists between the residential unit and the water’s edge without height constraints. • The general change in scale taking place around Darling Harbour including Barangaroo suggests that the retention of views for properties behind development sites facing Darling Harbour will become increasingly difficult. The approved development at Barangaroo and the SICEEP proposal suggests that this level of impact is accepted as an inevitable outcome in order to allow the redevelopment of the precinct.
Even though the Emporio Apartments are located approximately 2 blocks away from the harbour’s edge and the reasonableness of having an expectation to retain the view is lower, the proposal does adhere to the principles of “view-sharing” as the views from the Emporio Apartments partially retain a sky view, the horizon line, the eastern end of Pyrmont Bridge, and some water and land interface to the north of the Sydney Wharf Apartments. Therefore, no mitigation measures were considered necessary for this development.
IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 122 SUMMARY TABLE DESCRIBING THE VIEWS SELECTED FOR PHOTOMONTAGE ANALYSIS, THE PROPOSAL’S IMPACT AND ACCEPTABILITY
Development Level Description View Significance of Impact Impact acceptability view (see Section 4) EMPORIO APARTMENTS Unit B905 8 Living Area Standing A1 Not Affected N/A N/A 8 Bedroom 1 Standing A2 Not Affected N/A N/A Unit B1003 9 Living Area Standing V1 Medium Significant Reasonable 9 Living Area Sitting V2 Medium Significant Reasonable 9 Bedroom 1 Standing V3 Low N/A N/A Unit B1103 10 Living Area Standing V4 Medium Significant Reasonable 10 Bedroom 2 Standing V5 Low N/A N/A Unit A1302 12 Dining Standing V6 Medium Significant Reasonable 12 Dining Sitting V7 Low-Medium Moderate Reasonable 12 Winter Garden Standing V8 Medium-High Significant Reasonable 12 Winter Garden Sitting V9 Low Moderate-Significant Reasonable Unit B1301 12 Living Area Standing V10 Low Minor Reasonable 12 Living Area Sitting V11 Low Minor Reasonable 12 Bedroom 3 Standing V12 Low N/A N/A Unit B1302 12 Living /Dining Area Standing V13 Medium Significant Reasonable 12 Living /Dining Area Sitting V14 Medium Significant Reasonable 12 Bedroom 2 Standing V15 Low N/A N/A Unit A1501 13 Dining Standing V16 Medium-High Significant Reasonable 13 Dining Sitting V17 Medium Significant Reasonable 13 Terrace Standing V18 Medium-High Significant Reasonable 14 Bedroom 1 Standing V19 Low N/A N/A 14 Winter Garden Standing V20 Low N/A N/A 15 Upper Level Terrace Standing V21 Medium N/A N/A Unit A1507 13 Terrace Standing V22 Medium-High Significant Reasonable 14 Bedroom 1 Standing V23 Low-Medium Moderate Reasonable 15 Upper Level Terrace Standing V24 Low-Medium Moderate Reasonable
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IMAX REDEVELOPMENT - 31 WHEAT ROAD, DARLING HARBOUR - VISUAL IMPACT ASSESSMENT - RESPONSE TO SUBMISSIONS 124 5 - Final Conclusions 5.1 Final Conclusions
GMU has conducted a general view study of the impact of the proposal for 6 neighboring developments Out of the 6 different developments analysed and a total of 65 individual views studied (including who lodged submissions during the exhibition period. The visual impact assessment shows that out of 20 general views and 45 detailed views), 11 views were found to have a significant impact while all the developments tested, the most significant view impacts occur to two residential developments 8 views were found to have a severe impact. One unit was found to have a severe to devastating in close proximity to the development. These are the Millennium Towers and The Emporio Apartments. impact from a balcony and one other balcony view in the Millennium Apartments was found to have a devastating impact. This is a reasonable outcome considering the proposal’s prominent location and The majority of the impacts for the Millennium Towers are moderate and severe. However only one densely developed urban surroundings to the east. GMU found through this analysis, that the proposal view out of 21 views tested for this development was found to be devastating and the view from one adheres to the principles of “view-sharing” as most of the views analysed retain partial views to the other unit was found to be severe to devastating. The majority of the views tested (11 out of 24), for horizon line, Pyrmont Bridge, the Maritime Museum, and partial water and land interface to the north the Emporio Towers were found to have a significant impact, but none of the impacts were found to or south of Pyrmont Bridge. be severe or devastating. This is summarised in the table below. It is therefore considered that the view impacts are reasonable if Darling Harbour is to be revitalized The most significant impacts are experienced by units located in the Millennium Towers due to the and overshadowing to Tumbalong Park is to be avoided. proximity of the development to the proposal. The extent of the impact is mainly due to the level of change in the scale and focus of the view, where the proposal becomes very prominent within the view. In assessing the acceptability of the proposal’s impacts upon these existing views, GMU have considered the extent of the impacts to be reasonable due to the following factors being:
• Impacted units retain partial views of the horizon line, Pyrmont Bridge, the Maritime Museum and some water and land interface to the north or south of Pyrmont Bridge. • Recent approvals such as Barangaroo indicate an intention by the Government to support a change to the scale of the edge of Darling Harbour. This will also result in loss of views to development within the CBD’s western edge. • The reasonableness of an expectation to retain views for development located a distance away from the water’s edge in light of the change in scale taking place in Darling Harbour and Barangaroo, which suggests that the retention of views for properties immediately behind development sites facing the edge of the water will become increasingly difficult. • Mitigating overshadowing to Tumbalong Park, requires massing being concentrated to the east. • A significant reduction in the overhanging portion of the building (east curvature) will result in the abandonment of the project due to the lower grade of space available. • The individual impacts to a reduced number of private units need to be weighed against the overall employment and economic benefits to the area.
Summary of Impacts Minor Moderate Moderate- Significant Severe Severe to Devastating Total Significant Devastating Emporio Apartments 2 3 1 11 0 0 0 17 Millennium Towers 2 7 0 1 8 2 1 21
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