Attachment A2

Urban Design Study and Concept Reference Scheme - 3XN - Part 1

189 PICCADILLY COMPLEX 190 190

STOCKLANDURBAN / PICCADILLY STUDY COMPLEX REPORT 133 - 145 , CBD

URBAN STUDY REPORT | PLANNING PROPOSAL PICCADILLY / REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

A.1 - SITE AND SURROUNDING CONTEXT 191 191

STOCKLANDURBAN / PICCADILLY STUDY COMPLEX REPORT 133 - 145 CASTLEREAGH STREET, SYDNEY CBD

URBAN STUDY REPORT | PLANNING PROPOSAL 2 PICCADILLY / STOCKLAND REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

A.1.0 INTRODUCTION CONTENT

A.1.0 Introduction 3 Project Overview

Chapter A.1 - Site and Surrounding Context

A.1.1 Context Analysis A.1.2 Planning Controls A.1.3 Existing Context Constraints

Site Location 7 Active Frontages 19 Summary 28 Context Overview 8 Pedestrian Priority 20 Existing Through site Link (TSL) 29 Aerial Views 9 Through Site Link (TSL) 21 Existing Vehicular Access 30 Site Analysis 10 Floor Space Ratio (FSR) 22 Existing Wesley Mission Facilities 31 Pitt Street Elevation 11 Street Frontages 23 Sun Access Plane Breach and sky bridges 32 192 192 Castlereagh Street Elevation 12 Side Setback / Building Elevation Reduction 24 New Neighborhood Developments 33-36 Existing and Future Context 13 Sun Access Plane (SAP) / Hyde Park 25 Sydney Metro City Line 37 View Corridors 14 Historical Buildings 26 Ground Plane and Public Domain 15 Site Survey 16 Existing Buildings and Program On Site 17

Document Revision : 01

Contact Details

3XN Australia Pty. Ltd Suite 509, 19A Boundary Street Darlinghurst NSW 2010 Australia

www.3xn.com ABN 40 610 404 530

Version Description Date of Issue 01 Request for Planning Proposal 25.09.2020

URBAN STUDY REPORT | PLANNING PROPOSAL 3 PICCADILLY / STOCKLAND REDEVELOPMENT 193 193

Artist’s impression of the Piccadilly Tower redevelopment. Indicative not to scale.

URBAN STUDY REPORT | PLANNING PROPOSAL 4 PICCADILLY / STOCKLAND REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

A.1.0 INTRODUCTION PROJECT OVERVIEW

Background

This Urban Design report has been prepared on behalf of Stockland to seek approval from the for the redevelopment of the existing Stockland Piccadilly Complex for a new mixed-use OAD S R ME

commercial office tower at 133 - 145 A GEORGE STREET YOR STREET YOR ST

Castlereagh Street in the Sydney’s Central CLARENCE STREET CLARENCE

CASTLEREAG STREET Business District (CBD), legally described as ELIAET STREET Lot 10 in DP 828419.

The site area is approximately 4,800m². MARET STREET The existing Stockland Piccadilly Complex comprises of an existing multi-storey underground car park, Wesley Mission

194 194 facilities at lower ground and basement floors, a mixed-use ground-level podium of SITE 2 storey high, Piccadilly Court office building and a commercial tower known as the Piccadilly Tower of 30 storey. Total 32 storey

PITT STREET in height. STREET YOR

CASTLEREAG STREET CLARENCE CLARENCE STREET ELIAET STREET The subject site is bounded by 210 - 222 Pitt Street to the east, 133 - 145 Castlereagh Street to the west. The street block meets DRUITT STREET Market Street to the north; and Park Street to the south. PAR STREET

Aim

The purpose of this report is to outline the project vision in support of the Planning Proposal request to amend the Sydney

Local Environmental Plan (LEP) 2012 and PITT STREET the preparation of a draft site-specific

CASTLEREAG STREET Development Control Plan (DCP) 2012 for ELIAET STREET the site. The report provides a detailed context analysis as part of developing a project vision and planning control framework for the redevelopment of the site. N

Site Plan (not to scale) - The proposed Piccadilly redevelopment is located within the heart of Sydney Central Business District (CBD).

URBAN STUDY REPORT | PLANNING PROPOSAL 5 PICCADILLY / STOCKLAND REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

CHAPTER A .1.1 195 195 CONTEXT ANALYSIS

URBAN STUDY REPORT | PLANNING PROPOSAL 6 PICCADILLY / STOCKLAND REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

A.1.1 - CONTEXT ANALYSIS SITE LOCATION

The proposed site is located within the midtown precinct of the Sydney’s Central Business District (CBD) at 210 - 222 Pitt Street/ 133-145 Castlereagh Street.

