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Planning Justification Report BLOCK C WESTERN GATEWAY SUB-PRECINCT PLANNING JUSTIFICATION REPORT 27 NOVEMBER 2020 P0009310 FINAL PREPARED FOR TOGA GROUP URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Director John Wynne Associate Director Ashleigh Ryan Consultant Liz Jones Project Code P0009310 Report Number Final © Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au CONTENTS TABLE OF CONTENTS Introduction ....................................................................................................................................................... 1 1.1. The Site ................................................................................................................................ 1 1.2. Project Overview .................................................................................................................. 2 1.3. Project Objectives ................................................................................................................ 3 1.4. Strategic Need ..................................................................................................................... 3 1.5. Structure of Report ............................................................................................................... 4 Background ....................................................................................................................................................... 5 2.1. Sydney Metro ....................................................................................................................... 5 2.2. Tech Central ........................................................................................................................ 5 2.3. State Significant Precinct ..................................................................................................... 6 Site Analysis ...................................................................................................................................................10 3.1. Locality Context .................................................................................................................10 3.2. Site Description ..................................................................................................................11 3.2.1. Existing Development .........................................................................................12 3.2.2. Surrounding Development (Existing) ..................................................................13 3.3. Access Arrangements ........................................................................................................14 3.3.1. Pedestrian Access ..............................................................................................14 3.3.2. Vehicular Access and Parking ............................................................................14 3.3.3. Transport Connections .......................................................................................14 3.4. Environmental Features .....................................................................................................15 3.4.1. Heritage ..............................................................................................................15 3.4.2. Flooding ..............................................................................................................16 3.4.3. Vegetation ..........................................................................................................16 3.5. Opportunities and Constraints ...........................................................................................17 3.5.1. Key Opportunities ...............................................................................................17 3.5.2. Key Constraints ..................................................................................................17 The Proposal ...................................................................................................................................................18 4.1. Overview ............................................................................................................................18 4.2. Objectives and Intended Outcomes ...................................................................................18 4.3. Heritage Conservation .......................................................................................................19 4.4. Hotel and Commercial Office Tower ..................................................................................19 4.5. Public Realm ......................................................................................................................22 4.5.1. Overview of proposed public realm ....................................................................22 4.5.2. Character of the proposed public realm .............................................................22 Consultation ....................................................................................................................................................23 5.1. Government Agencies .......................................................................................................23 5.1.1. Transport for NSW ..............................................................................................23 5.1.2. NSW Department of Planning, Industry and Environment .................................23 5.1.3. Central Precinct Design Review Panel ...............................................................23 5.2. Community Consultation ....................................................................................................27 Planning Context ............................................................................................................................................28 6.1. Strategic Planning Policies ................................................................................................28 6.1.1. NSW Government Strategies .............................................................................28 6.1.2. City of Sydney Strategies ...................................................................................32 6.2. Consistency with Section 9.1 Ministerial Directions ..........................................................34 6.3. Statutory Planning Framework ..........................................................................................37 Strategic Justification of Proposal ...............................................................................................................41 7.1. Strategic Merit ....................................................................................................................41 7.2. Site-Specific Merit ..............................................................................................................41 7.2.1. Completing the Western Gateway Sub-Precinct ................................................41 URBIS 201127 - PLANNING JUSTIFICATION REPORT - CLEAN 7.2.2. Public benefits ....................................................................................................42 7.2.3. Environmental values .........................................................................................42 7.2.4. Land-use compatibility ........................................................................................42 7.2.5. Services and infrastructure .................................................................................42 7.3. Likely Environmental Effects ..............................................................................................43 7.3.1. Heritage ..............................................................................................................43 7.3.2. Shadow and Daylight..........................................................................................44 7.3.3. Wind Assessment ...............................................................................................46 7.3.4. Traffic Impact ......................................................................................................49 7.3.5. Views and Visual Impact ....................................................................................50 7.3.6. Acoustic and Vibration ........................................................................................51 7.3.7. Geotechnical and Contamination Assessment ..................................................51 7.3.8. Ecologically Sustainable Development ..............................................................52 7.3.9. Economic and Social Impacts ............................................................................52 7.3.10. Sub-Precinct Analysis.........................................................................................53 Proposed Site-Specific Planning Controls ..................................................................................................55 8.1. Design Guidelines ..............................................................................................................55 8.2. Design Excellence Strategy ...............................................................................................56 Summary and Recommendations .................................................................................................................58 Disclaimer ........................................................................................................................................................59
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