Mixed-use Development Mackenzie St, Lavender Bay

I am a parishioner as is my wife. We have lived in the parish for 25 years. I write to express our support for the State significant DA. The project is entirely appropriate in scope for the location.
The proposal represents a very positive opportunity to renew an important but currently underutilised site and delivers broader benefits for the community.
The improved landscaped setting is especially important and a win for everyone. The same applies to significantly improved pedestrian connections including to North Sydney Railway Station.
Taking the proposal as a whole, I believe the renewal offers substantial benefits for Lavender Bay and the wider North Sydney Community.
The combination of new housing and affordable housing is thoughtful and to be applauded. The proposed height is very reasonable and suitable for the locality.
I strongly support the SSD-88702457 and encourage the Department to approve the proposal.

To whom it may concern

In regards to the proposed development of St Francis Xavier Church Mackenzie Street Lavender Bay SSD-88702457 I wish to express the following view:

1) Upon seeing the height of the proposed development I am concerned that the effect of such a tall building right next to a ‘folksy’ and long-established neighbourhood with its unique collection of heritage church and residential buildings will reduce the sense of community.

2) In regards to this particular area - my view is that the intrinsic ‘feel’ of community is a precious thing especially as the numerous bit-by-bit developments around Sydney seem to encroach on neighbourhoods, particularly the remaining residential areas and greenspaces in inner suburbs. In this case there is also a designated ‘green corridor’ designated for both residents and office workers which I personally know is actively used on a daily basis.

3) Over all I believe it is vital the neighbourhood feel is retained because the physicality of the proposed development will no doubt impinge on most individuals living here and the community as a whole. I would suggest that a height restriction of only half the proposed development be allowed.

Thank you for your consideration of my concerns,
yours sincerely.
Tim

(Tim Rainey)

I support the need for affordable housing, however I am extremely concerned about the proposed development at 1-19 MacKenzie Street, and 211 Blues Point Road, Lavender Bay. The scale, height and enormity of the proposed development , especially the 20-storey tower and its relationship to the low-rise residential neighbourhood , the Lavender Bay Heritage Conservation area, plus the public open space at St Peter's Park, and, within the development site, St Francis Xavier Church.

This site is well located to transport links and clearly underutilised at present.
I acknowledge there is a need for more well located housing, and I agree the Government's LMR initiatives make good sense. However I question whether masses of high rise expensive apartments are the solution.
The affordable dwellings included in this development are commendable, however they must be available in perpetuity and not just for 15 years. Adequate parking must be provided for these residences.
The 20 storey apartment tower is of great concern. The height of this building is excessive.
It will overshadow many neighbouring properties and create wind tunnels and bleak surrounds.
A lower building more in keeping with the existing church and repurposed school house would be more appropriate.
Given the number of proposed high rise developments in close proximity to this site, the overall impact on the general amenity of the surrounding neighbourhood must be considered.
This is a highly visible location of great character very close to the harbour foreshore. All large scale development should be carefully considered.

This project involves a 20 storey tower of 88 apartments and 19 affordable units. There is also a 7 seven storey extension to a repurposed school house. There will be 57 affordable co-living units and 1 caretaker unit in the extension.
Unfortunately the affordable units will not be in perpetuity and only available for 15 years. This is not acceptable.
There will be 118 car spaces in the tower and 12 spaces in the extension. Those without parking will be permitted access to resident parking. These is already limited parking and this project will make it worse for the residents, visitor and contractors.
There will be extra bikes, cars and pedestrians along Miller St and Mackenzie St.
The width, height and density of the project are incompatible within and adjacent to the Lavender Bay Conservation Area. I believe it will destroy the heritage character of the site.
Due to the height I have concerns regarding overshadowing of the surrounding area.

This project is of enormous size compared with other dwellings on Mackenzie Street. Given, as I understand, that there will be around 88 apartment, 19 affordable units and 58 co dwellings (165 new dwellings) yet only 130 parking spaces available to them, it will add enormously to traffic in the street and completely overload local street parking for casual visitors to nearby, existing dwellings.
If, for example, the development was restricted to, say, 7 or 8 levels then its size would be transitional between the high rise in the CBD and the low rise of the rest of Mackenzie Street, currently however it just expands the area of CBD scale buildings in to the heritage area of Lavender Bay.

This proposed development has the positive aspect of redeveloping the church and heritage listed school house. The proposed 58 affordable co-living dwellings will be welcomed in the area. Unfortunately the 20-storey tower is not only inappropriate for the location but will be detrimental to the community.

The tower is too tall and wide for the heritage area of Lavender Bay. It will overshadow the lower heritage area. The proposed tower is at the top of the hill and the beginning of a heritage area. The design and bulk of the building is neither in sympathy with the local area nor helpful in the wind patterns below. There is also a concern about the number of additional cars in the small streets with already limited street parking.

The EIS implies that the tower will “compliment” the church but it and the addition to the school will box in the church. And the area between the tower and the church is in fact a thoroughfare rather than an area for gathering. While it will provide a slight reprieve from the intrusive tower, it is not enough. There will be a wall of buildings that will also reduced the views from Blues Street in half. It will exacerbate the wall of high rise buildings in Blue Street and extend it down Blues Point Road.

While there isn’t an immediate need for luxury apartments, there is a dire need for homes that people can afford to buy. “Affordable Housing” in Lavender Bay is by definition NOT affordable. This proposed tower will not make a positive contribution to NSW and should be reconsidered in line with the changes being made to the heritage listed school in this proposal.

Please refer submission attached

The proposed development of 73.5 metres is more than three times the maximum height limit permitted under existing planning controls, 28.6 metres, including affordable housing provisions.