The local character is formed by a diverse mix of commercial, hotel, retail, transport,

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T H E D O M A I N City Tattersalls Club building envelope; WESTFIELD P H I L L I P P A R K pending concept approval of 65-77 SYDNEY

196 196 Market Street and Pitt Street North Over

R E E T Station Development (PSN OSD). These M A R K E T S T E T S T R E S E T M A R K T developments are represented throughout

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MARKET M STREET the report for context reference. A DEVELOPMENT R CITY TATTERSALLS CLUB Y DEVELOPMENT

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S T R G E E T Key Legend. Site Plan (drawing not to scale) - The proposed Piccadilly redevelopment is located in close vicinity to Hyde Park.

URBAN STUDY REPORT | PLANNING PROPOSAL 7 PICCADILLY / STOCKLAND REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

A.1.1 - CONTEXT ANALYSIS CONTEXT OVERVIEW

NORTH Immediately to the north of the site is the Pitt Street Mall, a pedestrianised shopping

precinct of the Sydney CBD with the Town Citigroup ANZ Barangaroo Sydney MLC Sydney Sydney observation viewing platform Hall Centre Bank International Tower Eye Centre Harbour Opera Centre Towers Bridge House Eye at Market Street. Further north is the financial precinct Martin Place and the Circular Quay waterfront.

EAST STE To the east, the site is bounded by Castlereagh Street and Hyde Park/ College Street Special Character Area. The area separates the City from the residential areas further east and frames as an important gateway to the City. Elizabeth Street is an

197 197 active bus transport corridor to and from the Eastern suburbs with the vital City Circle railway network St James station within a short distance.

SOUTH South of the site is the ANZ Bank Centre at Liberty Place, a commercial high-rise building which is currently the tallest built form on the street block.

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Pitt Street bounds the site to the west, a Royal Botanic major street connecting the entire city Hyde Park Gardens north-south from Circular Quay to Central St Mary’s Station. Further west is the York Street Cathedral Special Character Area with as the heart of this conservation N area. It’s high concentrated commercial Anzac Memorial E and retail programs are supported by the S introduction of the light rail network along George Street.

P Existing context aerial view - The proposed Piccadilly redevelopment is located within walking distance to Hyde Park and Circular Quay waterfront.

URBAN STUDY REPORT | PLANNING PROPOSAL 8 PICCADILLY / STOCKLAND REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

A.1.1 - CONTEXT ANALYSIS AERIAL VIEWS

The existing 31 storey Stockland Piccadilly Complex is situated at the eastern edge of the Central Sydney metropolitan area within a short distance to Hyde Park.

Notable surrounding tall buildings include STE the ANZ Bank Centre (195m in height) at Liberty Place to the south, and Sydney Tower Eye (305m in height) to the north.

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SYDNEY Existing aerial view 1 - From Hyde Park towards west to Pyrmont. Existing aerial view 2 - Looking south to midtown precinct of Sydney CBD. ARBOUR BRDE

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Key Legend Existing aerial view 3 - From south-east of Sydney CBD. Existing aerial view 4 - Looking east from Darling Harbour.

URBAN STUDY REPORT | PLANNING PROPOSAL 9 PICCADILLY / STOCKLAND REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

A.1.1 - CONTEXT ANALYSIS SITE ANALYSIS

The site plan illustrates key existing

buildings, future development and main B transport nodes within the immediate site context:

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7. Sydney Tower Eye B P T H E D O M A I N 8. *City Tattersalls Club P H I L L I P P A R K 7 9. *David Jones/ 65 Market Street RL.273.6 10. Banking House R E E T 11. ANZ Bank Centre B M A R K E T S T E E T S T R S E T 280m M A R K T 199 199

12. *Pitt Street North Over Station St James 4 mins 3 9 M Train Station A Development (PSN OSD) R 8 RL.140.0 RL.116.1 Y

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T O W I L L I A E M L S B T R G E E T B Town N Hall L L Site plan (drawing not to scale).

URBAN STUDY REPORT | PLANNING PROPOSAL 10 PICCADILLY / STOCKLAND REDEVELOPMENT ELEVATION - PITT ST. TRUE ELEVATION TO ROAD 1:2000 @ A3

A.1 - SITE AND SURROUNDING CONTEXT CITY TATTERSALLS CLUB RL *187.3

SYDNEY TOWER EYE RL *273.6 STOCKLAND PICCADILLY TOWER RL *143.4

ANZ BANK CENTRE A.1.1 - CONTEXT ANALYSIS RL *212.7

PSN OSD PITT STREET ELEVATION RL *188.7

The western boundary of the site is located at 210 - 222 Pitt Street.

