Waterloo State Significant Precinct Study – Metro Quarter VISUAL IMPACT STUDY
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Waterloo State Significant Precinct Study – Metro Quarter VISUAL IMPACT STUDY Waterloo State Significant Precinct Study – Metro Quarter Visual Impact Study 80217081 Prepared for UrbanGrowth NSW Development Corporation 2 October 2018 7 November 2018 Cardno i Contact Information Document Information Cardno (NSW/ACT) Pty Ltd Prepared for UrbanGrowth NSW ABN 95 001 145 035 Development Corporation Project Name Waterloo State Significant Level 9 - The Forum Precinct Study – Metro 203 Pacific Highway Quarter VISUAL St Leonards 2065 IMPACT STUDY Australia File Reference Revised Final for Lodgement www.cardno.com Phone +61 2 9496 7700 Job Reference 80217081 Fax +61 2 9496 7748 Date 7 November 2018 Version Number 7 Author(s): Shaun Grevler John O’Grady Effective Date 21/08/2018 Urban Planner Manager Urban Planning Approved By: John O’Grady Date Approved 21/08/2018 Manager Urban Planning Document History Version Effective Date Description of Revision Prepared by Reviewed by 1 25 May 2018 Draft Shaun Grevler John O’Grady John O’Grady 2 22 June 2018 Final Draft Shaun Grevler John O’Grady John O’Grady 3 5 July 2018 Final Shaun Grevler John O’Grady John O’Grady 4 23 July 2018 Final for Lodgement Shaun Grevler John O’Grady John O’Grady 5 21 August 2018 Revised Final for Lodgement Shaun Grevler John O’Grady John O’Grady 6 14 September 2018 Amended Final Shaun Grevler John O’Grady John O’Grady © Cardno. Copyright in the whole and every part of this document belongs to Cardno and may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or form or in or on any media to any person other than by agreement with Cardno. This document is produced by Cardno solely for the benefit and use by the client in accordance with the terms of the engagement. Cardno does not and shall not assume any responsibility or liability whatsoever to any third party arising out of any use or reliance by any third party on the content of this document. 80217081 | 7 November 2018 | Commercial in Confidence ii 7 2 October 2018 Amended Final Shaun Grevler John O’Grady John O’Grady © Cardno. Copyright in the whole and every part of this document belongs to Cardno and may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or form or in or on any media to any person other than by agreement with Cardno. This document is produced by Cardno solely for the benefit and use by the client in accordance with the terms of the engagement. Cardno does not and shall not assume any responsibility or liability whatsoever to any third party arising out of any use or reliance by any third party on the content of this document. 80217081 | 7 November 2018 | Commercial in Confidence iii Table of Contents Executive Summary 5 1 Introduction 6 1.1 Overall Precinct objectives 6 1.2 Waterloo State Significant Precinct 7 1.3 The Metro Quarter 8 1.4 Purpose 8 1.5 Study Requirements 8 2 Proposal 9 2.1 Proposed Planning Framework 9 2.2 Indicative Concept Proposal 9 3 Study process 12 3.1 Stage 1 Project Inception – Existing Conditions 12 3.2 Implementation Plan 12 3.3 Visual impact assessment 12 4 Baseline Investigations 13 4.1 Process 13 4.2 Metro Quarter – existing conditions 13 4.3 Metro Quarter – constraints and opportunities (visual quality) 15 5 Implementation Plan 16 5.1 The Metro Quarter – Vision Statement (Visual Quality) 16 5.2 Visual / urban quality plan 16 6 Visual Impacts Analysis 21 6.1 Viewpoint analysis 21 6.2 Close views 21 6.3 Medium distant views – within the Waterloo Estate 38 6.4 Medium distant views – outside the Waterloo Precinct 49 6.5 Distant views 66 6.6 Summary of assessment outcomes 71 6.7 Review of conclusions against relevant Court planning principles (Rose Bay Marina Pty Ltd v Woollahra Council and anor [2013] NSWLEC 1046) 72 7 Conclusion 74 iv Executive Summary The proposal will significantly improve the visibility of the Waterloo This report relates to both a State Significant Precinct (SSP) Study to create Congregational Church building by setting back new built form from the a new suite of planning controls, and an indicative Concept Proposal for the northern and southern boundaries of the Church, creating a broad through Waterloo Metro Quarter Integrated Station Development (ISD). The report site link on the northern side of the Church and increasing street setbacks provides an assessment of the potential visual impacts of the proposal in to Botany Road on either side of the Church to align with its street building response to the relevant Minister’s Requirements for the Project (issued 19 line. The net result of the proposed development will be to open up new May 2017): view lines to the Church and provide it with an open curtilage that will 2. Urban Design enhance its heritage values. 