Pathways Cremorne Seniors Housing

We object to this project as per our letter.

Thank you for notifying Sydney Water of SSD-49472213 Pathways Cremorne Seniors Housing. Please see attached Sydney Waters response letter.

Willoughby Bay Precinct, being a community consultation group of North Sydney Council located just north of Parraween Street Cremorne at its meeting of 14 September 2023 with 10 people attending unanimously passed the following motion:
THAT Willoughby Bay Precinct objects to Pathways Cremorne Seniors Housing project for the following reasons:
1. The development does not preserve the cottages with heritage significance. The proposal to dismantle and rebuild some of the cottages is not supported.
2. Excessive height, bulk and scale of the building on Gerard Street. The height of this building should be reduced to comply with the LEP maximum building height.
3. The through-site link will encourage pedestrians to attempt to cross Gerard Street at a place where there is no crossing and where crossing will be unsafe.

The attached 4 page Submission (made on behalf of the 46 Owners of the SP) details our objections to the proposed Pathways Cremorne development.

CASA has no objections to the proposal for the Pathways Cremorne Seniors Housing (SSD-49472213) in the area of 50-88 Parraween Street and 59-67 Gerard Street, Cremorne. CASA has no recommended conditions.

Sundry Notes
From the EIS, it appears that the building height will be max 28.660m above ground level, or 8 storeys.
CASA has no issues with EIS Appendix J ‘Airspace’ by Avipro. If the Avipro advice is followed, there will be compliance with the (Protection of Airspace) Regulations 1996 and there will be negligible risk to Aviation Safety.

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Willoughby Bay Precinct, being a community consultation group of North Sydney Council located just north of Parraween Street Cremorne at its meeting of 12 September 2024 with 14 people attending unanimously passed the following motion:

THAT Willoughby Bay Precinct reiterates its objection to Pathways Cremorne Seniors Housing project and requests the Chair to make a further submission noting:
1. The development will result in significant adverse impact on the heritage significance of the 6 heritage listed cottages due to: demolition of the rear part of the cottages; substantial non-sympathetic changes to the internal fabric of the cottages; and location of an overbearing contemporary building immediately to the rear of the cottages. (Figure 9 of the Amendment Report shows the utter lack of regard for the heritage listed cottages.)
2. Excessive height, bulk and scale of the building on Gerard Street. The height of this building at 23.45m is almost twice the maximum building height in the NSLEP 2013. The excessive bulk and scale of the building is underlined by the fact the landscaped area of the site is less than 34% of the site area when the NSDCP 2013 calls for a 40% minimum landscaped area.
3. The through-site link will encourage pedestrians to attempt to cross Gerard Street at a place where there is no crossing and where crossing will be unsafe. If the through-site link is to remain, a signalised crossing of Gerard Street should be provided by the proponent.

To NSW State Government, Major Projects team, 
My original submission stands because the proposal hasn’t materially changed and has increased its bulk and footprint and ignored heritage and other Seniors development legislative requirements.The bulk of the Gerard Street building and its large footprint exceeds height limits and is not in keeping with the well-managed footprint scale of other Gerard Street buildings.  The Parraween St buildings create height that impedes on solar access for the south side of Parraween St. In addition:A total site proposes a carpark of 88 spaces for 51 independent living units that is insufficient. Parking will be required for staff of the planned businesses for the site and ancillary services for residents with high care needs as well as the residents. 
The proposed build that includes 115 bedrooms and 115 bathrooms in mix of 1, 2 and mostly 3 bedroom dwellings means between 115-230 people in occupancy. This is very dense living and working for residents, carers, staff, ancillary workers and visitors.  This proposal is for aged care living which is a business similar in look and feel to a specialty hospital and health facility NOT a residential retirement village. 
Heritage listing of the 6 cottages in Parraween St is ignored and the Proposal plan is demolishing the heritage buildings and rebuild the facades. This ignores the remaining aspects of these heritage-listed buildings that had them get heritage listing.
Residents are at risk getting to and crossing Military Rd. The easiest path is to cross Parraween St and through a single corridor at 65 Parraween St which is a private building on the southern side of Parraween St, or through the retail and commercial businesses including the Orpheum. This is dangerous, crowded and unworkable. The proper path walking up to Palings St and across through the Cremorne Plaza then back to Military Road pedestrian lights is not what people do. 
The statement that the build is 16 months is grossly underestimated for a complex of this size and depth of excavation required. The disruption in a side street, Parraween St which is a neighbourhood street sandwiched between 2 of the areas major through roads is required to be well thought through. It is not. The proposal is not well thought through and this is a significant risk to the developers, the proposed residents and the existing community and future vision for the Cremorne Plaza area as a significant dining and movie precinct. 
Parraween St is a side street for residents and families to the cinema and Plaza dining - it is not built to cater to construction needs and post-development requirements of a site the size and scale of this Proposal. For example, the Plan indicates that 20 concrete pours are required and that 30 concrete trucks will attend the street to pour each hour until the concrete pour is finished. 
Whilst development of these facilities is required in our community the Proposals location with its bulk height and scale in the existing high density of Cremorne massively exceeds infrastructure capabilities, legislative requirements and resident safety for both existing and future users of Parraween St. 
Regards, Alison Bentley