The existing Stockland Piccadilly Shopping Centre podium and Piccadilly Court facade aligns with immediate buildings with the tower set back from the street. The PROJECT SITE surrounding built form are mid-rises ranging EXISTING STOCKLAND TOWER from 3 to 13 stories high; noting the highest RL *143.4 building currently on this elevation is the commercial high-rise ANZ Bank Centre.

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P A RL *48.9 EXISTING PODIUM RL *37.2 RL *41.5 P R RL *37.1

MARKET PITT STREET MALL WESTFIELD SYDNEY ST 192 - 206 PITT ST SITE 226 - 234 PITT ST 248 - 256 PITT ST PARK ST 258 - 284 PITT ST

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S T R G URBAN STUDY REPORT | PLANNING PROPOSAL E E T 11 PICCADILLY / STOCKLAND REDEVELOPMENT ELEVATION - CASTLEREAGH ST. PARALLEL ELEVATION TO ROAD 1:2000 @ A3

A.1 - SITE AND SURROUNDING CONTEXT SYDNEY TOWER EYE RL *273.6

STOCKLAND PICCADILLY TOWER RL *143.4 PSN OSD RL *188.7

ANZ BANK CENTRE A.1.1 - CONTEXT ANALYSIS RL *212.7 CASTLEREAGH STREET ELEVATION 65 - 77 MARKET STREET RL *140.0 The eastern boundary of the site is located at 133-145 Castlereagh Street. The existing 32 storey Stockland Piccadilly Tower is the tallest building along this eastern elevation of Castlereagh Street. The immediate surrounding buildings are primarily mid- rises ranging from 4 to 12 stories. The PROJECT SITE built form profile along this elevation EXISTING STOCKLAND TOWER will be transformed with the proposed RL *143.4 redevelopments of the PSN OSD and 65-77 Market Street.

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MARKET 189 - 207 CASTLEREAGH ST PARK ST 151 - 185 CASTLEREAGH ST SITE 77 MARKET ST ST WESTFIELD SYDNEY 65 - 75 CASTLEREAGH ST

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S T R G URBAN STUDY REPORT | PLANNING PROPOSAL E E T 12 PICCADILLY / STOCKLAND REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

A.1.1 - CONTEXT ANALYSIS EXISTING AND FUTURE CONTEXT RL*187.3 The diagrams illustrate the comparison of existing and future developments within the RL*273.6 immediate site context. The high rise density RL*162.1 within the street block will increase with adjacent future developments. RL*140.0 To the north of the site with Pitt Street RL*227.9 RL*153.5 frontage is the City Tattersalls Club. RL*143.4 3 RL*187.3 RL*212.7 The building envelope received Stage RL*188.7 RL*162.1 1 DA approval for a tower with a height RL*140.0 of RL*187.3m. The future development 2 RL*168.8 RL*143.4 RL*143.4 3 interfacing with Castlereagh Street is the 65- RL*188.7 77 Market Street David Jones Department 4 RL*168.8 Store, adding a residential tower to the 6 4 existing heritage building up to RL*140.0. 1 3 5 2 4 2

202 202 To the south of the site is the PSN OSD, 1 which has an approved maximum building envelope with a highest RL*188.7. It’s Stage 1 2 State Significant Development Application is currently pending approval. Please refer to Chapter A.1.3 ‘New Neighborhood PA R K S T R E E T PA R K S T R E E T Development’ for the proposed design. ELIZABETH STREET ELIZABETH STREET *RL XX - Approximate Relative Level.

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R / A EXISTING CONTEXT FUTURE CONTEXT ELIZABETH STREET 1. Citigroup Centre 1. PSN OSD / 252 Pitt Street 2. Hilton Sydney 2. Piccadilly Stockland Complex 3. ANZ Bank Centre 3. City Tattersalls Club/ 194 Pitt Street 4. Piccadilly Stockland Complex 4. David Jones/ 65-77 Market Street 5. David Jones 6. Westfield Sydney and Sydney Eye Tower P

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R / Source: 1. Foster + Partners, Pitt Street North Over Station Development, Detailed State Significant Development R / A Application, Architectural Design Report and Urban Design Statement, Revision C, June 2020. 2. FJMT, 65-77 Market Street Stage 2 Development Application, Architectural Design Statement, Revision 1, 2019. 3. FJMT, City Tattersalls Club, Stage 1 Development Application, 2019.

