Sydney Metro Victoria Cross OSD - Stage 1

I have examined the proposal and consider it to fail comprehensively to
offer the kinds of benefits it seeks, or falsely claims, to provide.

I support the provision of a metro station in the North Sydney city
centre - and object to it not being directly connected to North Sydney
Station. I object to the name Victoria Cross, since it is not located
at Victoria Cross in the way people would expect from the name.

I support value capture for public investments, but object to the fact
that value capture in this case relies on maximal commercial
development of a very big site (largely unrelated to the construction
of the station) rather than more comprehensive measures such as a levy
on those properties which will significantly increase in value as a
direct positive external effect of this project.

I object to the fact that value capture is pursued to the total
exclusion of any contributions to public goods and benefits in the
city centre. This project has already seriously and negatively
impacted the city centre by demolishing Tower Square. It will increase
negative impacts from a very large building, and generate serious
congestion, without offering a single benefit in return.

The public will come to see this project as causing a further decline
in the quality of the city's public domain, and a further decline in
public life in the city centre.

I call for further consultations and public discussion about the kinds
of benefits that the project should deliver to the environs of the
station.

I strongly suggest that, as a minimum, the project to build a massive
commercial office tower could still deliver significant and applauded
benefits in the following two ways:

* by acknowledging, respecting and maintaining the two building lines
in Berry Street and Miller Street that previous councils introduced as
planning measures, and

* by requiring the new owners of the over station development to
include high quality public spaces and facilities in the building to
fill some of the lack of meeting, performance and exhibition spaces in
the North Sydney city centre and the lack of such community facilities
as cinemas and community offices.

Objection to Sydney Metro Victoria Cross over Station Development
Penelope Figgis AO
21/6/18
I wish to express my objection to the proposal to build a large
commercial building above the Victoria Cross Metro Station. I have
been a resident of North Sydney Municipality for over 30 years and an
advocate for the heritage and environment of the Waverton Peninsula.
My experience of urban planning issues includes ten years as a board
member of the Sydney Olympic Park Authority and ten years as the Chair
of the Sydney Olympic Parklands Committee.
North Sydney CBD has evolved into an unlovely place despite its iconic
location as the second anchor point of this famous harbour world city.
It is undistinguished, shaded, wind-swept and without pleasant open
space public zones where workers and residents can breathe the air and
enjoy life outside their offices. This very dense urban centre
requires the dedication of such a public space. Preferably this space
should be cleverly designed to address the harbour given North
Sydney's profound harbour connection. It would appear that the Berry
Miller site proposed for this standard commercial building is the only
real opportunity of providing such a public domain.
The lack of any green ambience or charm means that not only does the
CBD currently fail its very large workforce, university students and
school children but becomes an unappealing area at night and at
weekends. Again a well-designed civic space with cafes and restaurants
would give life and vitality to this important city centre.
There would appear to be ample potential sites in North Sydney for
major re-development to permit continuing expansion of the commercial
space for decades to come. But once this site has gone it will
foreclose any real chance of ever making this a pleasant and charming
part of Sydney.
I also endorse the well-reasoned submissions of Wollstonecraft
Precinct and of former long-serving Mayor Genia McCaffery which state
the case why the scale of the proposed building is inappropriate for
this confined site and why a creatively designed public space is an
appropriate and multi benefit option for this use of public assets.
Penelope Figgis AO

I strongly OBJECT to, and reject, this application by Sydney Metro and
requests that these concerns be considered by the Approval authority.

How can this application for a commercial building, be treated as a
State Significant Development? It does not form part of the Metro
Infrastructure, as it is above it, and the transitional slab.

I object to the design impinging upon the right of access to the
adjacent heritage building - MLC's vehicular access to the rear of
their building.

I object to the Miller Street setback NOT being in line with the MLC's
setback from Miller Street, and because of this the solar access to
the open passive green space called Miller Street Special Area, is
compromised.

I think that the North Sydney Community should get some greater
benefit from this over development of the site, along with the loss of
the open air, sun and sky space that was previously available to
workers on three portions of this site, being the Tower Square site as
well as the Miller and Berry Streets corner open plaza, as well as the
previous Miller Street setbacks that were in line with the MLC
building.

So if the design for this OSD is not rejected completely, I request
that it be redesigned to accommodate the existing and proposed
additional 20,000 workforce and 8,000 student populations, providing
more open green passive solar spaces. This needs to be far greater
than the areas that were existing previously, so as to cater for the
increased populations in North Sydney & using the Metro station, as
per the Greater Sydney Commission figures!

At what was the existing rate of open public domain in NS, it equated
to 0.75 sqm per person. THerefore an additional population of 20,000
workers alone, you need an additional 16,000 sqm. of open space. This
site should go some way to providing this additional 16,000 sqm. of
solar passive open space.