Objection to Pathways Senior Housing Project (to be read in conjunction with the attached file)
I am an owner of an apartment at 92-96 Parraween Street. I own apartment 1, on the ground floor, in the south-western corner of this building. I acknowledge that some of the revisions to this project alleviate some of the prior concerns I had to the overall changes to Parraween Street and the impact on my building at 92 Parraween Street, however, I believe that the height and scale of buildings within this project still impact significantly on my property.
.3.1.4 OVERSHADOWING
The amended application states “The property to the east is not impacted by shadows at all.” This is incorrect, the building to the east is 92 Parraween Street a 3-4 storey building. The units on the western side only get sun for 2 hours in the afternoon during winter. I know as I have lived there for 4 years. As per the amended project the building has a maximum building height of 4 storeys (15.274m). This could mean that these units would effectively get no sun during the winter. I note that the previous report as well as the amended report do not make mention of the unit blocks that are directly neighbouring it to its eastern, southern and northern aspects. It also does not have later afternoon in any of their shadowing projections. I also note none of the drawings show 92 Parraween Street in relation to the eastern edge of the development/building 1. One could infer that 92 Parraween Street was not included on diagrams/schematics to minimise the perceived impact on the adjacent buildings.
There is also a lack of detail about the elevation of building 1 in the amended application.
On the architectural drawings 6 they show balconies on the eastern side of building 1 that wrap the whole way around the eastern side-where they could seemingly look right into 92 Parraween street apartments. This is contrary to OBJECTIVE 3F-1 “Adequate building separation distances are shared equitably between neighbouring sites, to achieve reasonable levels of external and internal visual privacy -taken from page B104 Amendment report.
In the attachment is the only architectural drawing I could find from the view from 92 Parraween street (taken from architectural drawing 5).
There is also a diagram in the attachment which shows 92 Parraween Street being overshadowed by building 1 source The Design — Pathways Cremorne.
The website states “The Parraween Street frontage will be one to two storeys, transitioning to four-storey buildings. Buildings facing Gerard Street will be seven storeys, in line with neighbouring buildings.” The maximum building height of building 1 will be 15.274 metres which is 3.274 metres above the 12m height restriction. 92 Parraween Street which is 4 storeys is 9m. Hence building 1 will tower 5.274 metres above the adjacent 4 storey building (40% higher than the adjacent building).
Yours sincerely
Sarah Woolcott

See attached file for my objection and details of the submission.

We support the proposed Pathways Cremorne Senior Housing project. We believe that it will provide a much-needed Seniors Living facility (for an aging population). It will give an option for current residents to continue living in their area, when they decide or need to move from their homes to independent living or aged care residences. With the limited availability of suitable sites for such a facility, Pathways could not have selected a better location than this site. It is on a flat piece of land, and could not be closer to shops, restaurants, movie theatre, doctors, dentists and public transport.
We believe that the pathways project will improve the presentation and liveability of the area. There are currently modern apartments opposite the site on the southern side of Parraween Street and next to the proposed building and Green Space in Gerard Street. A modern facility will give the area a lift and will look more at home, rather than the hotchpotch of small cottages currently along Parraween Street.
We are keen to have the green space walk-through from Gerard Street to Parraween Street which will open the area and provide a quiet space for the whole community. You cannot deny that the proposed buildings will be large, however Pathways have reduced in height from the original proposal. There will be some overshadowing in some areas during the seasons, however there are very few properties that do not lose the sunlight during some time in the year. Having a project covering the whole proposed site enables Pathways to provide a group of buildings that are architecturally designed to blend, rather than four buildings designed by four different developers, who will be out to maximise their sites, and we doubt will be providing the same amount of green space as the current proposal.
We do not believe that there will be increased traffic, once the project has been completed. We understand that adequate onsite underground parking has been provided for and in fact North Sydney Council asked Pathways to reduce the number of parking spaces provided in the original proposal. Naturally there will be increased traffic movements during the construction stage, however that is to be expected with any development, which is going to happen either with Pathways, or any future developer. If Pathways are not permitted to proceed with their proposal, then they will have to sell to other developers, and who knows what will be allowed to be built with expected changes to developments under the Minns Government proposals.

I object to the Pathways Cremorne Seniors Housing project as a concerned resident of Cremorne. The traffic impacts of a development of this size will be considerable, especially as the traffic around Winnie St and Parraween St is already congested at school times with the Redlands campus nearby. The height and scale of the proposed development exceeds the allowable building height at this location in the current North Sydney Local Environmental Plan 2013.

See attached objection

I have attached a document that details the objections with the Amended Reports in the Pathways Cremorne Seniors Housing project

See comments attached - previous issues not materially addressed and 6 now heritage-listed houses at 78-88 Parraween Street Cremorne are not being preserved in toto.