Illawarra Apartments P/L, Shop 1, 454-458 Liverpool Rd, Strathfield South, 2136  NSW, made the following submission on the project:

Revised Sydenham to Bankstown Corridor Urban Renewal Corridor Strategy





30 August 2017


Ann-Maree Carruthers
Department of Planning and Environment
320 Pitt Street
Sydney NSW 2000

Dear Ann-Maree

DRAFT SYDENHAM TO BANKSTOWN URBAN RENEWAL CORRIDOR STRATEGY
13-17 WARBURTON STREET, MARRICKVILLE

We thank you for the opportunity to comment on the revised Draft Sydenham to Bankstown Urban Renewal Corridor Strategy (the draft Strategy). This submission has been prepared on behalf of Illawarra Apartments Pty Ltd, in respect of 13-17 Warburton Street, Marrickville (the site) and is to be read in conjunction with the attached urban design analysis undertaken by GMU dated 22 August 2017.

The site in question is approximately 1,100m2 in area and is located on the northern side of Warburton Street in easy walking distance to the new Metro Station and the mainstreet of Marrickville. Under the 2015 draft strategy the site was nominated as being within the ‘High rise and mixed use’ area. The revised draft Strategy has substantially downgraded the site to ‘Medium rise housing’ ie - 5 storeys. We believe that this downgrading has partly arisen due to uncertainty around potential heritage listing of properties to the south of the site (2-12 Warbuton Street). Moreover, the independant GMU urban design analysis reccomends that the site can accommodate a height of 9-12 storeys without impacting on McNeilly Park or the overall Marrickville town centre. This is addressed in more detail below.


Uncertainty around heritage listing of 2-12 Warburton Street

As you are aware, in mid 2015, the then Marrickville Council resolved to prepare and submit a planning proposal that included the proposed heritage listing of 2-12 Warburton Street. This planning proposal was publicly exhibited in mid-2016. The potential heritage listing would have had an influence on the recommendations of the Conybeare Morrison (CM+) peer review of the draft Corridor Strategy and we believe that the site may have been negatively penalised in this regard. Subsequently, both the Council’s and Department’s later heritage reviews found that the heritage listing of 2-12 Warburton Street was not warranted.


Interface with McNeilly Park

We understand that the Department engaged Tyrrell Studio to undertake a more detailed architectural review of the draft strategy. Tyrrell identified the land around McNeilly Park (including the site) as a key opportunity site. They also recommend future building heights around the park should be consistent with ground level dwellings addressing the park. This is reflected by the revised draft Strategy, proposing a medium rise housing designation for blocks along the southern and eastern interface of McNeilly Park. The built form typology description outlines that heights within the Medium rise housing areas is limited to a maximum of five (5) storeys.

In principle, this is supported to create a consistent street wall height surrounding McNeilly Park. However, there is opportunity to accommodate additional height on the site while maintaining a five (5) storey interface and protecting the amenity of McNeilly Park. This is addressed in more detail below.


Urban design justification

GMU has undertaken an urban design analysis of the site and surrounding context to analyse the impact of increased height on the site. This can be found within Attachment 1.
At a Precinct-scale, the GMU analysis highlights a disconnect in the distribution of density within the Marrickville Station Precinct. The application of High rise and/or mixed use has been typically applied within a 200-metre catchment from the existing Marrickville Station entrance. This is consistent for the north-west, north-east and south-east quadrants around the station entrance. However, the draft Strategy has not designated areas for High rise and/or mixed use within the south-west quadrant. By allowing for High rise and/or mixed use on the site, this will achieve a consistent and coherent allocation of density, focused around the station.

Furthermore, extensive overshadowing analysis was undertaken for two options consisting of a 12-storey built form. This was used to assess the potential amenity impacts from increased height on the site. Both options applied the following design recommendations for the site:

, Maximum 12-storey developments to the eastern part of the site followed by 5 storey built form to the west.
, Appropriate transition to McNeilly Park to maintain a unified street wall and height around the park.
, Provide appropriate setbacks to the proposed built form closer to the existing trees to respond and preserve the local landscape character.
, Provide 2-3 storey street wall height to maintain a human scale development along Warburton Street.

The analysis illustrates that the above design recommendations for both options can be achieved on the site without any overshadowing impacts on McNeilly Park and minimal overshadowing to the proposed plaza on Station Street at 3pm. Therefore, it is considered that the site can accommodate a height of 9-12 storeys without impacting on the amenity of McNeilly Park or the overall Marrickville town centre.


Conclusion

In summary, the GMU urban design analysis illustrates that a 12-storey built form can be achieved on the site through two options, without significant impact on amenity. Both options also provide an appropriate transition in height to 5 storeys to maintain a unified street wall and height around McNeilly Park and appropriate setbacks to respond existing trees and preserve the local landscape character. This will also achieve a consistent and coherent allocation of density, focused around Marrickville station.

Given the above, it is recommended that DP&E designate the site for High rise and/or mixed use (9-12 storeys), while retaining a portion of the site for Medium rise housing to the along the western edge to maintain a 5-storey street wall at the interface of McNeilly Park. An alteration to the current draft strategy in accordance with the GMU’s urban design study will ensure appropriate development takes place and the objectives of the Sydenham to Bankstown Urban Renewal Corridor are realised.



Should you have any queries about this matter, please do not hesitate to contact me on 0410599527 or mcorn@mkaconsulting.com.au

Yours Sincerely,





On behalf of,
Mitchell Corn
Director
MKA Consulting Pty Limited