2.5 – Provide a views and visual assessment, with particular focus on The proposal will be only moderately visible from other parts of the Waterloo significant view lines to the Waterloo Congregational Church Precinct and from the west. Its success as a new element in views from building. Use eye level views from public parks and street these locations will be contingent on achievement of design excellence in footpaths, simulate a focal length of 55mm, to approximate the the completed development, with particular regard to the architectural correct proportions of the elements of views as experienced by design of the proposed tall buildings. the human eye, compare to existing views and analyse the relative quantity of visible sky. Include analysis of any visual From the north and south, at locations outside of the Waterloo Precinct, the impacts on the Conservation Areas and surrounding areas, and proposal will be almost completely screened from view by vegetation and any mitigation measures. existing buildings in the line of view. The process adopted for the study is consistent with current planning In distant regional views, the proposal will appear in the context of the principals set by the NSW Land and Environment Court for assessment of existing two tall buildings and four bulky buildings and the substantial tree the visual impacts of development proposals. Specifically, the study is canopy within and adjacent to the Waterloo Precinct (see Figure 7.46). If consistent with the principles for assessment of visual impacts of designed against principles of design excellence, the taller buildings in the development on the public domain set by Rose Bay Marina Pty Ltd v proposal will potentially improve the quality of these existing views by Woollahra Council and anor [2013] NSWLEC 1046; and photomontages creating architectural relief to the continuous building “walls” in these views. relied upon by the Study have been prepared in a manner consistent with The NSW Land and Environment Court Photomontage Policy. The proposal has been found to have an acceptable impact on the conservation values of all local Conservation Areas including specifically, The study assessed the visual character and quality of Waterloo and its the Redfern Estate, the Alexandria Park Conservation Area and the environs and derived Planning Principles to protect and enhance the Waterloo Conservation Area. identified positive components of its visual character. The Metro Precinct proposal was assessed against these Planning Principles. The proposal has been found to be consistent with the visual quality Planning Principles for development of the Waterloo Precinct and Metro Quarter and is The findings of the assessment are: considered to be worthy of support with regard to its effects on the existing The proposal will significantly change views from streets immediately visual environment of the site and its locality. surrounding the Metro Quarter site and from street blocks to the east of the site within the Waterloo Estate. Measures to ensure that this change will be positive will include design development to result in a high quality ground plane including allowance for healthy growth of forest scale trees in the street and other proposed public places. 5 1 Introduction 1.1 Overall Precinct objectives The following are the objectives for renewal of the Precinct: The Minister for Planning has determined that parts of Waterloo (the Precinct) are of State planning significance which should be investigated for rezoning Housing: A fully integrated urban village of social, private and affordable housing through the State Significant Precinct (SSP) process. Study Requirements for such investigations were issued by the Minister on 19 May 2017. A place that meets the housing needs of people with different backgrounds, ages, incomes, abilities and lifestyles – a place where everyone belongs. New homes for Investigation of the Precinct is being undertaken by UrbanGrowth NSW social, affordable and private residents that are not distinguishable and are Development Corporation (UrbanGrowth NSW), in partnership with NSW Land modern, comfortable, efficient, sustainable and adaptable. and Housing Corporation (LAHC) and Sydney Metro. The outcome of the State Significant Precinct process will be new planning controls that will enable Services and Amenities: New and improved services, facilities and amenities to development applications for renewal of the Precinct. support a diverse community The Precinct includes two separate, but adjoining and inter-related parts: A place that provides suitable and essential services and facilities so that all The Waterloo Metro Quarter (the Metro Quarter) residents have easy access to health, wellbeing, community support, retail and government services. The Waterloo Estate (the Estate) While the study requirements for the Precinct were provided as separate Culture & Design: A safe and welcoming place to live and visit requirements for the Metro Quarter and for the Estate, comprehensive baseline investigations have been prepared for the entire Precinct.