The proposed development is of excessive height, bulk and scale and does not take into account the heritage listing of the former school house which is proposed to be partially demolished and St Francis Xavier Church.

The proposed development will overshadow all properties located to the south of the development with the blocking of sunlight extending as far south as Lavender Street.

The proposed development will permanently change Lavender Bay turning it into an extension of the high rise character of the North Sydney CBD, the long standing southern most boundary being Blue Street.

Please see my attached letter. Thank you.

Please see attached letter from Robert Stitt KC, Chair Lavender Bay Precinct

Re SSD-88702457
It is understandable to provide housing for population growth and aged care facilities and am supportive in this area.
The adaptive reuse of the former school building and construction of a rear 7 storey extension, comprising 58 affordable co-living dwellings would benefit the community.
My concern is the height of proposed development at Lot 1, 1-13 Mackenzie Street and 211 Blues Point Road, Lavender Bay;
currently located in a heritage conservation area. A 20 storey building, (73.5 meters in height) would be out of character and have a detrimental affect to residential homes across the road in Mackenzie Street, Wilona Avenue and beyond. A sympathetic build up to 7 or 8 storeys would provide a more subtle transition to the conservation area.
The location is in a high wind area; additional high rise further exasperates wind tunnels.

As comparison, a sympathetic development "Finrose" is happening in Lane Cove, corner Rosenthal Ave. and Finlayson St.
It also has part land from the church to develop the site for residential housing. The building will be 6 storeys in height.
Consideration was given to surrounding amenities and build form.
The SSD 88702457 indicates massive change for development. Are any site meetings considered for Lavender Bay?

Many thanks,
Kind regards,
Katy Ballard

As a resident in McMahons Point for 11 years and in the LGA for over 40, I do not support the application in its present form. My main objections are the size/height of the development, the overshadowing of residences and parks and the increased traffic.

I have lived in the Lavender Bay Precinct for more than 25 years. This proposed development is a gross over development that will have profound detriment to our enjoyment of living in this very beautiful area of old Sydney. It will detract from the significant and unique nature for us all and for the many visitors who flock here everyday.
Specifically gross overbuild and way too high will create major overshadowing and its effects to the ambience and well being of Park visitors . The increased traffic congestion and interference to reasonable access in an already very congested area will be intolerable and dangerous .
There is no reason that a building that will be SIX times the existing height limit should be permitted and be allowed to over ride local controls . These controls are provided to curtail the very greedy developers from ruining good folks expected and planned for happy lives. This grab which has been facilitated by changes to planning regulations brought in by desperate politics to be seen to be correcting years of poor housing provisions .
Heritage, Harbour beauty , vista ambiance are turned into dark alleys and congested wind tunnel streets.
This cannot be allowed to proceed , develop yes but not over build.

Good afternoon
After review of this project I am writing to object to the development in its current form for the below reasons:
1/ the bulk and scale of the proposed development isn't compliant with either the existing 8-metre height restriction for this zoning OR should it be considered within the TOD, at its proposed 73-metre (22 storey) height, the proposal is three times the maximum 22-metre requirement.
2/ at such bulk and scale and located to the north, it will dramatically overshadow the southern neighbouring residential houses (particularly those on Wilona Avenue and Lavender Street), and also St Peter's Park -- the latter is one of a very few areas of greenspace within this lower North Sydney location. Overshadowing will significantly reduce the amount of sun these residences currently receive, and the park will also receive less sun, resulting in a less amenable location to enjoy the fresh air.
3/ The proposed development is within the Lavender Bay Conservation Area, a current zoning of 8-metre maximum height. Its location in close proximity to a transport hub could allow this proposal to fall within the TOD height. While such a height of 22-metres is still overwhelming for this location, that is, near two-storey terraces, the proposed height of 73 metres does not have compliant grounds for its approval.
4/ This area is already one that experiences traffic congestion, especially at School drop off and collect times -- the school being the Montessori School. The proposed development will exacerbate these existing traffic difficulties, and also reduce the existing limited on-street parking spots. Can the current infrastructure meet the increased population?
It is requested the current proposal is redesigned:
-- to comply with the zoning in this area
-- to consider the amenity of the neighbours (shadowing)
-- to consider the existing infrastructure and whether increased demands can be managed
regards
Shelley Kirkwood

I strongly object to the subject proposed development.
I am also a resident of my mother’s heritage listed house at 20 Lavender Street,
Lavender Bay.
My principal objections are:
OVERSHADOWING
The proposed 20 storey tower on a podium will cast enormous shadows through out
the neighbourhood and severely detract from the amenity of existing residences.
HERITAGE
The proposed development is extremely out of character to the low rise residences in
the Lavender Bay Conservation area. Incredibly, it will occupy both land in the
Conservation area and land adjoining. The development itself is unattractive with little
thought of scale and form to pay respect to the many heritage houses nearby. It
makes mockery of having a conservation area.
TRAFFIC AND PARKING
Especially at peak hours, it’s a battle for pedestrians to cross Lavender Street safely
when car drivers often become impatient and drive through a pedestrian crossing with
pedestrians on it. The increased traffic on the local roads as a result of the approval of
the proposed development is a travesty of sensible planning.
Even now, it is difficult to park in Area 6 with a parking permit. If the proposed
development proceeds, it will be impossible.

Please see my attached submission in objection to this development.

Sincerely,

Doctor Georgina Armstrong

Refer attached submission and Shadow Analysis including Solar access diagrams and 3D Sun View for 21 June and Equinoxes

Please see attached letter with annexures A-D.

Please see attached letter.