PO Box 704 ,
Milsons Point NSW 1565
17 November, 2017
Department of Planning & Environment,
Via web submission.
RE: SSD 7919 - 22.09.2017 - LORETO School, Kirribilli, Master Plan - 50 Years
Milson Precinct, a precinct of North Sydney Council, which has Loreto School within its community boundaries, makes the following submission, along with the relevant section of minutes of its meeting held on 2 November, 2017, (see below). The meeting was attended by Loreto's principal, architect, planner, project manager plus 2 others, who gave a PowerPoint presentation, and responded to questions asked by the community members present.
The minutes of the meeting set out many of the concerns of residents. Based on those along with this overarching submission, we request that there be a hearing for all parties concerned.
SCALE & BULK
Compaction of the buildings will create an amorphous lump of buildings versus buildings with separation as is currently the case.
This will be the biggest mass of buildings in Kirribilli, on a scale equivalent to a 40 storey building, without necessary separation.
It is unjustified for this scale of building and linkages from building to building to be based on the need for disabled access. Some lifts and ramps, as has been progressively added to buildings over past refurbishments, would suffice.
Breaching North Sydney Council's LEP, DCP and BHP is not acceptable to the community. The community and NSC has fought this on all previous DA's. Should not be allowed now, when those buildings are to be `re-built' - Junior School & Music Block.
LOSS of LANDSCAPING
Loss of significant trees, including Jacaranda (see photo attached) to allow for the building of Stage 1.
Fear of damage to the root structure of a very significant Morton Bay Fig tree adjacent to the gym building on Elamang.
No allowance has been made for any deep planting for mature trees to grow within.
Loss of general medium & large scale landscaping to provide shade into the future, or to soften the urban built form and ameliorate the scale of the built environment on the site.
50 YEAR CONTEXT - does not need 50 Year Site Plan
The 50 year timeline for this masterplan seems bogus, as you could not be planning now for the educational needs for 20-30 years hence.
The community was advised that the building would only take place after the necessary fundraising - hence the long time frame.
If funds come in more quickly, and all buildings are built within 15 - 20 years, is the community assured that the school will then STOP any further development on the site?
INCREASED Student Numbers
Community was assured by the Principal that the numbers were staying as they currently are - 1097 students. But the Application is for an additional 100 students to 1200 students, along with 2 additional teachers to 182.
Traffic management for the local streets is currently inadequate for the local community to bear, with both Loreto and St. Aloysius junior schools within blocks of each other, for the drop off and pick up on school days.
Add to that all the additional parents who help at the school during the day, the ancillary teachers - like music instrument teachers, who can't fit into the limited 105 parking places, all vying for parks on our streets, along with the senior students who drive.
Then the construction phase starts and the majority of the heavy truck movements for demolition need to occur during school holiday times.
Increased student numbers will only increase the already compromised road use and traffic for Kirribilli.
LIVER COLOURED BRICKS
The community is extremely concerned at the introduction of yet another material, which is not seen within the context of the school or neighbouring streets. We would wish to have the existing light finish be applied to all new structures, as opposed to any `Liver' coloured bricks, as explained to the residents by the architect at out meeting.
Elamang House, the original house for James Milson, should not have its views to the harbour restricted by the proposed buildings. It should have clear view from Milson Park across Careening Cove, to the main harbour.
Thanking you for your consideration of this submission.
We request that there be a hearing.
Chair, Milson Precinct,
0412 99 58 58
MILSON PRECINCT MEETING - AGM MINUTES
Thursday, 2 NOVEMBER, 2017 at 7.30pm
Kirribilli Neighbourhood Centre
16 Fitzroy Street in Gallery
2. Introductions & SIGN-IN sheet for NSC - Nos: 31
3. Apologies: 9
4. Last Minutes - 5 October, 2017 Moved: VB Seconded: IH
5. Matters arising - still awaiting response from NSC
* Loreto School Redevelopment (Concept & Stage 1) SSD 7919 - Consent Authority Minister for Planning. Submissions till 17.11.17, can view plans at NSC or online @ NSW Service Centres or the link to Dept. of Planning
Plans will be available on the night, as well as representatives to discuss the project consisting of:
Ms Anna Dickinson, Principal Loreto,
Cian Fitzgerald Project Manager, Architect, Planner plus 2 others
Presentation by Architect showed the overview of the proposed Master Plan, given the orientation North South and East West, showing the campus core, discussing the issues of the constraints of the site, the topographical issues and lack of access and flow between different buildings on the site. Especially the lack of accessible access for any child with a disability, mobility issue, broken limbs, or parents with disabilities to access areas of the site.
This Master Plan is to be staged over many years, after funds have been raised.
Lightweight glass lifts are proposed to give access to the Chapel; from the main drive down to the hall and car park; from Learning Hub down to the gymnasium.
Other `infill' buildings are being proposed to give linkages between various buildings on the site, to improve access across the site as well as vertical connections.
Stage 1 - being demolition of B Block and creation of the Learning Hub with lift and connections from Tremayne (Marian Centre) on Carabella to gymnasium, on Elamang. Size of the building is about the same as the existing building footprint.
CONCERNS raised from the questions asked:
Increased student numbers, will lead to increased traffic. Concerns of residents, that current student pick up, impedes access to their properties currently, and it will only get worse.
Principal advised that the school was currently at 1097 students, and did not intend to increase student population.
* Please Note that in Ethos Urban Environmental Impact Statement Sept. 2017 \16205 on P.39, Section 4.5 Student and Staff Numbers:
* Loreto Kirribilli caters for K-12 with a total of 1,080 students enrolled and 180 staff. There is an existing approval in place for up to 1,100 students;
* Loreto school proposes to introduce an additional 100 students (10% additional on existing approval) and 2 staff to the side over the life of the masterplan (50 years), resulting in a total of 1,200 students and 182 staff.