URBAN STUDY REPORT | PLANNING PROPOSAL 13 PICCADILLY / STOCKLAND REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

A.1.1 - CONTEXT ANALYSIS VIEW CORRIDORS

The diagrams illustrate the comparison of existing and future context view corridors from the proposed site.

MARKET STREET MARKET STREET MARKET STREET The tallest existing building within the street block is the commercial tower ANZ

Bank Centre, located at the southwestern

direction.

PITT STREET PITT STREET PITT STREET

GEORGE STREET GEORGE STREET GEORGE Several future high-rise developments at the STREET GEORGE northern and southern ends of the street HYDE PARK HYDE PARK HYDE PARK

CASTLEREAGH STREET CASTLEREAGH STREET CASTLEREAGH STREET block will reduce the view corridors from the ELIZABETH STREET ELIZABETH STREET ELIZABETH STREET

project site; however, views toward Hyde PARK STREET PARK STREET PARK STREET Park and to the west are uninterrupted. 203 203

EXISTING CONTEXT Existing context - Low typical floor (RL 72.3). Existing context - Mid typical floor (RL 97.5). Existing context - High typical floor (RL 119.1).

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MARKET STREET MARKET STREET MARKET STREET

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ELIZABETH STREET ELIZABETH STREET ELIZABETH STREET

PARK STREET PARK STREET PARK STREET

P FUTURE CONTEXT Future context - Low typical floor (RL 72.3). Future context - Mid typical floor (RL 97.5). Future context - High typical floor (RL 119.1).

URBAN STUDY REPORT | PLANNING PROPOSAL 14 PICCADILLY / STOCKLAND REDEVELOPMENT A.1 - SITE AND SURROUNDING CONTEXT

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E T T R E S T S The thoroughfare has no direct visual A R K E M 3 connection from street entrances, and the current level changes are addressed by stairs and escalators, which is inadequate

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D R 1. Queen Victoria Building (QVB) U I T T S T R E E T 2. George Street 3. Hilton Sydney through site link N P A R K S T 4. The Galleries through site link R E E T 5. Pitt Street Mall Site plan (drawing not to scale).

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URBAN STUDY REPORT | PLANNING PROPOSAL 15 PICCADILLY / STOCKLAND REDEVELOPMENT 1 07/05/2020 date of survey 28616 016DT SHEET @A1 OF 7

SHEET 3 & 5 250 reference number scale 1: SITE PLAN PITT AHD datum site Area LGA STREET SYDNEY

BENCHMARK NAIL RL 19.80 (AHD) SHEET 3 & 5

A.1 - SITE AND SURROUNDING CONTEXT PITT STREET

BENCHMARK NAIL RL 19.80 (AHD) STOCKLAND DEVELOPMENTS PTY LTD Client Drawing title 210 PITT STREET, SYDNEY A.1.1 - CONTEXT ANALYSIS PLAN OF DETAIL AND LEVELS OVER LOT 10 IN DP 828419 KNOWN AS "PICCADILLY COMPLEX" SITE SURVEY

The site survey was prepared by LTS SHEET 6 Registered Surveyor NSW THIS IS THE PLAN REFERRED TO IN MY LETTER surveyor, for proposed site Lot 10 in DP MULTI STOREY DATED: SHOPPING CENTRE 828419 ‘Piccadilly Complex’, 133-135 Pitt WITH OFFICE TOWER Street, Sydney. "PICCADILLY COMPLEX" P 1300 587 000 CONFIDENCE TOGETHER www.ltsl.com.au 00 00 00 00 Reference

STREET

10

DP 828419 NAIL BENCHMARK SHEET 6 RL 22.01 (AHD) MULTI STOREY SHOPPING CENTRE WITH OFFICE TOWER 205 205 STREET "PICCADILLY COMPLEX" Description 10 MULTI STOREY SHOPPING CENTRE DP 828419 WITH OFFICE TOWER "PICCADILLY COMPLEX" - - - - NAIL BENCHMARK RL 19.80 (AHD) Date 00/00/00 00/00/00 00/00/00 00/00/00 C D B A 10 Revision

DP 828419 00 00 00 00 1 Reference

PITT CASTLEREAGH

BENCHMARK NAIL

RL 22.01 (AHD) 07/05/2020 CASTLEREAGH date of survey 28616 016DT SHEET @A1 OF 7

SHEET 6 STREET 250 reference number scale 1:

SHEET 4 & 7 SITE PLAN AHD datum site Area LGA SYDNEY SHEET 4 & 7 Description SITE PLAN

THIS IS THE PLAN REFERRED Client STOCKLAND DEVELOPMENTS PTY LTD datum reference H 00/00/00 - 00 D 00/00/00 - 00 TO IN MY LETTER AHD number 28616 016DT DATED: Drawing title SHEET 3 & 5 G 00/00/00 - 00 C 00/00/00 - 00 site Area scale date of survey F 00/00/00 - 00 B 00/00/00 - 00 PLAN OF DETAIL AND LEVELS OVER LOT 10 IN DP 828419 1: 250 @A1 07/05/2020 E 00/00/00 - 00 A 00/00/00 - 00 CONFIDENCE TOGETHER KNOWN AS "PICCADILLY COMPLEX" - - - - LGA Revision Date Description Reference Revision Date Description Reference SHEET www.ltsl.com.au P 1300 587 000 Registered Surveyor NSW 210 PITT STREET, SYDNEY SYDNEY OF 7 1

Survey plan (not to scale). Date 00/00/00 00/00/00 00/00/00 00/00/00 F E G H

URBAN STUDY REPORT | PLANNING PROPOSAL 16 PICCADILLY / STOCKLAND REDEVELOPMENT Revision

BENCHMARK STOCKLAND DEVELOPMENTS PTY LTD NAIL RL 22.01 (AHD) Client Drawing title 210 PITT STREET, SYDNEY

CASTLEREAGH PLAN OF DETAIL AND LEVELS OVER LOT 10 IN DP 828419 KNOWN AS "PICCADILLY COMPLEX" STREET Registered Surveyor NSW THIS IS THE PLAN REFERRED TO IN MY LETTER DATED: SHEET 4 & 7 P 1300 587 000

CONFIDENCE TOGETHER SITE PLAN www.ltsl.com.au

THIS IS THE PLAN REFERRED Client datum reference 00 00 00 00 STOCKLAND DEVELOPMENTS PTY LTD H 00/00/00 - 00 D 00/00/00 - 00 TO IN MY LETTER number 28616 016DT Reference AHD

STREET DATED: Drawing title G 00/00/00 - 00 C 00/00/00 - 00 site Area scale date of survey F 00/00/00 - 00 B 00/00/00 - 00 PLAN OF DETAIL AND LEVELS OVER LOT 10 IN DP 828419 1: 250 @A1 07/05/2020 E 00/00/00 - 00 A 00/00/00 - 00 CONFIDENCE TOGETHER KNOWN AS "PICCADILLY COMPLEX" LGA Revision Date Description Reference Revision Date Description Reference SHEET www.ltsl.com.au P 1300 587 000 Registered Surveyor NSW 210 PITT STREET, SYDNEY SYDNEY OF 7 1 NAIL BENCHMARK RL 22.01 (AHD)

STREET Description 10 MULTI STOREY SHOPPING CENTRE DP 828419 WITH OFFICE TOWER "PICCADILLY COMPLEX" - - - - NAIL BENCHMARK RL 19.80 (AHD) Date 00/00/00 00/00/00 00/00/00 00/00/00 C D B A Revision 00 00 00 00 Reference

PITT CASTLEREAGH SHEET 6 SHEET 4 & 7 Description SHEET 3 & 5 - - - - Date 00/00/00 00/00/00 00/00/00 00/00/00 F E G H Revision GFA M

A.1 - SITE AND SURROUNDING CONTEXT GFA 9 M

GFA 18 M A.1.1 - CONTEXT ANALYSIS EXISTING BUILDINGS AND PROGRAMS ON SITE

The existing Piccadilly Stockland Center is comprised of; ‘Piccadilly Tower’, a 31 stories GFA M commercial tower at 133 - 145 Castlereagh GFA M Street; ‘Piccadilly Court’, a 15 stories office building at 222 Pitt Street; together with a two-level retail podium at 210 Pitt Street, and 5 level basement with Wesley Mission facilities and car parking.

PROGRAM OVERVIEW

P C

P

P R

206 206 P C GFA 9 M P C

P T GA

P C 1 GA

P S C GA GFA 18 M

M GA

C P

GFA M

P C

N P P R Note: Freehold ownership Uniting Church / Wesley Mission. Key Legend Leasehold now 100% Stockland. P C P C

URBAN STUDY REPORT | PLANNING PROPOSAL 17 PICCADILLY / STOCKLAND REDEVELOPMENT P T GA

P C 1 GA

P S C GA

M GA

C P