Traffic matters:
* NO underground link to other side of the Pacific Highway, nor
UNDERGROUND AT Grade link to Greenwood Plaza & the NS Railway station.
Pedestrians will have to go up the 30m to the street, exit, walk along
Miller St and then go down again to Greenwood Plaza at the Pacific
Highway intersection - This impedes the frail, the infirm, older
person, or younger families, anyone on wheels ... or those wishing to
stay out of inclement weather in winter, or stay cool & in shade in
summer

* No access to the bus interchange currently existing in Blue Street
Nor consideration of the 300 + morning peak hour buses from the
Northern Beaches being diverted from the Beaches Link tunnel to travel
through NS & to terminate & disgorge their passengers onto the Metro
and NS Rail stations, according to RMS managing the WHT&BL.

Has the DPE had discussions and considered all these other impacts on
the NS CBD with the proposed WHT&BL, RMS, Transport for NSW etc.?
Because it does not seem to be happening as there is no continuity of
looking at this bigger picture ....

THOUGHT this was all going to change being under the Greater Sydney
Commission ... but it has not! The silo's still operate exceedingly
well, such that we get poorly considered applications like this being
imposed upon the NS CBD.

* Overshadowing is increased on the Public open GREEN space called
Miller St. Special Area - the passive green grassed area in front of
MLC building, in winter! This should not be allowed!

* The EIS states that Traffic will increase by 33 vehicles movements
per hour in AM peak; while the new building is taller, has more
commercial and retail space than what was there for the existing
building, and proposes 47 fewer car parking spaces than what was
there! Not taking into account that additional building volume, nor
people wanting to access parking to travel into town, if they are
infirm or disabled and live further away, than walking distance.
This is not acceptable, when it is predicted that the majority of the
future population in NS will be over the age of 65.

You must be designing your spaces buildings and access to them with
this older, more infirm or disabled persons in mind. If you get it
right for them using wheels, you will also get it right for the
younger family population as well, who use prams.

In addition, I request that a significant portion of the podium level
of this redesigned OSD building, be dedicated and GIVEN to NS Council
and the community of North Sydney, as a Civic Theatrical Space. The
space to be designed, similarly to Angel Place, that could hold 1,500
seat theatre, for concerts, events within the CBD, graduations for
schools, TAFE, Colleges and University, drama and orchestral
opportunities. It could also double as a cinema.

Thanking you for your consideration of my submission.

North Sydney has long struggled to maintain activity outside of 9-5
weekday business hours. Very few people will stay in North Sydney
after work hours for entertainment, and seldom do they visit the
district on the weekend. I believe that the Victoria Cross Metro will
be one of the last opportunities to shake off this norm, and may
potentially risk cementing North Sydney further as a commercial office
only precinct.

In my opinion, having lived and worked in North Sydney, there are 3
main considerations I would like to see included in further planning
for the Victoria Cross site. Each achieves the same objective - draw
and maintain a higher base headcount of people in the North Sydney CBD
outside of weekday business hours.

1 - The plan to pedestrianize the area on the eastern side of the
Victoria Cross Station on Denison Street, whilst imperative, will be
insufficient to provide opportunities to fully transition North Sydney
away from the commercial status quo. This is despite the planned Ward
Street precinct to the north. In short, I believe the area doesn't
provide sufficient space for the type of retail I believe is required
in the redevelopment (refer my second and third point). What I believe
the development needs to plan for and encourage is to pedestrianize
Miller Street between Berry Street and the Pacific Highway. I remind
that this has long been considered by Council (pre any announcement of
the Metro), and has also been considered recently in Council planning
documents (see attachment from June 2016).

2 - The recent food offerings added to North Sydney (i.e. refurbished
North Point and Greenwood Foodcourt) continue to only cater for
daytime commercial workers. I believe these types of offerings should
not be copied at the Victoria Cross development for the following
reasons:
* The Foodcourt style design of the current offerings are not popular
for dinner as patrons prefer to stay longer compared with lunch. They
are also subject to trading restrictions imposed by landlords.

* Many workers in North Sydney who purchase dinner before returning
home will do so at their nearest suburban centre (e.g. Chatswood,
Ashfield, Strathfield, Hurstville) because of the price point and
hours of operation. Whilst maintaining higher end dinning in North
Sydney is important for the commercial spend (e.g. the new Japanese
restaurant in North Point, Treehouse, Devon), I believe the main
competition for people based on headcount alone between 5pm-10pm are
the suburban centres listed above. To compete with these centres, I
believe the redevelopment needs to consider setting a target (approx.
10 stores) for the number of low cost, non-franchised/privately owned
restaurants around 150 sq meters providing seated meals for <$12. If
these lower budget options are not provided somewhere in North Sydney,
the majority of the 70,000 workers will never consider staying in
North Sydney for dinner.

* With the large number of residential developments recently commenced
or completely around North Sydney, the majority of these residents
will continue to travel to Chatswood or the CBD due to the price point
/ offering mentioned above.

