Planning Proposal Amendments to the Sydney LEP 2012 Sydney Metro Martin Place Station Precinct Submitted to Department of Planning and Environment On behalf of Macquarie Corporate Holdings Pty Limited 27 October 2017 | 15879 Community Consultation Version FORMERLY KNOWN AS JBA CONTACT Alexis Cella Director [email protected] (02) 9956 6962 Reproduction of this document or any part thereof is not permitted without prior written permission of ACN 615 087 931 Pty Ltd. This document has been prepared by: This document has been reviewed by: Chris Ferreira Alexis Cella Julie Bindon 27 October 2017 27 October 2017 Reproduction of this document or any part thereof is not permitted without prior written permission of Ethos Urban Pty Ltd. Ethos Urban operates under a Quality Management System. This report has been prepared and reviewed in accordance with that system. If the report is not signed below, it is a preliminary draft. VERSION NO. 4 DATE OF ISSUE: 27.10.17 REVISION BY: CFE APPROVED BY: JB Ethos Urban ACN 615 087 931 Pty Ltd. www.ethosurban.com 173 Sussex Street, Sydney NSW 2000 t 61 2 9956 6952 Ethos Urban Contents 1.0 Introduction 8 1.1 Background 10 1.2 Macquarie Project Objectives 12 1.3 Related Applications 13 1.4 Gateway Determination 14 2.0 Site Context and Description 18 2.1 Location 18 2.2 Site Description 20 2.3 Surrounding Development 29 2.4 Topography 38 2.5 Heritage Context 39 3.0 Key Current Planning Controls 41 3.1 Sydney Local Environment Plan 2012 41 3.2 Sydney Development Control Plan 2012 46 3.3 LEP and DCP Compliant Scheme 48 4.0 Part 1 – Objectives and Intended Outcomes of the Planning Proposal 51 4.1 Strategic Context 51 4.2 Objectives 51 4.3 Intended Outcomes 51 5.0 Part 2 – Explanation of Amending LEP Provisions 53 5.1 Outline of LEP Changes 53 5.2 Height (Mapping Amendment) 53 5.3 Height and Floor Space – Site Specific Provision 55 5.4 Amendments to SDCP 2012 58 6.0 Part 3 – Justification 59 6.1 Section A- Need for a Planning Proposal 59 6.2 Section B – Relationship to Strategic Planning Framework 60 6.3 Section C – Environmental, Social and Economic Impact 95 6.4 Section D – State and Commonwealth Interests 95 Ethos Urban | 15879 1 Contents 7.0 Environmental Assessment 97 7.1 Built Form and Urban Design 97 7.2 Suitability of Increased Precinct Capacity / Density 110 7.3 Design Excellence 113 7.4 Overshadowing and Solar Access 118 7.5 Visual Analysis 121 7.6 Wind Assessment 127 7.7 Sky View (Daylight) Analysis 128 7.8 Heritage 130 7.9 Commercial Office Design Requirements 131 7.10 Transport, Traffic and Parking 132 7.11 Airport Operations 133 7.12 Sustainability 134 7.13 Social and Economic Effects 134 7.14 The Public Interest 135 8.0 Part 4 – Mapping 137 9.0 Part 5 – Community Consultation 138 10.0 Part 6 – Indicative Project Timeline 139 11.0 Conclusions and Recommendations 140 Figures Figure 1 – Site Plan 8 Figure 2 – The route of Sydney Metro Stages 1 and 2 10 Figure 3 – Relationship of key planning applications 14 Figure 4 – Context plan of the Precinct 18 Figure 5 – Location plan of the Precinct 19 Figure 6 – Aerial plan of the Precinct 19 Figure 7 – 50 Martin Place as viewed from Martin Place and Elizabeth Street 21 Figure 8 – 50 Martin Place as viewed from Martin Place and Castlereagh Street 22 Figure 9 – 9-19 Elizabeth Street, as viewed from Elizabeth Street 23 Figure 10 – 9-19 Elizabeth Street (highlighted in red) with adjoining development 23 Figure 11 – 7 Elizabeth Street (highlighted in red), as viewed from Elizabeth Street 24 Ethos Urban | 15879 2 Contents Figure 12 – 5 Elizabeth Street (highlighted in red), as viewed from Elizabeth Street 25 Figure 13 – 5 Elizabeth Street (highlighted in red), as viewed from Castlereagh Street 25 Figure 14 – 55 Hunter Street, as viewed from the corner of Hunter and Phillip Street, looking south-west 26 Figure 15 – 55 Hunter Street, as viewed from the corner of Hunter and Bligh Street, looking south-east 26 Figure 16 – 8-12 Castlereagh Street, as viewed from Castlereagh Street 27 Figure 17 – 34-49 Martin Place, as viewed from the corner of Martin Place and Elizabeth Street 28 Figure 18 – 39-49 Martin Place, as viewed from Martin Place 28 Figure 19 – Surrounding development map 29 Figure 20 – Martin Place looking west 30 Figure 21 – Martin Place looking east 31 Figure 22 – Entry into Martin Place Shopping Circle and Railway Station outside 50 Martin Place 31 Figure 23 – 1 Chifley Square, as viewed from the corner of Hunter and Phillip Street 32 Figure 24 – Chifley Tower, as viewed from the corner of Hunter and Elizabeth Streets 32 Figure 25 – 60-66 Hunter Street 33 Figure 26 – Richard Johnson Square and 37 Bligh Street, as viewed from Bligh Street 33 Figure 27 – 52 Martin Place, as viewed from Martin Place 34 Figure 28 – 8-12 Chifley Square, as