View Loss - see the following link for detailed analysis http://www.majorprojects.planning.nsw.gov.au/index.pl?action=view_job&job_id=7919
Loss of Trees, and substantive landscaping-
* a total of 10 trees are proposed to be removed to accommodate the Concept Proposal and Stage 1 works, including established Jacaranda in front of B Block and Gymnasium;
* one tree associated with Stage 2 works;
* an additional 31 high category trees and 15 low category trees have been identified for tree protection measures during construction work;
* The master plans does not show any new Deep soil planting for establishment of significant trees to provide future shade, as well as to soften or counter the increased built form and urban environment.
Dark red `LIVER' coloured bricks to be introduced onto the site at the request of North Sydney Council, for the new buildings, which appear to be dark / black / charcoal in colour on the plans.
* The local community feels it would be more appropriate that Loreto school continues with the light beige coloured rendered finish that has been used on all four buildings of the 1992 development - being the Gymnasium, Centennary Hall, Science Block and Music Block along Elamang frontage, as well as the Junior School makeover in the past 10 years, the Chapel building, plus the adjacent buildings to the Heritage Building - `Elamang'.
* This lighter coloured external fabric of the existing buildings should be carried through to all the new buildings, without introducing yet a different brick finish to those already in situ being Marian Centre (old Tremayne) and J Block.
* Liver bricks are alien and inconsistent with the existing streetscape and the urban environment.
HERITAGE: Elamang House should maintain a clear view to the harbour, from Milson Park in the North West, out to Fort Dennison in South East. As this was it's curtilage in 1852.
Stage 1 - being B Block, between Tremayne Building, now Marian Centre, and the Gymnasium to create The Learning Hub, with connections to the Gymnasium via lifts & stair access. This will be achieved by deep cutting into the sandstone bedrock of two - three floors, to be able to give accessible linkage to the gymnasium. There will be extension to the gym for offices, and external outdoor space, as well as elevated viewing space.
Traffic Management and hours of construction were discussed for Stage 1,
* Initially the main access will be from Carabella St. utilising the existing driveway down to B Block, between Tremayne and Junior school buildings.
* All Truck movements for demolition will be able to turn around down on the site.
* Once the site has been excavated, then it will be appropriate to utilize cranes from Elamang to lift building supplies onto the site. So as to share the burden of the construction impacts across the community & streets.
* It was discussed that the demolition and as much work would be started as soon as the exam period was completed, so that it would lessen the impact upon the traffic and streets, which are already at capacity during term time, vs holiday time.
Traffic Plan of Management needs to be designed to ameliorate the surrounding streets before, during and after the construction phase of the redevelopment of the school site, especially looking at the drop-off and pick up times.
Although this is a Master Plan for upto 50 years for completion, if Loreto is seeking under this masterplan for building envelopes that exceed the current Building Height Planes, LEP and DCP controls of North Sydney Council, for buildings in Eastern and Southern Precincts, that are NOT likely to be built for several years, will the community have a chance to say NO to those proposed increases, when a DA is put forward some time in the future?
Planner's response: NO, Loreto is seeking these building envelopes, and if approved, will then be able to build to those approvals.
MOTION: Milson Precinct would like to thank Loreto's Principal and five representatives of the development team for coming to present to us tonight. We appreciate your time and knowledge to be shared with the community.
MOVED: JC Seconded: VB Carrried
Concerns raised via email from those who were apologies: -
* 7 Storey buildings, West -being B Block in front of Tremayne building
* 7 Storeys in East Precincts, re-development of the music block - exceeds Building Height Plain, DCP & LEP, is higher than existing building with greater massing and bulk
* redevelopment of the Junior School block into a 6 storey block in the Southern Precinct, is higher than existing building, exceeding BHP, LEP & DCP of North Sydney Council.
* Each of these developments are higher than the existing building, as well as breaching the North Sydney Council LEP and DCP
* View losses will be a result;
* Loss of landscaping and mature trees, without provision for deep soil planting to provide future mature trees for shade and to soften the urban built form of all this additional building;
* impact on community of increased numbers of students,
* need more infrastructure (paid by council, with lack of rates by educational institutions, as `exempt', while schools in NS LGA keep buying up adjacent property, resulting in both the community and council lose of rates), while having greater demands, for outdoor open space, footpath and road maintenance etc.
* Increased traffic, more transport needs, more daily school drop off & pick ups, more tuckshop parents, uniform shop parents, reading parents all seeking parking on our local roads.
* On Feb 2017 - 486 car movements per hour acknowledged by Loreto Traffic study!
* Currently the drop off and pick up process closes down half of Carabella St. for some considerable time each day, which impedes normal local traffic, access out of people's driveways, let alone any emergency vehicles needing to access properties further down Carabella St or Kirribilli Avenue, eg. Kirribilli House or Admiralty House.
SUGGEST: That everyone who is concerned, make a submission, requesting a hearing by Friday 17.11.17 so that there are numerous submissions, to encourage that there be a hearing.
MOTION: Milson Precinct should make a submission to Minister for Planning, requesting that there be a hearing, due to bulk - 7 storeys, scale of infill, breach of LEP & DCP Building Heights, and loss of trees - Jacaranda. Potential damage to a Significant Morton Bay Fig Tree closer to Gym & Elamang. While appreciating the need to address the accessibility issues for the school.
MOVED: JC Seconded: TB Carrried