1) Development is out of character of the area
a. Proposed height is excessive
i. Height of buildings, by far, exceeds the maximum as stated by the NSW State Government in their planning documents for the adjacent Taverners Hill precinct development
“The leafy, residential and low scale characters south of Parramatta Road in the ‘North Lewisham’ area and north of Parramatta Road between Hathern Street and Lords Roads will be preserved including the pattern of grain, building typology and historic housing character. The established residential character of low scale workers cottages, detached houses and existing property setbacks of the area will be protected and preserved”.
The document further specifies a maximum height of 6 to 8 stories for such density development, in order to keep with the character of the area and in particular, the Catholic complex and old Lewisham hospital at 2B West Street.
From the planning document: “B. Building Heights The recommended maximum building heights are shown in Figure 10.18. The tallest buildings permitted will be located on Upward Street and will be up to 32 metres or 8 storeys to reflect the amendments to the local planning controls that have only recently been approved. A 32 metre height control is also recommended for land on Lords Road that is close to the Marion Light Rail stop and other nearby facilities and services such as Kegworth Public School and Leichhardt Marketplace. Building heights along Parramatta Road, Lords Road west of Tebbutt Street, and the southern end of Tebbutt Street and immediately adjacent to Lewisham rail station range from 17 - 21 metres, or 4 - 6 storeys. These parts of the Precinct are best served by existing or proposed public transport and therefore could be appropriate for some intensification. Low scale heights are recommended throughout the remainder of the Precinct. A maximum of 12 metres is suggested to enable infill uplift up to three storeys in select locations.”
As a final point, 2B West Street is both outside the area the State Government has earmarked for increased density development and precisely the area of historic character the State Government indicated it wished to retain. This development clearly antithetic to the NSW Government’s own planning strategy for this area. The development has the potential to set a dangerous precedent of non compliance with recommendations for any other developments proposed outside and inside the planned development corridors
The NSW department of Planning and environment in its letter to Mecone ref 16/12501 has further highlighted that this development is not within character of the area and states that the proposal is “excessive in relation to both the site and the wider surrounding built environment and should be reviewed to consider a reduction in height as part of the development application process. Particular consideration should be given to the overall height, bulk and scale of the proposed ‘Building 1’ and ‘Building 2’ in order to provide a more appropriate scale”
ii. Impact on local skylines
The local skyline will be significantly impacted by a development of this magnitude, there is no such development of this size within some kilometres of the site. The nearest large development at the old four mill site in Lewisham west is lower in maximum height and is in a natural depression in the landscape. As such the buildings in this development do not dominate the skyline. In contrast the development at 2B West st sits at the apex of a hill and will completely dominate the skyline from many vistas incidentally and deceptively not included in the submitted DA
b. Environment impact on the native bandicoots including the removal of a significant number of trees and plants. 2B West Street is home to a rare enclave of endangered Long Nose Bandicoots in the Inner West, as reported in the scientific paper https://publications.rzsnsw.org.au/doi/pdf/10.7882/FS.2010.032 The Redacted Threatened Species Report specified that: ‘several threatened species have been identified in proximity to the proposal site’. It is difficult to believe that a development of the magnitude of 2B West street would not impact both the habitat and wellbeing of these species. The development further significantly reduces the vegetation on the site further impacting and limiting potential habitat for threatened species.
c. Area is full of art deco and Victorian properties, including the 1930 Bandstand in Petersham Park itself, the gothic St Thomas Church and in itself the existing complex is an historic Catholic complex with beautiful churches and sympathic low rise developments.
The existing block is a historic complex of Catholic buildings across the road from an historic park. The existing block contains two beautiful churches, charming gardens and other lovely details including marble statues and fountain). The statement from the Redacted Heritage Impact statement that ‘The visual impact on the Park will be limited and there is currently medium density development close to the Park’ which is at odds with the fact there is no development within the vicinity that is any larger than 6 stories, with overwhelming heights of 2 stories, whereas development will be directly opposite the park and be an imposing structure in the skyline. It is evident that such a proposed structure on the site would have major impact on the local architecture styles and general feel.
2) Impact of reflected sound
The impact of reflected sound from these enormous structures on Railway Terrace residents, Petersham public school and the School of languages from the train and already overwhelming heavy vehicle traffic on railway terrace and west St, will be significant. It is important to note that this traffic is present for roughly 18 hours a day beginning before 5am. The Noise Intrusion Assessment from the Acoustic Report for Site Compatibility Certificate does not consider the impact on Railway Terrace residents of reflected sound of the trains and heavy vehicles against the 2B west St proposed structure. Such an impact would be significant. It is requested such a Noise Intrusion Assessment be conducted considering Railway Terrace, Petersham Primary School, the NSW School of Languages and other local residents.
3) Development will have a direct impact on my property, it’s views and shadows will be cast on my front yard
The development will completely dominate the skyline, and in some instances will completely block any visible sky, from all front facing windows of most of the dwellings from 7A to 19 Railway terrace and beyond. Shadows will be cast upon our dwelling and several others, as indicated in the shadowing report, which incidentally only shows studies for one day in the year. No information is given regarding the months and surrounding the winter solstice regarding the number of hours each property will be in shadow
4) Impact on local amenities, transport, parking and general traffic
The public amenities, roads, parking and transport in the area are already heavily constrained.
a. Roads: Several bottlenecks already exist in this area and the roads are in poor condition. The entrance to the west St bridge from railway terrace and Gordon St is already heavily grooved and damaged from high levels of traffic. we are concerned about the impact of increased heavy vehicle traffic form this significant construction, and the ongoing effect of the vehicles form the large number of dwellings and weekend visitations
b. Public transport. Public transport in the area is already heavily constrained. As an additional point Lewisham railway station is not an accessible station for those with mobility issues. We are concerned that the amenities will not adequately be able to service the resident aged population, placing further pressure on alternate road based transport
c. Parking: Parking in the area is already heavily constrained, particularly on weekends and weekdays due to transient commuter parking. An enormous aged care facility will place extra burden on parking due to visiting after hours and on weekends.
d. Public amenities: There are limited amenities such as shops, cafes, green space etc in close proximity to the development, and those that exist are already nearing capacity, particularly on weekends. The impact has been recently steadily increasing due to the developments in Lewisham west area and flour mill precinct. We are concerned about the impact of such a sudden and large increase in the number of residents on local amenities
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