viewed from the corner of Hunter and Chifley Square 34 Figure 29 – 53-63 Martin Place, as viewed from Martin Place 34 Figure 30 – 60 Castlereagh Street, as viewed from Elizabeth Street 35 Figure 31 – the South Site building adjoining to 60 Castlereagh Street 35 Figure 32 – 60-70 Elizabeth Street, as viewed from Elizabeth Street 36 Figure 33 – MLC Centre building, as viewed from Martin Place 36 Figure 34 – 38-46 Martin Place, as viewed from Martin Place 37 Ethos Urban | 15879 3 Contents Figure 35 – 17 Castlereagh Street, as viewed from Castlereagh Street 37 Figure 36 – 15 Castlereagh Street, as viewed from Castlereagh Street 37 Figure 37 – 9 Castlereagh Street, as viewed from Castlereagh Street 37 Figure 38 – 1-7 Castlereagh Street, as viewed from Hunter Street 38 Figure 39 – Key heritage items surrounding the site 40 Figure 40 – Zoning map 41 Figure 41 – Sydney LEP 2012 Height of Building Map Extract 42 Figure 42 – Illustration of the South Site potential tower form if planning controls retained 44 Figure 43 – Sydney LEP 2012 Floor Space Ratio Map Extract 45 Figure 44 – North Site LEP and DCP compliant envelope ‘A’* 50 Figure 45 – North Site + 50 Martin Place LEP and DCP compliant envelope ‘B’** 50 Figure 46 – South Site LEP and DCP compliant envelope 50 Figure 47 – Proposed amended height of buildings map (sheet 14) 54 Figure 48 – Outcome of the proposed maximum building height control 55 Figure 49 – Key infrastructure projects and their committed delivery timeframe, as identified in the Premier’s Priorities 61 Figure 50 – A Hierarchy of Plans 62 Figure 51 – Central Subregion map 65 Figure 52 – Extract of the metropolitan and strategic centres map 68 Figure 53 – Greater Sydney transport corridors across each of the three cities 72 Figure 54 – Population, employment, and dwellings growth 74 Figure 55 – Central Sydney Planning Strategy Context 77 Figure 56 – Strategic Density Areas / Tower Clusters 78 Figure 57 – 3D representation of additional height capacity of Central Sydney 79 Figure 58 – Extract from B_12, Site Identification, Appendix B of the CSPS 80 Figure 59 – Employment and transport capacity growth 81 Ethos Urban | 15879 4 Contents Figure 60 – Integrated land use and transport Precinct 90 Figure 61 – Proposed built form context 98 Figure 62 – Martin Place setback study 100 Figure 63 – Site specific building envelope developed for 60 Martin Place 100 Figure 64 – Recess to articulate podium structure and tower to retain street definition of Martin Place 102 Figure 65 – Transition of different historic street geometries 103 Figure 66 - Existing and projected uses of public space within Martin Place 109 Figure 67 – Built form capacity site identification map 111 Figure 68 – Location of recent and proximate developments with site specific controls varying from general Sydney LEP and/or DCP requirements 115 Figure 69 – Aerial view of Chifley Square showing key building alignments for the Martin Place Metro Precinct 116 Figure 70 – Elizabeth (top) and Castlereagh (bottom) street wall noting built form threshold to Martin Place 117 Figure 71 – Hyde Park and Martin Place Sun Access Planes 118 Figure 72 – 148-160 King Street approved Hyde Park shadow impacts – 1:00pm 120 Figure 73 – View of proposed illustrative scheme from Chifley Square, looking south down Elizabeth Street and Hunter Street 123 Figure 74 – View of proposed illustrative scheme from Richard Johnson Square looking south down Castlereagh Street 123 Figure 75 – View of proposed illustrative scheme east along Martin Place 124 Figure 76 – View of proposed illustrative scheme west along Martin Place 124 Figure 77 – Extract of key public views map 125 Figure 78 – Martin Place western sky protected view 126 Figure 79 – GPO Clock Tower protected view 126 Figure 80 – Sydney Hospital protected view 126 Figure 81 – Wind model extent 127 Figure 82 – Existing and proposed tower footprint study 132 Ethos Urban | 15879 5 Contents Figure 83 – Illustration of an integrated transport and employment outcome at Martin Place 136 Figure 84 – Proposed height of buildings map (sheet 14) 137 Tables Table 1 – Gateway conditions and response 15 Table 2 – Legal description and ownership 20 Table 3 – Heritage items on and within the Precinct 39 Table 4 – Proposed concept built form statistics 52 Table 5 – Existing and proposed site-specific height LEP controls 56 Table 6 – Existing and proposed site specific FSR controls 56 Table 7 – Applicable State Environmental Planning Policies 84 Table 8 – Assessment against Section 117 Ministerial Directions 86 Table 9 – Consistency with the aims of the Sydney LEP 2012 91 Table 10 – Consistency with the building height objectives 92 Table 11 – Consistency with the FSR objectives 93 Table 12 – Findings of Tzannes Urban Design and