3 - There continues to be a lack key retail offerings in North Sydney
that draw a headcount outside of business hours. I believe the
development should aim to encourage these:
* A large chemist with late operating hours (10pm minimum). North
Sydney currently only has 1 chemist, a relatively boutique chemist on
Walker Street with very limited trading hours. A large discount
chemist (e.g. Chemist Warehouse) with late night trading will draw
people to North Sydney and help increase the base headcount outside of
business hours. If it is a convenient chemist on people's commute, it
will also draw adhoc purchases from commuters who will tap on/off at
no extra expense solely to visit the chemist. This type of passenger
movement commonly occurs at Chatswood, Strathfield, Burwood and
Hurstville if commuters don't have a chemist at their local station.

* A large franchised coffee shop. e.g. Max Brenner. Such a premise can
help keep a pleasant crowd within North Sydney late at night.

* One of the 2 major fast food outlets, McDonald's or KFC. Currently
North Sydney is relying on less popular outlets (Hungry Jacks and
Oporto), which have limited trading hours and don't encourage a
greater headcount in the area.

* A budget, non-franchised hair salon. The main demand for this I
believe is the North Sydney tertiary education precinct. Every
tertiary education precinct I'm familiar with (UNSW, Usyd, Macquarie)
all have a budget offering nearby primarily targeting students
(usually by offering $10 cuts).

Overall I believe that increasing the base headcount of people outside
of business hours is a priority if North Sydney is going to change.

see attached letter

see attached previous approval

see attached letter and refer to Sydney Airport letter for previous
approval

Please see attachment

see attached letter

My submission has been uploaded

I have attached a copy of the Wollstonecraft Precinct objection to the
application SSD_ 8874.

I support the objection with the many points mentioned.
The objection outlines the major disadvantages to the North Shore
community.

This appears to be another project being pushed through without
consultation and consideration of the local population.

Dear Director Key Site Assessments

I concur with the sentiments expressed in the recent letter issued by
the Wollstonecraft Precinct regarding the proposal for an oversized
station building. My thoughts are that it should all remain below
ground level

regards
Mike Alborough

Attn:
Director, Key Sites Assessments

I have been notified of the Objections submitted by the Wollstonecraft
Precinct, and I wholeheartedly agree with their objection.

North Sydney, with the ongoing developments here and also in Crows
Nest, will become a high rise space with no increase in green spaces
to accommodate the influx of residential and commercial individuals.

North Sydney could be a thriving community - not only during the
working weekdays - but also during the evenings and weekends. North
Sydney should be able to provide green spaces for the thousands of
people that are expected to be living in the area, along with the
workers who require "space" to take a proper break from their work
environment during the working day.

As per the Wollstonecraft Precinct's submission of objection to the
proposal - I too believe that " significant public open space and some
public cultural facilities as part of
the street level interface" must be a major part of this development.
"Perhaps instead it could also do something specific and creative for
the thousands of school children who will go through this station and
the adjacent streets each day."

Where we reside in North Sydney, we are far enough away from the CBD
of North Sydney, to have a couple of small green spaces (which are
provided by the grounds of the Church of England and the Catholic
Church) and St Leonards Park. (The Park though, is under threat from
the potential Northern Beaches Tunnel work, as it is proposed to be
used as a dumping ground for the excavation work.)

There are many articles on the internet that back the claim that green
spaces improve the environment, general health of people as well as
the value of properties that surround green space.

http://www.who.int/sustainable-development/cities/health-risks/urban-green-space/en/
"Green spaces such as parks and sports fields as well as woods and
natural meadows, wetlands or other ecosystems, represent a fundamental
component of any urban ecosystem. Green urban areas facilitate
physical activity and relaxation, and form a refuge from noise. Trees
produce oxygen, and help filter out harmful air pollution, including
airborne particulate matter. Water spots, from lakes to rivers and
fountains, moderate temperatures.

Urban parks and gardens play a critical role in cooling cities, and
also provide safe routes for walking and cycling for transport
purposes as well as sites for physical activity, social interaction
and for recreation.....
Green spaces also are important to mental health. Having access to
green spaces can reduce health inequalities, improve well-being, and
aid in treatment of mental illness. Some analysis suggests that
physical activity in a natural environment can help remedy mild
depression and reduce physiological stress indicators."

https://www.theguardian.com/cities/2017/feb/20/power-plants-reen-finger-good-for-development

http://www.hphpcentral.com/article/urban-planning-and-the-importance-of-green-space-in-cities-to-human-and-environmental-health
" There are numerous health benefits associated with access to public
open space and parks. Access to vegetated areas such as parks, open
spaces, and playgrounds has been associated with better perceived
general health, reduced stress levels, reduced depression and more."

Please ensure that the Urban Planning of North Sydney includes overly
abundant green spaces. Less than this is not acceptable.

Sincerely
Joanne Ludlow

I strongly object and support the Wollstonecraft Precinct notice
attached.

I adhere to The Wollstonecraft Precinct Committee

see attached letter

This submission is uploaded

I strongly support the Wollstonecraft precinct's response to the proposed
Sydney Metro Victoria Cross Over Station Development (attached)

I strongly support the submission (attached) by the Wollstonecraft
Precinct.

I support in full the Wollstonecraft Precinct uploaded below. The
proposal of a huge building above the station is a huge missed
opportunity to provide more public open space in North Sydney.